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Home My WebLink About10-18-07 PC e-packet CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE October 18, 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- [email protected]. 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 PaQers 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. c\J't\\ s~~ p. C3 4If'! '''''~ ~..,~:'S. _,,_L '.rk o _ ... .~'". . . () >. ~~ ::!Il"- t 111",:1 H~' ..1;111" ~ O~.~;O ~~W" ~0;7 0<1i;-~~~ PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE October 18, 2007 Time 7:30 P.M. CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Park & Fly - Use Permit Mod. Park N Fly/Owner Park N Fly/Applicant 101 Terminal Ct P06-0064: UPM06-0004, PUD07-0002 , SIGNS07-0045 & DROG-0050 (Continue to November 1, 2007) Commercial Planned Unit Development Permit allowing 20,500 square feet of off-site landscaping on an abutting portion of US Highway 101 in addition to providing 17,776 square feet of on-site landscaping in-lieu of providing all of the minimum required on-site landscaping; Use Permit and Design Review allowing an existing commercial parking facility with a total of 1,232 parking spaces in an open at-grade on-site parking lot to add new one-story parking carport canopies covering 596 parking spaces equaling an area of 91 ,044 square feet, a new one-story 1,632 square foot office building, a new 20 foot tall 140 square foot entry canopy, and new on- site and off-site landscaping, including the project frontage within a portion of US Highway 101; Type C Sign Permit allowing three flag poles 35 feet in height located at Address: 101 Terminal Court (APN 015-113-240) in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32,20.81.20.84 & 20.85. 2. Parc Place HOA Quality Management, LLC/applicant SSF Parc Place HOAlowner Corner N. Canal & Orange Ave P07-0090: Signs07-0033 Type "C" Sign Permit to allow a new monument sign to be installed in the common area at the corner of N. Canal and Orange Avenue for the Pare Place Subdivision in the Medium Density Residential (R-2-H) Zone District in accordance with SSFMC Chapters 20.18 & 20.86. Planning Commission Agenda - Cont'd October 18, 2007 Page 3 of 4 PUBLIC HEARING 3. New Single Family Residence Javier & Elvira Valencia/Owner Javier & Elvira Valencia/Applicant 648 Commercial Ave. PUD07-0001 (Continued from September 20, 2007) Planned Unit Development application to allow the construction of a new single-family house on a 7,000 square-foot lot located at 648 Commercial Avenue, with a 9'4" front yard setback within the R-3 Multiple Family Zone District (R-3) in accordance with SSFMC Sections 20.20 & 20.84. 4. Luminous Day Spa Alice Kwong/Owner Dee Scharff/Applicant 204 Grand Ave P07-0107: UP07-0018 Use Permit to allow Massage Therapy at Luminous Day Spa at 204 Grand Avenue in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 10.16,20.26 & 20.81 5. Access Properties, LLC/applicant Penna, John Rlowner 435 Grand Ave P07-0093: AP07-0002 Appeal of the Chief Planner's determination to disallow an outpatient medical surgery center at 435 Grand Avenue due to inconsistency with the General Plan in accordance with SSFMC chapter 20.90. ADMINISTRATIVE BUSINESS 6. Fumio Suda/applicant Timmy Kan/owner 390 Swift Ave. #10 P05-0041: UP05-0013 6 Month Review - Use Permit to allow a seafood processing business to operate in a 5,512 sq. ft. tenant space in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.32 and 20.81. 7. Study Session Founders Research Center III (FRC III) GENENTECH INC/applicant GENENTECH INC/owner 330 Point San Bruno Blvd P07-0091: UP07-0015 & DR07-0057 Study Session to discuss a new five story, 275,000-square-foot research and development building (FRC III) located at 330 Point San Bruno Boulevard. s:\Agell\,oI~s\PL~II\,v\"V\.g GOV1.CV1.C,ss'oV\.\::2007\:W-H?-07 RPG AgeV\.oI~.oIoc Planning Commission Agenda - Cont'd October 18, 2007 Page 4 of 4 ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT ~~ S Kalki Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting November 1, 2007, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/plannina/aaenda minutes.asp or via http://weblink.ssf.net SK/bla s:\AgeV\.oI~s\Pl~v\'v\"V\.g GOV\.CV\.C'SS'OV\.\200:r\1.O-1.2-0:r RPG AgeV\.oI~.oIoe Planning Commission Staff Report DATE: October 18, 2007 TO: Planning Commission SUBJECT: 1. Commercial Planned Unit Development Permit allowing 20,500 square feet of off- site landscaping on an abutting portion of US Highway 101 in addition to providing 17,776 square feet of on-site landscaping in-lieu of providing all of the minimum required on-site landscaping. 2. Use Permit and Design Review allowing an existing commercial parking facility with a total of 1,232 parking spaces in an open at-grade on-site parking lot to add new one-story parking carport canopies covering 596 parking spaces equaling an area of 91,044 square feet, a new one-story 1,632 square foot office building, a new 20 foot tall 140 square foot entry canopy, and new on-site and off-site landscaping, including the project frontage within a portion of US Highway 101. 3. Type C Sign Permit allowing a master sign program consisting of an existing double faced pylon sign, an existing single faced monument sign, a new canopy entrance fayade sign and three new flag poles 35 feet in height with a combined area exceeding 1 00 square feet. Address & Zoning: 101 Terminal Court (APN 015-113-240) in the Planned Industrial (P-I) Zone District. SSFMC Chapters: 20.32,20.78,20.81,20.76,20.84 & 20.85. Owner & Applicant: Park N' Fly, Inc. Case No.: P06-0064 (PUD07-0002, UPM06-0004, SIGNS07-0045 & DR06-0050) RECOMMENDATION: That the Planning Commission continue the matter to the meeting of November 1, 2007. BACKGROUND/DISCUSSION: The applicant has requested a continuance in order that the out-of-state corporate representatives may attend the meeting. Attachment: Applicant's Letter LOUIS ARATA PAGE 1311131 113/10/20137 11: 02 650-592-5309 .' JL o U IS ~ La Cruz Avenue A at EI Camino t t I I 10 Mlllbrae, California 94030 A (650) 692-0927 rato. CIVIL. ENQINE:ER AND SURV~YOR Fax: (650) 692.5309 October 9, 2007 FAX: (650) 829-6639 Steve Carlson Planning Department City of South San Francisco P.O. Box 711 South San Francisco, CA 94080 Re: Park 'N Fly 101 Terminal Way So. San Francisco, Calif. Our Job No. 4966-3.2 Dear Mr. Carlson, As we discussed this morning, because the architect and the representative for Park 'N Fly and are coming out from Tennessee and Georgia they need more time to organize everything. We are requesting that you move the Park 'N Fly project from the October 18, 2007 Planning Commission meetin.g agenda to the November 1, 2007 Planning Commission meeting agenda. Thank you. Very truly yours, J;o.~C1 ,Wnh ~ Louis A. Arata \}J ~~ LAA :dthk C: John Kennedy, FAX: (170) 464-3446 Planning Commission Staff Report DA TE: October 18,2007 TO: Planning Commission SUBJECT: Parc Place Sign - Type C Sign to allow a new monument sign to be installed in the common area at the corner of N. Canal and Orange Avenue for the Parc Place Subdivision in the Medium Density Residential (R-2-H) Zone District in accordance with SSFMC Chapters 20.18 & 20.86. Property Owner: Pare Place of South San Francisco Homeowners Association Carol Mitchell, HOA Quality Management, LLC P07-0090,SIGNS07-0033 Applicant: Case Nos.: RECOMMENDA TION: It is recommended that the Planning Commission approve application P07 -0090 for Type C Sign Permit SIGNS07-0033 based on the attached findings and subject to the attached Conditions of Approval. BACKGROUND/DISCDSSION: Project Description: The applicant proposes to construct a monument sign in the Pare Place Subdivision's common area at the north east comer of Orange and North Canal A venues. The proposed sign is a nonillurninated stucco monument with stud mounted 1/4" thick individual metal letters. The sign would stand 3' tall by 10' wide, with 14" tall letters. The stucco monument is proposed to be finished in a light beige color with gold anodized letters. Upgrades to the landscaping around the sign are also proposed, including new Hopseed bushes and red carpet roses to frame the sign. General Plan Consistency The project site is designated "Medium Density Residential" by the General Plan, and is located in the "Orange Park" planning sub-area. General Plan Guiding Policy 3.7-G-1 seeks to "maintain the location and distribution of uses in the Orange Park neighborhood. . . " The proposal to install a sign to identify the Pare Place residential subdivision substantially conforms to this General Plan policy, since the sign is proposed to serve an established residential neighborhood. Staff Report To: Planning Commission Subject: Parc Place Monument Sign October 18, 2007 Page 2 of 5 Zoning Consistency Signs SSFMC Section 20.76 generally prescribes standards and regulations for signs, predominately for those located on commercial property. While residential subdivision identification signs are not directly addressed by the ordinance, SSFMC 20.76.170 states that "unique signing requirements" not otherwise permitted by the sign ordinance shall require a Type C Sign Permit. The applicant states in the attached narrative that the Parc Place Homeowners Association Board believes that the proposed monument sign will add value to their properties by allowing for better identification of the neighborhood. Other neighborhoods with similar signage exist in the City at Promenade and Chestnut Estates, thus approval of the application would not represent a grant of special privilege. Design Review The Design Review Board evaluated the applicant's proposal at their meeting of September 18, 2007. The Board was generally pleased with the design of the sign, and provided the following comments: 1. Install a separate valve for the irrigation system for the annual plants that will be installed near the sign. Design irrigtation for the annuals which will not overspray onto the sign, to improve the longevity of the sign an reduce the amount of water that will be applied to the area. 2. Relocate the roses which extend forward of the sign on each end "back" toward the existing wall to allow better growth that will not require constant pruning while avoiding blockage of the sign. These comments have been incorporated into the Recommended Conditions of Approval, attached. Environmental Review The proposed project has been determined to be categorically exempt from environmental review under the provisions of CEQA (Class 1, Section 15301: Minor alteration to existing facilities). CONCLUSION/RECOMMENDA TION: The proposed monument sign is consistent with the City's General Plan and Zoning Ordinance. Consequently, staff recommends that the Planning Commission approve Type C Sign Permit Staff Report To: Planning Commission Subject: Parc Place Monument Sign October 18, 2007 Page 3 of 5 SIGNS07-0033 based on the attached Findings and subject to the attached Conditions of Approval. ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval DRB Minutes, September 18, 2007 Applicant Narrative Plans & Site Photographs DRAFT FINDINGS OF APPROVAL TYPE C SIGN PERMIT APPLICATION P07-0090 PARC PLACE HOMEOWNERS ASSOCIATION ORANGE & NORTH CANAL A VENUES (As recommended by City Staff on October 18, 2007) As required by the "Sign Permit Procedures~' (SSFMC Chapter 20.86), the following findings are made in approval of Sign Permit Application SIGNS 07 -0033 allowing a new monument sign to be installed in the common area at the corner of N. Canal and Orange Avenues for the Pare Place Subdivision in the Medium Density Residential (R-2-H) Zone District in accordance with SSFMC Chapters 20.18 & 20.86., 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 submitted in association with P07 -0090; Planning Commission Staff Report dated October 18,2007; and Planning Commission meeting of October 18, 2007: 1. The proposed monument sign substantially complies with the sign standards set forth in Section 20.76.150 applicable to freestanding monument signs. The plans have been reviewed by Engineering Division staff for traffic visibility considerations in fulfillment of Section 20.76.150 (3).. 2. The proposed sign's size, materials, colors and graphic style are in keeping with the visual character of the area. The stucco finish is typical of homes and fences around the project site, and the curved face of the sign is complementary to the existing curved sidewalk and curb configuration. The 1;4" thick stud- mounted aluminum letters are representative of high quality sign design. 3. The sign is readable due to contrasting 14" tall letters and the curved face enhances visibility from important vantage points along Orange and North Canal Avenues. 4. The proposed sign has been designed in consideration of the existing fence and landscaping at the site. The proposed scale, colors, materials and graphic style are compatible with the existing context. 5. The sign has been reviewed and approved by the Design Review Board, with comments of the Board incorporated into the design via inclusion in the Recommended Conditions of Approval 6. The applicant has demonstrated that special circumstances apply that merit consideration of a monument sign for neighborhood identification and enhancement. RECOMMENDED CONDITIONS OF APPROVAL TYPE C SIGN PERMIT APPLICATION P07-0090 PARe PLACE HOMEOWNERS ASSOCIATION ORANGE & NORTH CANAL AVENUES (As recommended by City Staff on October 18, 2007) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's "Standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects" as revised February 1999. 2. The project shall be completed and operated substantially as indicated in the plans associated with application P07-0090, prepared by Marketshare, Inc. and Thomas Baak & Associates, LLP and dated May 16, 2007 and July 24,2007, respectively, except as otherwise modified herein. 3. A separate valve for the irrigation system for the annual plants shall be installed near the sign. Irrigtation for the annuals shall be configured to avoid overspray onto the sign, to improve the longevity of the sign and reduce the amount of water that will be applied to the area. 4. The plans shall be revised to relocate the roses which extend forward of the sign on each end to an area closer to the existing wall to allow better growth that will not require constant pruning while avoiding blockage of the sign. (Planning Division: Chad rick Smalley, Associate Planner, (650) 877-8353, Fax (650) 829-6639) The Board had the following comments: 1. Shorten the sign height to a maximum of 3 feet. 2. Use a more neutral dark accent color for the trims on the parapet. 3. Move the sign to the right to correspond with the location of the bank's tenant space, and to avoid the existing street tree. 4. Install a sign on the tile area (use 4" high individual letters) in English to help pedestrians identify the business. 5. Consider resurfacing the front of the tenant space to correspond to the color pallate used on the rest of the building. 6. Consider using a more neutral color for the sign background, to improve coordination with the color pallate used on the building. Recommend approval with conditions. 3. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRI PTION Carol Mitchell Carol Mitchell Corner N. Canal & Orange Ave P07-G090 & Signs07-0033 Type IICII Sign Permit - Pare Place (Case Planner: Chad Smalley) Type IICU Sign Permit to allow a new monument sign in excess of 100 sq ft to be installed in the common area at the corner of N. Canal and Orange Avenue for the Parc Place Subdivision in the Medium Density Residential (R-2- H) Zone District in accordance with SSFMC Chapters 20.18 & 20.86. The Board had the following comments: 1. Install a separate valve for the irrigation system for the annual plants that will be installed near the sign. Design irrigtation for the annuals which will not overspray onto the sign, to improve the longevity of the sign and reduce the amount of water that will be applied to the area. 2. Relocate the roses which extend forward of the sign on each end "back" toward the existing wall to allow better growth that will not require constant pruning while avoiding blockage of the sign. Recommend approval with conditions. 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Azar, Naifeh & Shibli S Mark Bucciarelli, AlA 144 Country Club Dr P07-0084 & OR07-00S3 New Recreation Room w/site improvements (Case Planner: Gerry Beaudin) Design Review of a new recreation room and site improvements at an apartment complex in the Multi-Family Residential (R-3-L) Zoning District in accordance with SSFMC Chapters 20.20 & 20.85 PARCPLACE OF SOUTH SAN FRANCISCO HOMEOWNERS ASSOCIA TION c/o HOA Quality Management, LLC P. O. Box 269 Oakley, CA 94561 (925) 625-1518 Fax (925) 625-1583 [email protected] August 27, 2007 City of South San Francisco Design Review Board P.O. Box 711 South San Francisco, CA 94083 To Whom It May Concern: The Board of Directors of ParcPlace of South San Francisco Homeowners Association (ParcPlace) is hereby requesting your approval of a new marquee sign to be placed at the front corner of their community at the corner of Orange Avenue & No. Canal Street. (Please refer to the enclosed site map.) Ever since the project, consisting of 153 single family homes, was built by SummerHill Homes back in 1999, they have not had a sign that designates their community as most other common interest developments have. The Board believes that the proposed high-quality, tastefully designed sign (design plan enclosed) will add value to their property and call attention to the fact that ParcPlace exists in this location. The ParcPlace logo on the sign is the original logo used by the builder, SummerHill Homes, on all of the promotional literature when the community was first built. The corner where the sign is to be located has only some basic common area landscaping in it at this time. When the new sign is installed, there will be very nice, new landscaping installed around the sign, making it that much more beautiful to passers by. This will not only benefit the community, but will also make a nice statement for the City in this high-profile location. The only Uneighbors" to this corner are Orange Park across Orange Avenue and the flood canal across No. Canal Street. Thus, there are no individual homes impacted whatsoever. Photos are enclosed for your reference. The first photo shows the location of the sign and was taken from directly across the street (diagonally, like the sign will be faced). The second photo is taken from the sign location looking back at the spot where the first photo was taken. The third photo is taken from across Orange Avenue looking toward the sign location, and the fourth photo is taken from the sign location looking back across Orange Avenue. The fifth photo is taken from across No. Canal Street looking toward the sign location, and the sixth photo is taken from the sign location looking back across No. Canal Street. The seventh photo is taken from across Orange Avenue looking down No. Canal Street with the sign location shown on the left side of the photo and the flood canal shown on the right. The eighth and final photo is taken from the common area on No. Canal Street looking toward Orange Avenue toward where the sign will be at the corner (at the end of the wall in the photo). The Association has invested a significant amount of funds in this project already, because they feel strongly that this sign will be an asset to the community and will add some prestige to this very nice neighborhood. They sincerely hope you will agree with their judgment and approve this sign. Sincerely Yours, C~ Ifl~ Carol Mitchell CIO Manager BY DIRECTION OF THE BOARD OF DIRECTORS cc: Board of Directors C'\) I ~j 0 00 0 C"l \D 00 0 N \.D 00 0 \D CO \D \D tr'I \0 \D \D \D t'-..... '-"- ['... ['... 00 00 00 lr\ '-" 0 Idlewood Drive \D 0'\ N " I " 0 V\ \D ,......., en tr\ C'<l tr\ '-"- 0\ C'(') \f\ 0\ ,.........j co \D \D \D t'---. ~ t'-.." r-....- 00 00 co ,.........j \D N) C'\) \D l'-.. ("'(") 00 ,.........j N) ("(') \f\ \D 00 \0 co N \D \D \D t'---. t'-.." 00 00 V\ N C'\) \f'\ J ,.....-f ('(J C'(') \.f\ ~ \D Bay Court 0\ Q.) N > l'-.. (~ ,;5 If''\ ,......., C'(') ['-... 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'..9e> w > <[ W 1'J Z <[ t::}:: D 0 S\ W J: ~, C (\ \'-\ (\ L- t>~ !!:l<( Z Ow O::w <( I~:; J:...J ....J ~~~ 0... SZ~ Z wQo ZCI)0 0 i== <( 0 0 -I Z (9 w (f) > <[ W 1'J Z <[ Ck:: 0 ~. I- D ~ ~~ i:i ~ ~~ ~~ ~ ~~ ~ ~ Li J:r:l ~ 0 U '" ifJ U E2 P-. ~ ~ o ~ ti ..J UJ~ .e S .el'O l[ *~ Ii Planning Commission Staff Report DATE: October 18, 2007 TO: Planning Commission SUBJECT: 648 Commercial Avenue - Planned Unit Development application to allow the construction of a new single-family house on a 7,000 square-foot lot located at 648 Commercial Avenue, with a 9' 4" front yard setback within the R-3 Multiple Family Zone District (R-3) in accordance with SSFMC Sections 20.20 & 20.84. Owner/Contractor: Javier Valencia Architect: Mark Bucciarelli Case Nos.: P03-0004 & PUD07-0001 RECOMMENDATION: It is recommended that the Planning Commission approve Planned Unit Development (PUD) application P03-0004: PUD07-0001 based on the attached draft Findings and subject to the attached draft Conditions of Approval. I BACKGROUND: The owner/contractor of the new house being constructed at 648 Commercial Avenue has been I issued a stop work order for his project. This occurred after City staff investigated concerns voiced by a neighbor. During the initial investigation staff discovered that the previous project architect incorrectly identified the location of the front property line as located at the edge of the sidewalk rather than five feet inward. The result is a structure that is too close to the property line. I As the investigation continued, staff met with the owner and asked direct questions about where the additional five feet of development was on the property. Eventually it was determined that during construction of the house the owner/contractor added the additional five linear feet to the entire three-story structure, resulting in a house that is approximately 600 square feet larger than originally approved and that is too close to the property line. The Planned Unit Development (PUD) process has been put forward as a planning tool that the Planning Commission can consider using to approve the house as it has been constructed or subject to modification. Staffs objective with this application is to address the concerns of neighbors, the owner, and the City. The neighbors are concerned about the amount of development on the property as well as the substandard front yard setback. The owner is concern about the cost associated with the delays Planned Unit Development P03-0004: PUD07-0001 648 Commercial Avenue Page 2 of 5 and the possible costs associated with moving the steel framing supporting the house. The owner also firmly believes that the City is responsible for the error, despite the fact that his designer incorrectly presented information on the plan. Letters from the applicant, which discuss the cost associated with any changes to the steel framing that has been completed on the front of the house, have been attached to the staff report. Additionally, attached is a packet of information provided by a neighbor, Ms. Rita Fontana. The applicant has proposed several changes and staff is recommending additional changes that could allow the project to meet the required Findings for a Planned Unit Development application. DISCUSSION: Site Description 648 Commercial Avenue is located on the north side of the street, mid-block between Orange A venue and Magnolia A venue. The site area is 7,000 square feet, and the site slopes from north to south. There is an existing single-family house located in the northeast corner of the property, fronting Second Lane. The northwest corner of the property has an existing garage/storage building. Project Description The current application is for a new three-story single-family house fronting the southern property line (facing Commercial Avenue). The new house includes five bedrooms, five bathrooms, an indoor swimming pool, and a three car garage. The project was reviewed by the Design Review Board and approved by the City in March of 2003. A building permit was issued for the project in February of2006. Setback Error The location and size of the new house facing Commercial Avenue came into question in late August, 2007 when a neighbor questioned the size of the structure. Closer investigation revealed an error in the plans that resulted in a substandard front yard setback. The property line location was incorrectly identified. The originally approved plans were drawn showing the property line and the back of sidewalk at the same location. This does not account for the 5'8" public right-of-way distance between the back of sidewalk and the property line. The result of this error is a project with steel frame built 9'4" from the front property line. The front yard setback is further reduced on the second story, where a bay window is proposed, which bows out and reduces the front yard setback to 6'7" on the second story. Additional Square Footage During the construction process, the owner incorporated the additional five linear feet to each of the three floors of the house. This resulted in approximately 200 additional square feet of floor area per floor or approximately 600 square feet of total floor area. Planned Unit Development P03-0004: PUD07-0001 648 Commercial Avenue Page 3 of 5 Prior to the addition of the floor area, the site and project met the General Plan requirement for a maximum floor area ratio of 1.25 - 8,750 square feet of floor area is permitted for the entire 7,000-square-foot site. By incorporating the additional floor area into the design during the construction process, the site now exceeds the allowable floor area by 592 square feet. During meetings with staff, the owner/contractor was advised that the floor area must be revised to comply with the maximum allowable FAR identified in the City's General Plan, since General Plan consistency is a required Finding for a PUD application. Staff Direction to the Owner/Contractor At that time, staff also strongly recommended that the applicant reduce the floor area of the new house particularly at the Commercial Avenue elevation, since it was not approved floor area for the subject structure, and since the reduction in floor area could help reduce the visual impact of the substandard front yard setback, in relation to the neighboring houses. These elements are important to substantiate the 'neighborhood compatibility' Finding required for a PUD. Inadequate Plans & Information The current project architect, who is not the original designer, was not able to provide complete revised floor plans or revised elevations in time for the public hearing. Therefore, the plans attached to the staff report offer a conceptual look at the portions of the house that are closest to Commercial Avenue. Staff is concerned by the fact that we have still not been made aware of where in the house the additional five linear feet (approximately 200 square feet) were included. Further, during staffs investigation of the project, a number of differences in the window sizes and locations have also been identified. This information has not been presented at this time for reVIew. Planning Division Condition of Approval #3, 4, & 5 have been included to ensure that staff has complete "as-built" plans as well as the required changes addressed below, prior to the work re- starting on this project. RECOMMENDED CHANGES: The revised plans, dated October 11,2007 indicate that the majority of the floor area reduction will be completed at the rear of the property, essentially reducing the size of the storage building by removing the entire second story and a portion of the first story storage area The floor area reduction proposed meets the maximum floor area ratio set out in the General Plan, but in staff s opinion the new structure has not been modified in a manner that significantly reduces the visual impact of the substandard front yard setback. Landscape & Design Modifications Recommended by Staff City staff have reviewed the plans and determined that, at a minimum, the following design Planned Unit Development P03-0004: PUD07-0001 648 Commercial A venue Page 4 of 5 modifications, included as Planning Division Conditions of Approval #6, 7, 8, 9, & 10 must be completed in order to make the required Findings for a Planned Unit Development (PUD). The required Findings state that the proposed building must be physically suitable for the site and compatible with surrounding structures. Front Yard Landscape/Curb Cut The current project architect has provided a conceptual landscape plan, however staff recommends that prior to the re-issuance of a building permit for the project the applicant must submit a revised final landscape plan and site plan. The landscape plan must show the planting species, size, and the irrigation plan. The plan for the front yard must also be modified to include a curb-cut that is no wider than 20- feet. The plan will be reviewed and, if satisfactory, approved by the Chief Planner. The landscape plan should be completed with the goal of minimizing the visual impact of the substandard front yard setback. The site plan, including the driveway location, width, and function, must meet all City standards and regulations. Building Design Modifications To minimize the visual impact of the substandard setback in relation to neighboring structures, the applicant shall revise the drawings so that the bay window shown on the front elevation on the second story does not project past the steel framing. This will result in a 9' 4" front yard setback, rather than a 6'7" front yard setback that is proposed with the bowed bay window that is proposed. This modification will make the front projection on the house more consistent with projecting elements (i.e. decks) on neighboring structures. It will also minimize the impact of the substandard setback without requiring any modification to the steel structure, which would be costly. Similarly, staff recommends that the balconies proposed on the front elevation of the second story be reduced to a depth of not more than 24-inches from the south wall of the house. A roof element could be incorporated where the balconies are proposed, which will further minimize the visual impact of the substandard front yard setback. To ensure that the size of the house is physically suitable for the site, and to minimize the impact of the additional square footage added to the house during construction, staff recommends that the applicant setback the front wall of the third floor by a minimum of three feet, resulting in a reduction in the depth of the master bedroom, a clerestory open space, and bedroom #5. The master bedroom would maintain a minimum depth of 14' 4" and bedroom #5 would maintain a minimum depth of 9' 10". Since the roof is already constructed, staff will work with the applicant to incorporate smaller roof elements where the depth of the rooms is reduced. The roof support posts can be left in place, which will not required the owner/contractor to modify the existing roof structure. This change would also not alter the steel structure. Subject to the three design changes proposed above and a revised front yard landscape plan, and in conjunction with the changes proposed by the applicant, staff has drafted the attached findings in support of the proposed PUD for the Planning Commission's consideration. Planned Unit Development P03-0004: PUD07-0001 648 Commercial A venue Page 5 of 5 General Plan Consistency & Zonine: The General Plan designation for the subject site is "Downtown Medium Density Residential" which permits a full range of housing types. The zoning for the site is Multiple Family Residential (R-3). Aside from the front yard setback, the house is consistent with the Zoning Code Regulations. After the floor area reductions proposed with this application are implemented, the site will be at the maximum allowable FAR for the property. Staff supports the PUD at this location because, after the design modifications recommended by staff and by the applicant are incorporated, the front yard setback proposed for the new house can be found to be consistent with the development pattern of the abutting and adjacent houses in the section of Commercial Avenue. ENVIRONMENTAL DETERMINATION: The proposed development has been determined to be categorically exempt under the provisions of Section 15303 - Class 3 - (a): New construction or conversion of small structures - up to three single-family residences. CONCLUSION: Staff recommends that the Planning Commission approve application P03-0004: PUD07-0001 for a Planned Unit Development at 648 Commercial A venue based on the attached draft Findings and subject to the attached draft Conditions of Approval. ,~~\ Gerry Beaudin, Associate Planner TMS/ghb Attachments: Draft Findings of Approval Draft Conditions of Approval Letters from the Applicant - dated September 11, 2007 & September 19, 2007 Letter from Rita Fontana- dated October 11,2007 [Planning Commission Only] Plans, dated October 11, 2007 DRAFT FINDINGS OF APPROVAL P03-0004: PUD07-0001 648 COMMERICIAL AVENUE (As recommended by City Staff October 18, 2007) As required by the "Planned Unit Development Procedures" (SSFMC Chapter 20.84) the following findings are made in support of approving a Planned Unit Development at 648 Commercial Avenue, including a reduced front yard setback, in the R-3 Multiple Family Zone District in accordance with SSFMC Chapter 20.84 subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to the plans prepared by Baukunst Architecture with a date of October 11,2007; Planning Commission staff report, dated October 18,2007; and Planning Commission meeting of October 18,2007: 1. Physical Suitability of the Site - The subject site is physically suitable for the type and intensity of the land uses being proposed. The applicant is proposing a second residential dwelling unit on a site that is zoned for multi-family. Further, as the project has been conditioned, including all of the design modifications discussed in the staff report, would be compatible with other structures in the neighborhood. 2. Exceptions from General Development Standards - The 5'8" front yard setback encroachment can be supported based on the following: a. A PUD that is of a superior quality which offsets any adverse impacts of the requested exception from the general development standards, and b. The exception will not be unreasonably detrimental to the health, safety, welfare, comfort or convenience of persons working or residing in the vicinity of the property. The front yard will be enhanced with a landscape plan that is to be reviewed and approved by the Chief Planner. In addition, design modifications proposed by the applicant and by staff will minimize the impact of the reduced front yard setback on surrounding properties. 3. General Plan Conformity - Section 20.84.110 of the Zoning Ordinance identifies the circumstances under which the Planning Commission may approve a Planned Unit Development application. This application meets those criteria; however, the Planning Commission must find that the PUD project is consistent with the General Plan. The floor area reductions proposed by the applicant result in a project that does not exceed the floor area ratio (FAR) identified in the General Plan. Therefore, the project, as modified in the conditions of approval, is consistent with the General Plan. * * * DRAFT CONDITIONS OF APPROVAL P03-0004: PUD07-0001 648 COMMERICIAL AVENUE (As recommended by City Staff October 18, 2007) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial, Industrial and Multi-family Residential Projects. 2. The project shall be completed substantially as indicated in the plans prepared by Baukunst Architecture, dated October 11, 2007 and as modified with the following conditions. 3. Prior to the re-issuance of a building permit for the project, the applicant shall provide new construction plans, including floor plans for staffs review. The recommendations and conditions put forward in the staff report are based on the current incomplete plans. If there are substantial changes or new issues arise with the "as-built" revised plans, this application shall be re-submitted to the Planning Commission for further review prior to any additional work on the project. 4. Prior to the re-issuance of a building permit for the project, the applicant shall provide new construction plans for the project, to be plan checked by the City. The plans must be compliant with current Code, as well as the conditions of approval attached to the project. Complete floor plans must be submitted as part of this application. The overall floor area ratio (FAR) for the site must not exceed 1.25. 5. Prior to final inspection, the required modifications to the other on-site structures (i.e. the reduction of floor area associated with the storage area) shall be completed and inspected as part of the overall project. The final design of the structure shall be included in the building permit plan check submittal that is required prior to the re-issuance of a building permit for this project. 6. Prior to the re-issuance of a building permit for the project, the applicant shall provide a revised front yard site plan and landscape plan for review and approval by the Chief Planner. The plan must include plant species, plant size, plant location, irrigation system, hardscape location and materials, and a dimensioned curb-cut width. The plans shall be completed by a design professional and shall be completed in compliance with Zoning Ordinance regulations and with the intent of reducing the overall impact of the building's reduced front yard setback. 7. To minimize the impact of the substandard setback, the applicant shall revise the drawings so the bay window shown on front elevation on the second story does not project past the steel framing, resulting in a 9'4" front yard setback, rather than a 6'7" front yard setback. 8. To minimize the impact of the additional square footage added to the house during construction and to minimize the visual impact of the substandard front yard setback, the applicant shall reduce the depth of the second story balconies so that they are not deeper Conditions of Approval P03-0004: PUD07-0001 648 Commercial Avenue Page 2 of 2 than 24-inches from the front (south) wall of the house. 9. To minimize the impact of the additional square footage added to the house during construction and to minimize the visual impact of the substandard front yard setback, the applicant shall setback the front wall of the third floor by a minimum of three feet, resulting in a reduction in the depth of: the master bedroom, a clerestory open space, and bedroom number. The master bedroom could maintain a 14'4" depth and bedroom number 5 could maintain a 9' 10" depth. For structural purposes the roof and its support posts may be left in place and balconies or roof element can be included on the front elevation. 10. All design modifications shall be reviewed and approved by the Chief Planner. At the discretion of the Chief Planner, the design modifications may be subject to review by the City's Design Review Board and Planning Commission. Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353 B. Police Department conditions of approval are as follows: Comment at Plan Check Police Department contact, Lieutenant E. Alan Normandy or Sergeant Jon Kallas (650) 877-8927 C. Building Division conditions of approval are as follows: Comment at Plan Check Building Division contact Jim Kirkman, 650/829-6670 D. Fire Department conditions of approval are as follows: Comment at Plan Check Fire Prevention contact, David Scardigli, 650/829-6645 E. Engineering Division conditions of approval are as follows: Comment at Plan Check Engineering Division contact, Sam Bautista, 650/829-6652 D L'""! r1i\L7lI' 'VJED ~A",.if2! . ~' _ ',' September 11, 2007 SEP 1 2 2007 r'fl} l;<' T"'-T'!'"'N' [" r~ ,-,~'. "~" !'ft.i!~J';l'l"L '~.~~~..!'p:!.)p; ri.., City of South San Francisco: I moved to South San Francisco in my childhood in 1964. It is the city to where I grew up in. When I got married and began searching for a home to purchase, I knew that I wanted to build a future with my family in South San Francisco. My wife and I purchased a home on the 600 block of Commercial A venue. The house was quite the "fixer-upper", but I saw the potential that the property possessed. Since the day I was given the keys to my home, I have had the dream of building a house for my family to grow m. Although I am working on building the home of my dreams, I have been encountering a few bumps along the way. My first encounter with a problem was in the planning process. I hired an architect on referral, who left the plans incomplete while they were in the final revision process, and abandoned the project. It took four revisions, but with the help of Barry Marnmini, I was able to fmalize the blue prints. We later came to fmd that the architect was not registered under the A.LA. During the excavation stage of the project in 2006, fire department members, Chief Dick Dennin and Tom Kearny, requested a red tag on my project for improper shoring. City inspection officials, Jim Kirkman and Barry Mammini, inspected the premises and found the excavation process to be up to code. The inspection officials decided there was no need to red tag the project. Dick Dennin then proceeded to call OSHA to complete an additional inspection on the premises. OSHA came on the grounds and red tagged the project, requesting shoring engineering plans and soil reports. The project remained red tagged for approximately a week and a half while reports were being reviewed. The red tag was released, as plans proved up to code. The process, however, became a setback both, fmancially and with time. I carried on with my construction, and when we reached approximately 90% of completion of framing, I decided to request an extension in the measurement of my driveway. I made my way to the City Planning Department, where Mr. Carlson of the Planning Department informed me that I was in violation of my set-backs at the front of the house, and that the plans were incorrect.. My wife and I met with three city officials, Ms. Susy Kalkins, Mr. Barry Mammini, and Mr. Jim Kirkman, in regards to the violation. The home has been built in accordance with the blueprints that have been inspected and approved by the City of South San Francisco. However, the officials clarified that the plans were, in deed, in violation of South San Francisco building codes. In order for me to comply with city codes, it would be a large fmancial impact for me, with a cost of approximately$200,000. This expense would mean that I would not be able to continue on with my project. Since the discover of this violation, I have hired architect Mark Bucciarelli who was referred to me by Barry Mammini. Our hope is that Mr. Bucciarelli can assist us in collaborating with the City of South San Francisco to work towards making a resolution for both parties. My request to the City of South San Francisco is that they take my situation into close consideration, and take a look at my end of the spectrum. I hope that you can understand the burden this matter is causing my family and me. Because, despite of the bumps on the road, I would still like to continue building a dream home for my family in South San Francisco. Sincerely Yours, SEP 2 "2001 September 19, 2007 City of South San Francisco Planning Department Re: 648 Commercial Avenue Attn: Gerry Beaudin As per your request, I am writing to inform you of the procedure in which I came across my set backs in regards to the construction of my house. When laying the foundation of the home, I measured 12' + between the existing building and new building at the back of the house, 5' at the sides of the house, and 20' off the edge ofthe sidewalk; just as the approved plans showed (Site plan I, Sheet A2.0). At the current stage of my construction, in order to move the building back to comply with correct measurement, it would have an impact cost of approximately $200,000. I am basing that approximation on the cost of moment of frames (structural steel), the mass amount of concrete, rebar, and wood framing. I hope that this information can be of use to you; please feel free to contact me if additional information is needed. Thank you for your time. Sincerely, Javier Valencia H (650) 952-9719 C (415) 716-8422 [email protected] I j October 11, 2007 Mr. & Mrs. Serafino Fontana Rita Fontana 1711 Toledo Ave., Burlingame, CA 94010 Planning Commissioners Re: 648 Commercial Ave, Martins Subdivision of Block 97, South San Francisco, California; parcel 012-232-480; 3-story house presently 5+feet over the property line on Commercial Third Garage Door/Driveway approved though in direct line of a fire hydrant. And Additional windows not included in earlier applications/drawings- Application scheduled to be heard October 18, 2007 OCT 1 2 2001 Gentlepersons: My parents own the property at 654 Commercial A venue. I would like to submit a statement regarding the subject application(s), provide you with information and also relay my parents' concerns about this project and their property. We find it necessary to speak out because of our experiences to date with Mr. Valencia, and his methods of building. My parents have owned this building since the 1970's. The building is well-maintained and cared for. The structure was built by the Brosnan Brothers. These lots are 50" wide and originally they were 25 foot lots. I was told by the Planning Division that the mandatory setback from the property line is 5' on a 50' lot and 3' on a single 25' lot. Mr. Valencia has in effect ignored restrictions of this kind. One example that has affected our property directly, in recent past he built a 2-story structure attached to a one-story garage, the latter was built in the early 1950's. The wall of the 2-story structure is in line with the 1950' s garage. There is no setback from the property line. The wall of this 2-story structure is less than 10" from the base of our fence and the property line. I have been unable to locate any form of permit at the city or county level, authorizing this structure to be built or even describing it. Originally, there was a storage shed behind this one-story garage and 648 also had a fence that paralleled ours. The fence on 648's property was damaged during a storm and the former owner and my father discussed the need to replace it. After Mr. Valencia moved in. He asked my father if he could cut a tree down that was on Second Lane, in the flowerbox because it dropped leaves on his car. He also wanted to pour cement there. My father said that he could cut the tree down is he would replace it with some sort of bush. Mr. Valencia agreed, but never planted anything to replace the tree. In retrospect, that tree appeared to serve as a property line marker. Second example, in connection with the most recent project, the 3-story house facing Commercial, Mr. Valencia made quite an effort, basically to intimidate my parents into believing that their fence was on his property. When asked about setbacks and property lines, Mr. Valencia said that he would continue building until someone stops him. We would hear this phrase again. We discussed hiring a surveyor. Mr. Valencia indicated that he would set that up if we would pay half. The result was that we were provided with a copy of a topography map by Domingues Associates to set points on Mr. Valencia's lot. The map that Mr. Valencia gave to me in no way addressed the property lines between our properties and was not what we had discussed and agreed to pay for half. Mr. Domingues or an employee planted a plain nail in the cement wall on our Commercial Ave side circled in orange paint and placed a wooden stake w/an orange flag, and an orange paint mark in our flower box on Second Lane. Subsequently, we contracted with a local surveyor from Millbrae who has done much work in South San Francisco. Prior to this, a formal survey had never been completed in this particular area of South San Francisco. The closest formal monument was located towards Grand A venue. Our surveyor contacted Mr. Domingues and was told in no uncertain terms that he (Domingues) would not be filing anything with the county or anyone on this matter. I went to the property the same day and the nail on the Commerical Ave side had been broken out of the cement and the orange flag on Second Lane was gone. After placing monuments on the property line, a nail with a metal washer providing license information, our surveyor told us that no part of our fence is on Mr. Valencia's property. I am waiting for finalized documents. I have contacted the Building and Planning Division on quite a few occasions regarding the subject project, from digging stage to present, as well as the less recent 2-story addition. I was exchanging emails and asking for information because my cursory knowledge seemed to conflict with the buildings I was seeing. I went to the San Mateo County Assessor's office in Redwood City as well and obtained a parcel history. The city of South San Francisco and the County of San Mateo have the following information pertaining to permits for this property: The house was initially built in 1907. 1. Permit 3024, dated 4/2/1947 was for some type of "alteration" 2. Permit 5352, dated 10/13/1951 was for repairs 3. Permit 6455, dated 10/6/1951 for a garage. 4, Permit 88588 dated 6/9/1988, sought "triple {not legible}... to existing wall", The drawing showed the lower left corner of the old house. 5. Permit 94-615, dated 7/20/1994 "conversion of non-doc storage room* into a legal garage" 6. Permit CBOO-611, dated 5/10/2000 "siding on storage shed" 7. Permit B04-1839, dated 2/24/2006 "new residential" I have included some pictures here and in the attachment. The applications and permits differed substantially from what I was seeing in stucco and wood. The garage, apparently built in 1951, is still described in the assessor's parcel history as a 300 square foot garage, stucco with a composite roof. The storage is described as being 150 feet with a rustic finish. The permits indicate that a "non-dec" storage room would be transformed into a legal garage (7/20/1994) and the siding would be added to the storage shed (5/20/2000), This is what the original home looked like in 2006, with an open area on the first floor. -- , - 'I ~ ~', \ \' \ l ~ ' ~ ..... , \ ,...,..) ~ l ~ ... ---- '-......-- - ... ~ _-- .. l', \~... " .) ,... The right side of this picture shows a view of the top floor of the original house. Following is a picture of the 2story storage and part of the house and a second picture showing the full house in 2006. I! " .....;--;:;:-:~ It appears to me that the structure that received the siding and an area that may have been screened in was now closed up and stuccoed was the main house. The only garage that appears to exist, in the past and present, is the one story- one car garage facing Second Lane and it was already a formal garage. What was added to the garage appears to be the two-story structure that has undergone subsequent work including the addition of windows etc. Based on the research that I've done at the City and the County level, I cannot find a permit for this 2-story building. Pursuant to documentation in both the City and the assessor's office, this building is not original and is not in it's original condition, described as a 150 square foot storage with a rustic finish attached to a 300 square foot garage. ";"lIo I have become more familiar with Mr. Valencia's methods in applying for permits and building. It would appear that Mr. Valencia seems to have developed a pattern, basically banking on the opportunity that city agencies will be very busy. He adds things to the property or the building and then amends the permit applications after the fact. Spaces and setbacks on drawings submitted with applications that do not exist or are misrepresented. Apparently, the windows in the side of the new structure were not in the last approved drawings. The original architect did not provide measurements or starting points on the drawings. I mentioned this fact to the city verbally and in writing, and now you are being presented with an application to address the fact that Mr. Valencia's property is 5.5 feet over the property line on Commercial Avenue and a brand new architect, the 3rd or 4th, is now involved. I called the city on another occasion and asked about permit status and I was told, that a permit existed - yes' it's a 3-story building. I mentioned that the structure I was inquiring about was 2 stories. A permit is issued to stucco a storage unit, and the house is done and subsequently so is the 2-story structure. I look at the structure and see how close the eaves of one building are to ours and the rest of the buildings some of these appear to be true fire hazards. I understand that there is also a 50' maximum height limitation. I do not know if that limit has been reached or surpassed, I do know that this is a gargantuan building that is painfully noticeable and the design incongruous with the rest of the neighborhood. Regretfully, I must pursue this issue, though it has taken and continues to take an inordinate amount of time and effort to do so and results in substantial stress for two senior citizens who have worked hard for this property. In order to preserve as much of the almost 5' setback on the side of the property closest to our building, I had to be a constant phone and penpal with your building division. I found no joy in bothering your staff. However, if you look carefully at the original house on Mr. Valencia's lot, the right side of that house is the property line, there is no setback at all. The end of the house is then met by a fence that has a gate opening onto 646's walkway and the fence goes on to Commercial Avenue. Since that side of the property does not affect my parents' building, it is a living example but of no concern to me. We respectfully request your review and consideration of these materials and hope that you will be able to reach a just and fair conclusion regarding enforcement of the setback and other requirements and not relocate the fire hydrant. Rita Fontana Attachments ....... .. .. .. .. .... o rrp ~' r-- " ... Mr. & Mrs. Serafino Fontana 1711 Toledo Ave Burlingame, CA 94010 November 28, 2006 Mr. Barry Mammini, Sr. Building Inspector Building Division Mr. Carlson SSF Building & Planning Divisions 315 Maple Street South San Francisco, CA 94080 Re: 648 Commercial Permits and 2 building projects affecting 654 Commercial Mr. Mammini and Mr. Carlson: I made several visits to your offices in September, 2006, making inquiries and expressing our concerns regarding our neighbor's project at 648 Commercial, the setback from the property line and the lack of clarity and lack of specific measurements in the architect's renderings on the setback from the property line and the street. On September 8, 2006, I left the original of the attached letter with Mr. Mammini after our conversation. Several months ago, we spoke with Mr. Valencia and he said he would get a surveyor and we would split it. Mr. Valencia provided me with a topography map, setting corners so that he could divide the front of his lot from the back. Based on this, he feels that our fence is on his property line, yet for decades prior to Mr. Valencia's ownership, there was a second fence on his property and a substantial space between our fence and the fence on his property. So now he just comes on over and does what he wants. I have gone to the Div. of Public Works in Redwood City and made subsequent phone calls and nothing has been filed for Mr. Valencia's property. The surveyor that I am dealing with contacted Mr. Dominguez, the engineer that prepared Mr. Valencia' s topography map, and Mr. Dominguez said that he has no intention of filing anything regarding this property. As described in the attached letter, Mr. Valencia has now taken it upon himself to start dismantling our fences, both along the property line and the fence between our building and his garage, and placed his scaffolding indisputably on our property, and is now working on the building, adjacent to his garage, which I believe was halted by your office some time last year. I would like to know if Mr. Valencia has any permit authority to now work on that extra building. I would like to know what your office can and will do in this situation regarding the setback issue and all of this and if unsuccessful, what recourse I may have, what the next level would be after your office. Rita Fontana (650)302-4360 Enclosures: (2) 9/8/2006 letter to SSF Planning! Permit & Code Enforcement Office; 11/28/2006 letter to Mr. Valencia Delivery by Certified Mail Mr. & Mrs. Serafmo Fontana 1711 Toledo Avenue Burlingame, CA 94010 November 28, 2006 Mr. & Mrs. Javier Valencia 648 Commercial Ave. South San Francisco, CA 94080 Regarding: Dismantling Private Fences Without Permission or Authority, Destruction of property and Trespassing. Mr. & Mrs. Valencia Today, my parents went to their apartment building at 654 Commercial Avenue and discovered that, on your own, you had removed planks from their fence that runs lengthwise from Second Lane to Commercial Avenue and you had removed planks and the security grating on their fence that runs from their building to your garage. Later on in the day, I noted that you have placed scaffolding on our property, that starts right next to our building and spans the width of the area across to your garage and the length of the garage and additional structure behind your garage, the one that you stopped constructing and which structure is 3 inches from our fence. I also noted that the stucco on the side of the garage structure, surrounding a door-like opening about 5 feet off the ground, was broken away. This opening faces our property. You removed fencing, grating and placed your scaffolding on our property without asking our permission and without notice. You had no authority to do so. My Father felt quite ill after discovering this. He asked your worker why no one contacted him. My father was told that "they knocked and were told the owner doesn't live here". I know that you are aware that my parents do not live in the apartment building and that you have all of our contact phone numbers. This work does not appear to be related to the home that you are constructing on the Commercial Avenue side of your lot, but on one of the other structures on your lot. This appears to have started after my surveyor spoke with Mr. Dominguez, the engineer who prepared the topography map for you to split and set corners on your lot, dividing your lot front to back. You need to return the fencing back to its prior condition, as you found it, including the security grating and scaffolding. It would appear that you are trespassing. Rita Fontana G) Cc: Mr. & Mrs. Valencia By Regular Mail By Posting at residence "#647" Second Lane Cc: Barry Mammini Sf. Building Inspector, Building Division, SSF Bldg & Planning Divisions // Cc: Mr. Carlson, SSF Planning, Permit and Code Enforcement v"" Mr. & Mrs. S. Fontana 1711 Toledo Ave. Burlingame, CA 94010 September 8, 2006 SSF Planning, Permit And Code Enforcement Staff 315 Maple St. South San Francisco, CA 94080 Re: 648 Commercial/3 story home and property line Mr. Carlson: My primary concern is that Mr. Valencia's property will be closer to our property than allowed by code, less than 5 feet of the property line. As it now sits, the uncovered re-bar is standing exactly 5 feet from our fence. Any covering or cement placed over that re-bar will reduce the mandatory distance. The garage and the house in front of it on, Mr. Valencia's property, are both situated substantially less than I foot from the fence (see attached pictures). Additionally, there have been weighty items placed against the fence from the 648 side and the fence is now listing towards our property, so we need to look to the base of the fence for the property line. The architect's drawings of the proposed building do not provide measurements/distance from the property line or the street and appear to be subject to interpretation thereby resulting in a built-in fudge factor. A wall is a wall and measuring "5-ish feet" really is not workable. I have pictures for your review. Perhaps the remedy should begin with re-evaluation of the work completed as of this date, the drawing, and the permit and asking for clarification and a formal surveyor's review. Rita Fontana For Rose& Serafino Fontana \1:'<<9" .&.-' ~vl RESIDENTIAL UNIT APPRAISAL 'RECORD ASSESSORS OFFICE SAN MAr-EO COUNTY, CALIFORNIA Y_r 7.3 7~ 24 _ Ba.. Lot 51.. ..'S"l)X /J;? " ,~ _ rnT ASS rol r Dot. R.C.N. T~AK Land Valu. Summation Oat. of Sol. Indlcat.d Sal. t"'r ee t M......t Data 'ndlcator Gro.. Annual Incom. Gros@~eom. OG,. l!'l;: tl!ill!, G.. G u. Indicator ~ TOTAL PROPERTY ota ro rt Q ue and Vo ue o er.ona ra . 26 - COMPARABLE SALES .... or- a 'y .P.N. Ult. a.. r e. Bu. Lcw Valu. . I AdJustments 1 ~Land Value ~~"'D I ''''' :-.~ ^^ -. .... ~-~ ~ . 19 19 19 9 I I I ,- J -- - <, I 27 _ LAND ADJUSTMEHT SUMMARY 01. 0 a u. A ult~.n~ ~ Inus. 010 at an . 0 ue Ent.r " In 4 a 01. a . nt REMARKS -. ~ I~ 3" - (ONSTRUCTIOH RECOllD I Oe.criDtion IRl...,/, lrIf/Jtt IJ '~~';'~~~l'''f ~~'-~':._:.' I :" ' ~~;:_: - ":~'"''';'l Slid.. Filter HouI. Total Swimmin~ Pool Bld~ Permit Dal. Amounl =: J~W ~r-~~ SMCA. I-AS.7. 1.68 :...... ::: !. '$ ~ 29 - OTHER SALES Amount I ConE. F $ l=== " ~..... 0/ I l~ 143 144 '""US 146 152 : 'I :~~ , 155 156 157 7' ,$7::>'~ ?.:::l SIDE I Of 2- :- FIELD INSPECT. DATE LAND ATTRIBUTES RM . ,f 101 102 103 104 105 106 107 I...!!!! .J!!! 110 I ::~ 114 liS 116 117 I :l~ , 121 122 123 rn 125 126 127 128 129 130 I 131 rrn 133 ~ ZONING WIDTH DEPTH SQ. fT. ACTUAL SQ. FT. USABLE ACRES. REPRESENTATIVE So _ J 1.J-o = 7~d~ 7tJ"t) -~ NQ Y~ ~ IRREGULAR N Y .. CUL.DE-SAC N yTI CORNER N yn ALLEY , N Y~ NOH.S T. FRONT COMMON GREEN COMMON RECREATION UNIT CONfORMITY WATER fRONT DOCKING RIGHTS ZONING CONfORMITY .~ N~ YI;] N -.!J:L.. N -IJ:L N' Y~, 'N(g Y N~: yO NO vl(! MISLpCATED IMP. N Y HIGHEST & BEST USE N Y NUISANCE INfLUENCE N Y EXCESSIVE TRAfFIC N Y ELEC. NO Y WATER Nn Y . SEWER Nn Y VIEW N~ Y VIEW QUALITY 1"0 A GO ARCH. ATTRACT. f'n A GTI LAND DEVELOPMENT 1"0 A GT1 LOT USABILITY Info nTyp SupJ I IMPROVEMENT Und.OTyp. 0..0 LAND VAL. "OF BASE ,:;ti.U:~/~1 ?) TOPOGRAPHY EV.n~ AI>. 0 B.I.O LAY,~ HIli SsBnk.gSheI. 0 Mod. SlY.' '..p ; , 135 136 "T3f 138 GRADE CONTOUR SLOPE NEIGHBORHOOD NEIGHBORHOOD NO. .. ~ .,JS..:, , SINGLE fAMILY '" EI Y 0 MUL TI~FAMIL Y ::~ N 0 Y OWHER OCCUPIED N Y CLUSTER ' N Y DATE Of IMPS. - ~~ ~ ~ ~ ~ ~ TREND PLANNING MARKET DEMAND CITY SERVI,CES Oed OSto.~vQ. P 0 f AdqD ' .f Q,A{gI G]. FOA~G CONCLUSION TOTAL PROP. VALUE $--- LAND VALUE $ IMP. VALUE $ PERS. PROP. CODE PERS. PROP. VALUE ~ '0 ~ GROSS INCOME 158 159 160 161 162 163 164 165 166 167 168 G.I. DATE GROSS ANNUAL INC. (;'.1. MUL T1PLE G.I. VALUE IND. o l-' ~ oJ' tJ , '" ~ o TEMP. VALUE EMPLOYEE NO. APPRAISAL DATE NO yO APPRAISE fOR .3/~ ~ /f/1:J ~;;' ~_.-- -'--'''--''- ADDRESS CITY lOT y (., '-f i Co" MI\ 10M <2..lt e; A L. fJ vL. 1_ ~.., Cfoo 3/,9.,' TRACT .Ai A l' r /~.f ,.rub eLk. tCf..., ACREAGE ':l.L. ")..1 ,...... 17_ I..I.F.. 2-DES.nN TYPE I ron~.8Ik. Datoch I X A tkrdt ~'.Da_h '~- Mod. Convent Humbe, I Dual Qua I. Down Attf., Rel..d c......, I X E Stc. II'DOd lIM. BlK DESCRIPTION OF IMPROVEMENTS I lJ_FI.mV!R 1 2 r B 15 .fIEAT -A~ IX I No... 1)( ;FHA l!nay.1 I Plna Wal I I 1"1 I X CO'o.t Ra I j' BaW I 1)( ll"". [)( r Vln. I' AlP. TII. Co~. GoI IXI Ela". = I 16-BATHs "F ub Balh A;'U. lS 8at!, 8, V.. Sin Von IVd rim 8-ROO Flat I~Pltl Wa.She; I ComoI' M.Shk. I H.Shld 11l,,1I 12_l=fREPLACE . Br.ODeft . St On.n Total s..s. E,dra Powder Room :::hi"'nlY - Story No. _ 2 Sforv No.. .... II.-8ArH ",p Finllh. 'II. Wft'"n V VanitY Showe, FoOf" Aya. I 1 Gd.1 Fw 9-INTEIlIOIl S.P.I 1'1, 1)( 13_ElEC.FIX. Aft. I 0.,. 1)(' Hdw.Pon.. I Fa', I I "vg. I lISmt. I Gd. fl<.~. F Flnl.h 'to, ""..a Rm.Oya, ;;".oort Structur. Guroa. .r......_ . .:t:.l! ::l_ -it,.... ~ :T , . - . I- -- ... .. - :~ l o ID_CEII.ING 14-8ASEMENT .. I S.R: PI /)( G,. IXI E~~ClY. I I Acou. TII. Pit. I I Fln.Rm. 13 I En. lie am ADt. Ivl ~'L"'..1':" r ,. Area .:z.,~ /-<:1) ""_UI~" Cia.. Fndn 1'>. >r -14- ,/ - -~'-" "1-- 1"-- .. "1 " - I " -" :. IB-MI~C. ''''''S Item eo., i Ext.,la, Jre~o I DUoI.'r/~. R"", Floo. r! "",C- (J___... InterlOf _I. I 19-KIT.CAes. nt I -U"a" Ven. I 0'" Ii. XI Plo.. Splash Full I Pt.. , I No. / - ! 'AN-CE I Av.r Ie IJ E"" Rna To DMftln K&U 5;n~ SI. In f(ikO V~ I"J. 'I Double Yen 1d & t"an os. DiaDQSal hhwa.h. nt.rcorn ent.Voc. 1/.1, - UPP.ROOM un Room ,dry. Room I r.oJcfast I o. ,.Porch Bath. H.ot -- 227 228 229 230 231 232 233 234 .23S .... 236 -{ '_. 237 T 238 ::t'( 239 ..J" - - ..' 240 ~. . .... 241 242 J-... I " . - ., '''~~~ ~[' h''''':'1 f- - ,. f-- ::t- ... I .. - -. '. '- . - "'':'' " '-~ - .. - ~,::::'_,-' ".. H '-~_~_: " -r----t--~:t'. ,",' . .~ ~ - , /.::: _~ - ", b:~~ .. ~ . _ ' , f' ... "- '" - t::: '" '+ . :: '-. oS.menf -. '." 1--- ,( 1-- r- "J f "'I. - Cast " Cood ,.('~.~; '.'.~:-U .}~-", ,'~' - r'" '" -_._-~.., " -.> f- 1-. -,.... - . " f-. _. _ .. _ . _ .... _ ._ "~:: :::- _H~';j; -: _ _ _ _.- _ _~I~ I "00': ECi'iST SUMMAR~ Are. ~"'l"I(JtaHo" a Story Ar.o F<lcfcu:. II 12 n Addi~jyoo T atol RESIOENCE TOTAL _ 10m 'G<araoe 'F(afWork Fenc. _^,"ac.struC:f Sooc. 'mfto. 1P001 IDock Area F-actor SuI> T"tol TOTAL. MP"VALUI; "-- "-'- '" ..", r I J : .'.-=1 - .j.- -r 1, 2'13 244 . :: 245 -- 246 247 248 24? 250 . '. 251 252 R.C-:N L.D. J 253 254 255 ~S6 i: 257 258 2S9 260 261 262 263 264 291 T Tl-_ u. '. I,. .... . . - ( .. 'u h _ I I I T BUILDINC DATA A.P .N. ~J). ':l ~ '.l. ~l/rtl. SIDE .).. OF ::l. F LO. INSP. DA TE EMPLOYEE NO. YR. 8L T. 1'1' "..,- DESIGN TYPE 0 1.1)- USE CODE , '!'2- EFFECT/VE YEAR {Q 0 DEPR.TABlE ~ '~ FUNC. PLAN. FD-A CD CONDITION FOA GO WORI(MANSHIP FC)"~ LIVING ROOM ~ DINING ROOM I(ITCHEN i _ FAMll Y ROOM NO.OF BDR. .s- DEN LIBRARY SUPP. ROOMS ,:Z---- TOTAL ROOMS 1 q NO. OF BA THS 1.J.,o.l:1 CENT. HEAT N~Y CENT. COOL Nl2IJy GAR. BSMT. /'flEl Y CARPORT N~Y STALLS 1 (jf 2 30 ' COST FACTOR QUALITY ClMS (),~ ClO PATTERN BASE AREA... I h.7tJ 1ST FL. AREA /11 'iil 2ND Fl. AREA 2ND Fl. FACTOR 3RD FL. AREA 3RD Fl. FACTOR ATTIC AREA ATiIC F"CT~R FIN.8SMl.AREA &. '70 FIN. BSMT.FACTOR 5D " BSMl.AREA 2nd BSMT. FACTOR ~o" ADDITION AREA ADDITION FACTOR ADDITIVES COST YEAR ~,_ HEAT & A/C COST F.P; COST,' EXT.PLBG.COST J~5: APPLIANCE COST POR.OK-BAL. COST' MISC. ITEMS COST GAR. CLASS A TT. GAR. CLASS DEl. D _ S" ; GAR. AREA ~/,.., Fl T.WICEXC.AREA FlT.Wf<.COST FENCE COST MISC.STR.COST DOCK IMP.COST DOCK YEAR POOL COST POOL YEAR SPf:C.IMPS. COST P.C. COST PERMIT DAn PERMIT APPO. STORIES .i 2/~ 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 ~26 " " " " q,f)() . \:) ~ -. U ., 01 Y ~7'r' .. ::::. ~ I TO AL P 0 131 VACANT -- 132 ZONING C ORMITY -- 133 UNIT CONFORMITY -- 134 MISLO fEb IMP. -- 135 HIGHEST" BEST USE 136 VIEW ~ 137 VIEW QUALITY 138 VIEW UT:LIZ~ 139 ARCH,'AttRACT, 140 COMMON GREEN 141 COMMON RJ:.C. 142 COMMON li~m 143 EASEMENTS 144 TENANT PARKING 145 GUEST PAR NG (i'&g!!! 14 OJ: L:> I IrlUL TlPLE RESlDEHTIAL APPRAJI}.L RECORD ~SSESSORS OFFICE SAN IotAT"EO COUNTY, CAUFORNIA 22-HISTORlCAL COST COST YEAR AMOUNT $ TREND FACTOR PERCENT GOOD 23-UlIb VALUE COMPUTATIONS BASIC LOT VALUE $ ADJUSTMENTS :t $ " (& REASONS) " ADJUSTED LOT VALUE $ (PER SQ. FT. $ & PER UNIT $ ADJUSTED COST $ GReis$" INCOME ~. ~CATED VALUE ~BER Of UNITS $ PER UNIT INDICATED VALUE 24-MARKET APPROAC!l NUMBEROF ROOMS $ PER ROOM x INDICA.TED VALUE $ $ x $ x $ - GROSS":tt BLDG. AREA $ PER S . FT. . x INDICATED VALUE ~ 25-1NCOME ANALYSIS UNITS ~ RENT U_EXPENSE ANAL YSlS GRO. E.G. AMOUNT -,,-..- $ AMOUNT ITE..M INSURAI'lCE MANAGEMENT UTILITIES SUPPLI!::r. SERVICES MAINT.&REP. OTHER . OTHER INC.- TOTAL MONTHLY GROSS $ x 12 TOT.EXeENSES RESERVES ANNUAL GROSS INCOME less v AC.ALLOWL ~ l!FFECTIVE GROSS $ $ 27-INCOMe APPROACHES: I STRAIGHT LINE - BUILDING RIiSIOUAL EFFECTIVE GROSS INCOME (FROM ABOVE) LESS EXPENSES " NET INCOME TO PROPERTY . LAND OIARGES ONTR. ,,+ TAXES ") LAND VALUE $ ,," NET INCOME IMPUTABLE TO BLDG. CAPITALIZATION RATE, INTR. " + DEPR. " + TAXES "J IMP. VALUE = NET INC. $ + " ROUNDED IMPROVEMENT VALUE LAND VALUE TOTAL PROPERTY VALUE $ $ $ $ $ $ $ ~ OVERALL CAPITALIZATION - PROPlffiTY RESII;lUAL NET lNCOME..(FROM ABOVEI _ $ OVERALL RATE {YIELD " + TAXES "1__ INOIC. VALUE = NET INC. $ ROUNDED TOTAL PROPERTY VALUE " $ , $ CAPITALIZATION OF AVAILABLt:FINANONG CASH DOWN " EXPECTED RETURN -." = hI D. T. "; (NTR. "; PERIOD YRS.' LOAN CONSTANT. x 1st D.T." + 2nd D.T. "; INTR. "; PERIOl> YRS. - LOANCONSTAI'lT x 2nd D.T. '" + 3rd D. T. "; (NTR. "; PERIOD YRS.- LOAN CONSTANT x 3rd D.T." + TAX RATE $ x 2S"ASSMT.RATlO + COMPOSITE CAP. RATE tNDIe. VALUE = NET INC. $ . 3!V $ ROUNl>ED TOTAL PROPERTY VALUE ..=-. $ SIJCA'-'4.."""'-1~ l~.V. 2'-1#1 ~. I I -.-:1 151 152 153 154 155 156 157 158 159 160 1~1 162 171 172 173 174 175 176 177 178 " 181 " 182 183 K 184 185 " 186 " 187 " 188 190 - 102 UNITS ALLOWED "1 103 PARKINy RATIO .. /). '-S" 104 WIDTH t:;h 105 DEPTH 1&.10 106 ACRES 107 SQ.FT.ACiUAL 7nOO 108 SQ.FT.USABLE .....,*- ,ppc> 109 EXCESS LAND 110 III 112 113 "" 115 116 III 118 .J D.',~sLl N yr:r N ---1.. .N Y N Y N Y ~:N Y .N Y N Y 126 GRADE 127 CONTOUR 128 SLOPE TOPOGRAPHY E H M NEIGHBORHOOD NEIGHBORlimlD NO. 1.1~ Eo SINGLE FAMiLY , V MULT'll'AlAll.Y N Y CLUSTER .. N Y COMMERCIAl. N Y INDUSTRIAL .- N Y II ~~;~~ING .~~. ~ MARKET nEMAND FAG: PUBLIC SERVICES ,f A G . PROl<. TO SHOPPING P A G PRO~. 1:9 J;RAliS. . e:Cl A G COST APPRO~CH..~ST. Item RCN" Gd. RCNLD BLDGS. MISC.STR. SITE IMPS. POOL GAR.DET TOTAL COST YEAR ", VALUE CONCLUSIQHS TOTAL PROl;'.VAL. $ LAND VAL. $ IMP. VAL. $ EMPLOYEE NO. ~,~ljS" APPRAISAL DA TE APPROACH USED so. iD. TEMP.VALUE NO. yO PERMIT DATE COMMENTS I ~ J.i. 2300-9 >- :" % ~ ~ , liD ~ - ~ ~ C) .-..(.) (Page 15 or ~:>) /4, I ~.:4'O TRACT I/!.u/~ ..2"L ~Y7 ACREAGE OWNER~~'oA/U' IJ~ y tIJ/JAad o . SIDE '2 Q,f J..- () T19 -IMF'ROVEMf1/'fT DATA 201 A.P.N I'JI?_ ~:1 -,q YD. q ,202 FIELD INSPECT.DATE - II-Oq~ 7/ 203 EMPLOYEE NO. :24, ,<, . 204 YEAR BUILT /. 0., 205 EFFECTIVE YEAR )' 30 206 USE CODE 207 TYPE 208 QUALITY CLASS 209 NO.OF BUILDINGS 210 NO.OF STORIES 211 DESIGli.JYPE 212 GROSS BLOC;.AREA plutlc 213 NET RENTABLE AREA 214 FUNC. PLAN 215 WORKMANSHIP '216 CONDITION 217 OEF.MAINT. A-DORESS (p f/; ~ ~ CITY ~C: l ; P .... 13 _....hOT eR. - 7 BLK iI? 1- rOTAL PROPER.TY SnI.II,uR'( 19 hS 197,"t.' 1197S , I -, 'Y250 ---'="- 11..;/)0 1.e-;:;.JmJ /,/'000 2/"',iIrnl .c' T I 2-SALES DATA - SUBJECT DDnpERTY A.....am."t Year Apprer'..r --Da,. Improvefllont Value Ler".j V..lue ToI<I1 Property V..lue Anftrooe~ U.ed 0..1e of Serle Soles Prlce _ Adiustmenb(+or -l Net Sol.. Price 3-ARCHITECTURE Ru.tlc COnv....t(onol _ Modem __Old (_FOUNDATION -, Concrete ,r X Ot~er . I T S. STRUCTURAL "'oocl Frerme Steel Flame Conc:re'. Con".Block - Lift Slob 6-ROOFING _. T&G _.~hlngle Sh..ke 19 x I DESCRIPTION OF IMPROVEMENTS 9-IHTERIOR WALLS 15-BATH FIHISH Sheetrock 1l Tile P'o.ter ~ Woln.coot Pcrnellng _. Over Tub Vanitie. sJ,ow.... I x G T No. I 226 227 ; 228 229 '-~-S Type STliDIO- 1 BA 1 BR - 1 BA 2 BR, - 1 BA .2 BR - 2 BA .!BR -( BA BR - BA BR - BA BR - BA BR..- 'RA- BR - BA BR RA TOTAL L{) bA .1 1;0 AD sq DO l/If'lr- /q ~ A tin A cD A Cn Y ._y P P N UNITs.. No. Av..S.F. Tot.S.F. , '6"~ <<~., -L 1/)'1"1 Irn'7 :z.. IIf 4 f. _ CoMpo.it'on .L Elec.B.....boord .....:4i; Ollhwersher SHI'D UNITS .' . R..dlent 011....101 ~OOM COUNT .NO. ... .- ~ : 2~1 BEDROOMS U- Steam Relrlo. 1-EXTERIOR WALLS I Air Cond. (Cooling) 252 DINING ROOMS -- -- Stucco X X/- IX" 253 OTHEI\ ROOMS i Rustle I 254 TOTAL ROOMS .~ Shlna I. 13-FLOORS LR. BR. K 1: la-MISC. 1'1... 255 BATHROQMS .:t. Concret. C..",et I Flre.l..ee 256 HALF BATHS -- -- Conc.Block Honhrcrod X XI T . V. Antenna ~IPPt "'MENTAL ROOMS Vinyl T. -- O,op../8linds 260 LAUNDRY ROOM ,pr;;;t An G -- '- Llno. &:: W..lherI/Orye.. 261 STORAl(E .eO AISiI n h I_VENEER TRIM Cone. Wet BOI _I 262 RECREATIO"l ROOM !."~8~g~b; Stone Terr. Orw~ Etc. e Gorb.Chut. - B<lck r _ 263 _ GYMNASIUM Sprlnkl... lA-PLUMBING FIXTURES EI.vaton - GARAGE & CARPORTS '_.A.. -_. ~ - Quality ,AU6- Coble T.V. 266 OETACH'ED I-I y ~ I Total Fixture. -2,' - . ' -- - 21>7 BELOW GRADE '1'1 Y I 268 AT GRADE .N Y _!..9-0ESC. REMARKS: . .-.- 269 MUL Tl.STORY 1'1 Y ~~ - ;/70 FINISHED otl~ Y .~.-....a - _ TOTAL NO. ~ - 211 CARAGE STALLS w/DOORS. J 2O-MISC. STRUCTURES & GARAGE OESC.RIPTION 272 GARAGE STALLS wo/DOOR$ Structur. Area Fdn. Extr. Intr. Floor , Plumb. I He.at. 273 CARPORT ST ALLS ..- ..- . .E~ OPEN AIR SPACES - : MISe. I 276 EXTERIOR APT. EN"fRY N Y t - 277 INTERIOR HALLS .. N y 21-CONSTR.U(:TION RECPRO .- 278 COMMON LQ,BBY ,N Y Permlt No. I Dote Amount O...cr-fptiol' Appr. & Dote 279 ELEVATOR P A GO ?O.:2.t.I 1't.".1/7 yIP 0 ~../ ". 280 BVIL T-INS (Quantity) fO ;. MO L~.s.s 1It1:t~ I/Jt /) ~R 281 BUILT-INS (Quality) pO AD GO . "i !$.SZ If) -/3-6f. /50 282 FIREPLACES (Numbe,) 283 TENNIS COURT P A Gn I 284 POOL .P A GO 285 SAUNA P A GO 286 SECURITY SYSTEM 'N Y 1 ' . 287 RES.MGR.OR OWNER N Y , ~RKS: 10_""'- ..."'c Sh..trock Pler,te, Accou.PJa.t.r Beam & RUltlc ,..; x 7 I 16-KITCHEH & CABINETS v~..( Paint Metal Tile PI..stle .2L x= 17-APPLIANCES P A ll-ELECTRlCAL Ave. FI.-f\lt.. Goad FI~tul.1 Conduit _ - Renoe Taos - Drop-In R&O -=- Slide-In R&O Single Ovon . ~ Double O.en ~ Ho..d & Fan ~ Exhaust F..n 12-HEAT C.F.H.A. FlooI Wall I Hot Wot.r C-r/f'!> . _'246 247 FURNI I '288 DeCKS BALCONIES PATIOS W!w CARPE-TS 289 "'-- 290 .-=- i 291 .-....... ~ I No.. Area iF- .. :i:lEi?J yO ~- Mr. & Mrs. Serafino Fontana 1711 Toledo Ave., Burlingame, CA 94010 February 15,2007 City of South San Francisco Planning Commission, Building Permits Code Enforcement This is our property, 654 Commercial " . -" ,....i~ ,f _".:'" _ _ ''"I :, ;t.~:~>:5~';,~'r~~i~'i'2 ,', )"~~t;}-~~{~-~::::'~i~:,,":_~ ,",' 'v "I; ,,' ,.""r 'v~"tfh5'~",'If';>""" ,'" e<<"-~' . ':?' '.,,; ;'.'Z,'1";':~:f:sf~~,~':;;~~:-J;r~:~'. ''; '"7'~. '..~ ... ~ . ... ,;0\ - .~Jlo.. -.:. . -: '_ .' I -1 ;:!.".'''~J_l~<b..''''''''''o/j./f :-- I" ,. .~~....' ~;:t'';.~..~~.~ ~,~'_1;--~ . , \J,'/i;l "'.'l.'. ~ ~- ~-.---~- --...- - ..... .. ;.;;;-- ~, f. ... a.. i:. ;:--J f. -_ r.ii:',~"", ---... - Next door is 648 Commercial. There is presently one original structure, a small garage facing Second Lane - shown here being repainted. 11J 4: lr~ ,q: r "-.~.;~ - ..t Behind this garage, built within the last 4-5 years is a two story structure which can be seen in the first picture when it was still unpainted and unfinished up until about a month ago. It has been "annexed" to the original garage; You can see the difference in the roof! ine in the next picture and see it in the first picture. ~ - - - -- '_~l ~! I ---- 'I r I{ :t.:! I'. \\ ; '"', !~ ~'~ . Basically next to, on the left side of, this original garage structure with two story structure attached to the garage, is another building that also faces Second Lane, the door is numbered #647, pictured here painted a light green. This is apparently a home, it's two stories. . ,..,0'.,. '~',~'l~~!~~~~t:~?~~~~,~i.,~f,~~~~;H ~~f~fy;;i.<i' ,.;", . . .' " -.. ~"'" . -l ~ _..;; --- ~ T ""' ~r:; A third structure, with a current permit, will face Commercial, span the width of the property as a 3 story structure. Our lot is a 50' lot. My understanding is that with a 50' lot, there is a mandatory 5' setback. If it were a 25' lot, there would be a 3' setback. Regardless of interpretation, the two story building in this picture, that is next to my property (shown in either gray stucco or painted blue) is less than 10 inches from the base of my fence. This does not comply with any interpretation of your codes. '. ~ . q I. '\ .... Q QJ~ .. On the other side of my neighbor's lot, which borders with 646 Commercial, the latter now for sale, the light green building and the fence is now acting as the property line between those two lots. There is no setback from the other side of that lot as it goes from Second lane towards Commercial. !l '"'\l- rr .., . ~ ,~1 II oJ , II \ ] \ , :, 'I 1 :; ~ j~ ~ I:: 'I f' r~t;{ -'" ~ ql '4/ I'd, .. , . j rf,..- '.: !J; 1 'i I ; :,!c~ II ) III ~/ ~ " I I ! , ~ \ . ,01 ", " ~ c:l t?f II ~i; " j III Fi fP l ~ I ~. II ~ II 'P My understanding is that the City of South San Francisco stopped Mr. Valencia while he was building the "two story annex" to the original garage. If the City stopped the building, why is he continuing and preparing to rent the property? The city appears to be either unaware of what is happening here or are ignoring it. I asked about this structure and I was told that there is a permit - however, the permit is for the new 3-story house facing Commercial. This 2 story annex is in the background and is apparently an illegal building and most probably w/out meeting code and sewer requirements. Mr. Valencia told me rather convincingly, that he'd had a survey done and that my fence was on his property. The people that he hired went so far as to place a plain nail ringed in orange paint on the short wall that separates the properties facing Commercial; and on Second Lane placed a wooden stake w/an orange flag on it. We had started discussing the property line. Mr. Valencia provides me with a topography map for his property, to set corners within his own lot. Mr. Valencia told me and my parents that his "surveyor" told him that we're on his property line and he "would continue building since he is in the right and we're on his property", The surveyor that we hired contacted the engineer that prepared Mr. Valencia's topography map. This engineer told my surveyor in no uncertain terms that he was not going to file anything with the county. Thereafter I went to take a picture of the nail and it had been broken out of the cement. All that remained was the orange paint. ~ , . .: ,)~r , 'l. ,').:', ~1!J, .~, ~\. ..~", ~.~!~.'~"~~: ".' '~1!f'~#</;,', ,: JP.' , ,'?"f..1.<':5;. . u' ~~:\'::,;/ 'i~ ~ '. ~):~~f.~l2,.,;, -i&~~ ",~~ j '../rr ,-, I~ri '~""~_l.!,,,..: .,~ ~" II ..~,~...;r,~~,.', 'c.', .;l~; ~ .".,' .'. .'-.Ii:,: "_.,,,~.fJ~,",,', ..:._,',.'. , :- . . ,I, O' lit' , ..;~.. ~:J..~ '",I',..,r"1: ..;1" .:"'~r- JJ~J-: - ;-'-"~"'f- i~' ... j .)j.~\~ .. J:ri',\":~ ,,~tr'~B: t . '.~~. f: "t.l.." J,.",,~ ~"&-Il r~':~~lr,;or,:t,,;~N: ,._~'"'..,r.h "" ~ '.;If.{I~r'1'''''- ~'L;l.,{F;" ;..~...I}.t.I'.;..c..I~ ., I'J.J : ~t.\.: ; ',;,~' ,\1 '~i:~:':::' t(;":.~ " "~'1' .j:;{';; , I ~ ~:Il .<;!',.'.'..... ~. , "f,.,(.,~, .,~ L! ~,.r- ~ "~;'~(JrI {f.( . :~!'\r.~~if.~i,i ' . ',.Y, '.' ~ ~ I" '';:\ ..lcil\.n" a . "tyl.... ,~ \;,~ ';l;..J:e:~.. y~, I. ,.-~ 1-" ::)~'1'{:"':\" ,.~.~., L '~'~~~';", lc'~, ~,., ~,~~ ':l":'~' ~ >~1I1 ~\ I{~fi:;~~r . ; , 'vi'j,~. ~I "~{" !',lQif ..., :_.mt.,.,~._;,~,.~' .,,<( ,I'.J .'~Jj~~ '}:~~i~~/~~; .. ..,"L,..,::,! ~~J> '1'9f "~'I'(, iJ ~ ,,:t;:,., "''ii:i' " <, "',l.\rj.'~:!h ' . \I, .,11" -.r.;.~: 1 ~, ~<.~ ~, .,). - . 0 :_~''''\ ...IoJ",ll '~ - ... I \ ~ ....jI ~. \, '( .. l' \ .... <~ ... ,,' I .. Second Lane l .:lI r-. -- -..- - I ~.,.; -- In November, 2006, Mr Valencia, without notice or authorization took this fence down and set up his scaffolding on our property. He removed other planks in the fence that runs from Second Lane to Commercial. When we saw this, everything was already set up. I delivered a letter to the building permit people and I was told that someone from code enforcement was going to go there, I left a message for this person, but the call was never returned. Mr. Valencia comes and goes as he pleases. The next picture is taken from our courtyard. . p- r,~:;'" . ~ c'l,.'.' ~' ~> dP ,., ill ~ . ...: ~':'~.t < ;,t.::;, '" <l .:.~ , .,' 1" i.~. " ~~ . ;. j , , t lr i 'f . ;, ~~ " ';;'1 ,.. ;! -, 'Pr ,. '" ;; :J.' ~. " The next picture is taken from Second Lane. tE . ,'.i1 ''',: I Also taken from our courtyard facing the Second Lane side., ...-,..(.....", ~:',~' 'j~ . .. ~ t J .( .;I "f' :rl':~M~~r #~'t, ;,i',~, ~' :t;}) ,."r I L~~ 'j~ 1.t.'1.~.' ~, .'; I 'T1fi."~ (,~ i ~ i t: ;;i~ ", , l >, i~,' <" " ,~. I . ~ I'"~ ~. t,. .M ~^ ,', <~, . ...'.~'.'. ~~', .:.,~ ~~'. "if !~. .\ :~t 1 ~ t , ~ II ~ Mr. Valencia also removed planks from the fence that borders the properties, probably to gam access. i' .- L Mr. Valencia has busied himself encroaching on our property and his other neighbors' properties, expanding as fast as possible with or without code compliance. He has counted on the City's confusion over all of the construction - I have personally asked about this 2 story building and was told that he had a permit - but the permit is for the 3- story building. So he is constructing two for the code enforcement of one. Therefore, I ask you now, I would like to see copies of approved permits for this structure that is attached to the original garage, that is 10 inches from the fence and does not comply with any setback provision. Does it comply with any of the housing codes pertaining to sewer, power and gas? Does the new house comply? The architect drew the plans with a bit of poetic license.. .sans actual measurements. There's a 3-car garage facing Commercial, but someone forgot about the fire hydrant, yet it was approved by someone. One of the inspectors told me to let his office worry about Mr. Valencia. Apparently, if I did so, my faith would be ill-placed. I show up, I write letters, I bring pictures. Valencia continues. Mr. & Mrs, Serafino Fontana 1711 Toledo Ave., Burlingame, CA 9401 0 March 5, 2007 City of South San Francisco Planning Commission, Building Permits Code Enforcement We have paid for a licensed surveyor to examine our property. The survey work has been done, Documentation may already be on file w /the San Mateo County Division of Public Works at this point. The permit issued by the city of South San Francisco for the property facing Commercial, 648 Commercial 3-story structure, needs to be revisited and the illegal building constructed on the back side of the lot, attached to the original garage- which garage faces second lane, also needs to be addressed. The mandatory setback on the property lines is 5 feet. The existing space between the properties starts at less than five feet on commercial and is reduced to nothing as you make your way up the lot towards second lane. The garage for 648 Commercial, which faces Second Lane, as an original structure, The 2-story building attached to that garage is an illegal structure, is no where near the mandatory setback and the structure should have been removed since your building permit staff stopped construction, Work continued on this building and when the building and permits people were asked - they were under the impression that the work was being done on the 3 story structure - the proposed structure that did in fact have a permit, The 2- story building was being constructed and is being completed under a cloak of confusion, The permit for the new house, facing Commercial, is based on wishy- washy measurements, and no real property line, The existing fire hydrant will be about midway in front of one of the garage doors, The existing permit and the proposed building need to be revisited and corrected now as both appear to encroach on the property lines and definitely the mandatory setback requirements. I am enclosing a copy of a letter drafted and not yet delivered to the Building and Planning and Permit office, I would appreciate any assistance that you can provide me, Very truly yours, Rita Fontana 650-302-4360 __ _."'=__ _ _ _ ----..!:',J".,_ __ ___ _ ___ - -,=== )>(f) (f)--1 Om Tl-o e:~ G)z 'JJ I\)m OOTl ~ r I\)m 00 8--1 Qot5 -Om e5x -oCf) 0--1 (f)Z mG) 0-...... TlC JJZ 00 zm --1JJ --10 JJo mz ~(f) ~~ me 20 --1--1 00 -oz --10 00 Zz Cf) 0 J.' I '" ~r FRONT SETBACK ~ MIN DRIVE'WAY )> --1 L J~f'~ ': ~ dH'A~[;1 ~ ~---- _H j ~'~*~ I ~'~',;0\';;'~' (f) ~ / ' ,~ L . 656 COMMERCIA~'r- ~ - 654 COMMERCIAL - _---J,~" H~ ...'.,.'. :__",J< ff (50' WIDE) b\ ---'t---------------------------- ~~ --- SIDE'W'LK'J'N\ ~ ~.~ ~~ ~ 6,- B~ 15 :! VI PLANTING STRIP t:l ~~~ ~ S C.L. 2ND LN, (20' R.OW) ~'--------- "' ~ :U ';:::::::J FRONT S:l BACK 'I - - -- - - - - - - ., ~IN~R~~I,/~ _ _ ~:BJ _ J -JJ I -im ~Q? 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A~"u..Oo,a,.CA "'0>5 ~) It ~ r'650o!l551207 F:650.755.1093 '! - i i E; blluk.unst2000@y~l1oo.com W:baukunslalt~hlleclu'e.corT1 ISSUED fOR DATE z o -f m :t> r r m x (f) ::::t z G) o o :2 o ::::t o Z (f) 11 m r o < m ]) 11 m o aJ -< CD :t> c ^ C 2 (f) -f ~ ~ :t> ]) ^ OJ C o o :t> ]) m r r -L (f) -f, TI r 01 0 JJ :t> JJ m, :t> (f) -., -0 m JJ -0 r :t> Z 1\)- wZ 2 w~ ())JJ (fJm - -n~ Z 0 m Z G) 0 m , 0' c Z =i m I\) 11, "-'" )> )> m X (f) -f Z G) :t> JJ m )> (f) STEEL FRAME 2 II '"', - I\) Z 0' 11 r 0' o JJ; :t> JJ m' )> (j) .....- I -0 m JJ~ -0 r )>1 Z 2, Z G) o m TlI -- r-------.., , , , , , , " ." , , 0 I , e I , B t I ~ t , e; t I t Z t , , , , [j "'UJ ...... ~o ~" if) '" r-----:n------, '" 0 ~) e '" 5 'L) ~ ='=.J" 2 , , '0 , 91~ : ~~ , UJ , ~ 1 m L__ 0ITi ;:" ~~ ~~ ~~ lie m~ UJ~ ." 1\)- O1Z w- -I>JJ (fJm -n~ ,0 ~m O1Z 010 (fJm -n' ,C I\)Z ~=i (fJ1\) -n II ~ 01 (fJ -n " / , '" , '" , '" , '0 / ~/ Ae, '" 0 , '" tll , ",'" pl " -'" ~ " " / " / " / ',~~/ //~..... ,/ "iT1 ..... ...../ ~ '...... STEEL FRAME 2 648 COMMERCIAL (SUBJECT PROPERTY) -I o -I )> , -I I (j) , m < m , II W W o CO (fJ "ll 6J ,./ , W ]) 10 TI r '0 o 'JJ , :t> JJ 1m )> (j) ~ D G) ,. ~ ~ ~ "' ." ------'"'"":Il<--- J~ ~~ ~ ~ ~ ~ o ~ r;:;!fl ~~ ~ro r:)~ ....Z ~~ I!~ ~z ~: "' ." ''"', ./ ./-- --, I~~, I ~Jj r---, '" , / '- r----..... '" , / " " STEEL FRAME 1 =t=..~ D ./ ,..8 1- -0 m IJJ -0 r I:t> Z 12 2 G) 10 m I~ -- ~~ '''' "" cc ~~ mm "'''' ~~ "" <:<: ",. "'''' '"'' "" r" " ...L~ / ~~ ~z ',wi" l\) -- 'x~~ ~ fR / '~ "T1~ / " ~ ~,/ '. ~Z wO (fJm -n' II C ~~ ;;;1\) (fJ -n ,,/-......, 648 COMMERCIAL (SUBJECT PROPERTY) ~ z "'~ .;>. ~g ~ c1~ " <:" : ~~ ~ ~~ -I o ~ , -I I en r m < m , 11 w --J (J) "" (fJ "ll " .~-' 648 COMMERCIAL (SUBJECT PROPERTY) W)>S: (fJ 0 )>"ll (fJ -I 010~ m m 0)> I 0 +-1 m r -IJJ )> -I C' ~ ~ j; II "ll )> 1\))>, -I , ~ 01'0 m II '(3 )> -I +r-l m 01 -10 JJ I % 1\)00 -I CO 00 m (j) 01-10 ~ I\) ~x )> (fJ r +0< ' (fJ ,...... m 010m 01"ll ' Ti < o<JJ "ll 0 )> I\) 0 m ......m)> JJ01 , ~ ~ ~II JJ II~~ Z II -0 ~ (fJ~ I\) ~G)II m W wm--.J JJ 1101 ~ W o 0 CD """0 -0 CO (fJ JJ (fJ (fJ......0 o """ll m "ll......0 (fJ ...... 0 "ll ^(OX m (fJ -I --.J, 0 t;;+ffi "ll 0 jj ~ ~~II m (J) 0 co .c (fJ0"" c (fJ II "ll1\)01 0 ~+~ "ll (J) m 0""(fJ g II co bCOIl co (fJ + )> w " JJ "" m I\) ~ (f) "ll )> ~ . ~ ~ VALENCIA RESIDENCE ~ ~ 648 COMMERCIAL AVE. SOUTH SAN FRANCISCO, CA 1111l!1l1~~:~ IiBI! III 58 Falrlewn Avenue, Day ell}', CA 94015 ~ U ~ ~ T: 650.455.~207 f: 650755.1093 I ;' ~ E: [email protected] W:beukur'starctlneclurecom ISSUED FOR DATE g lJ JJ o lJ o (j) m o ...- JJ m o C o m o -- }> JJ m }> (j) ...- JJ -- (j) -I 11 r o o JJ }> JJ m }> (j) ...- lJ m JJ lJ r }> Z Z Z G) o m 11 -- P,L. ----------- C,L, 2ND LN. (20' R,O.W) .....L ' I\)~ wZ w- roJJ (fJm ,,21 o m Z o m e Z =1 I\) '" "'--'" I ~ ,--0 r-------., r------------- '" 2l In) ~ I I " IL) ~ :=~.J"'" 2 2l c z " ~ 2 c r- i i t 019 :;:ll ~~ ~~ ~fJ lie ~~ lJ)~ " LJ ::::::::J ;;;!!l 010 %'i Cl ,., n " ~ F ,., < ,., '" n " c ~ ,., '" .... " '" " '" t1 I\) ./> g~ ~7 ,,- ,JJ u;f)j 010 >g~ ,0 I\)m Ol' we CIlZ "=1 'I\) I\) '" (J) r, /' I ", / II ..... ,,/ <0 """ji/ ill .o".o".o"I(1;j;", ~ ;,,/ ~ " --------- ! ~jll~ . a~ r "lJ-i: :( (i\ ~~! ~ ~ r ~ ; o " , , , / , '0 / ~/ Ae, / 0 , / OJ , / ,., , / r , ,/ ~ " / / / '" 'Z ~ (;\ .. ~ ~ !f FRONT SETBACK 8. MIN. DRIVEIJAY //~ ,1"- > ~ ..l.-- .- -..- ~,-n - Ui "~ ~ :~:- ./ I I '0 I !'l5i : 1(1~ I lJ) I ~ I ~ L__ I (, " "'ll !JCl 1(1" ~ ,., ;;;fij ~~ ~~ ~~ ~~ tl~ ~Z iO=i ...~ lJ) " ~I L! VALENCIA RESIDENCE 648 COMMERCIAL AVE. SOUTH SAN FRANCISCO, CA l""j'@ I . ~ Ili~l,j j Ilh!! i _ BAUKUNST 'iflll Ii 56 FSlrlawn Awnure, D8lyClty, CA 94015 i ~l ll. ~ T' 550./155.1207 F: 650.755.1093 I 2' it ~: baukunst2000@yahoo,com W:baukunstarc:h:tecllJre,corn ~D: 1----1 , lJ0.) }>JJ JJOI -Ill }>r IrOI lJO );: JJ I ZS; }>ml I\)~ -I)> I\)Z tlli en CIlm JJ " 21 ,0 m...- I ~m ~Z <lJ ~f,i -m ~~ en JJ i ~ ~ e" ::!!l /' ~~ m lJ >g', ~f o r ~ /X,~ """" (Q /, x Illy' <0 / , " ~)z~~, ~~~~.- Z ~ ~ -I ," " G) :;: ~', ~~ II ~ ~ '" ""''''1 ,., t,' N el .... ~~ ;10 - I ~ ~ ~ -J ~ o 'Il /lII', '" m /~' ~ ~~,/ '. , -'r :-n '- - ~~ - --L - .1 Y\ ---' -- ~ } ( ~ c< / \ -< I \ ........."""-------"// I ....~ -'i o -'i )> r -I I Ui r m < m r II W o ~ f\) (J) II ......, r---, / , '" " r---, ",/ I ',- I~I ,-- ilJl\)i }>Z JJO '-Ill' }>r IrO, lJO rJJ I}>)> I ZJJ I~~I JJen I rrr-u <m (j)JJ ImlJ Or '11)> , IJJZI OZ IZZI '-I . G) 01-''- :" ~ m 11 ''-, ../ ,./ ,_D"_,,_,L,/~_._,,,_,,_c. 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STRIP I CURB CUTS SIDEIJALK P.L, ~ ~ ~ g ISSUED FOR DATE l; " ..:-i. "9") l'=& -CTl \- cr=~ ~ o <. ~1 u':: '"j=-0 I:) 0 _3 - .! m N ("\ .... ~. ""'T' ".. . . ." . " ., . - . . , . . .' - ... .' ..' .' .. . '" "[to'" . , -.' . , , , .T. o . . . . . _ . ~ . . " . . -.. ., ---r---r ..'. <:; ~'.'J ':: L.. '.: ~ ctt ~ c .~ "::l o ,~ :]:I a ~ :k ~ 0:::-. ... ~ ,....., '" Z ~ . _""P ""~ ,r=" :I:. .....-t 0_ c:.., -~ -- :::J==::i' ::; ~:!"~r: . '. . '," ", ,"" . . ',:' .'.. ~: ~ ,', ", ,,' :', 'l'l ("'" '11 <:! "1. -a o t.. )> .....Jo. , ~ OATF . 0) ~ !l 8 q . I I nlij!~ I . IhU~j ~.' .," nUll i - ;AUKUNST) { .?: li!ilJ ~ 58 Falflewn Awnue, DalyC/ty,OA 940'5 0-9;.,,-t ill. e T: 660.455.1207 F: 650.755.1093 "" lO~ I 'Z ~ E: [email protected] W:baukunstarct:ltectur8.cor-r' VALENCIA RESIDENCE 648 COMMERCIAL AVE. SOUTH SAN FRANCISCO, CA ISSUED FOR Planning Commission Staff Report DATE: October 18, 2007 TO: Planning Commission SUBJECT: Luminous Day Spa - Use Permit to allow Massage Therapy at Luminous Day Spa at 204 Grand Avenue in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 10.16,20.26 & 20.81 Property Owner: Applicant: Case Nos.: Alice Kwong Dee Scharff-Popielak, Luminous Day Spa P07-0107, UP07-0018 RECOMMENDATION: It is recommended that the Planning Commission approve application P07-0107 for Use Permit UP07-0018 based on the attached findings and subject to the attached Conditions of Approval. BACKGROUNDIDISCUSSION: Project Description: The applicant proposes to include massage therapy as one of the services offered at an existing day spa located at 204 Grand Avenue. Luminous Day Spa was established as an upscale personal services use in September 2007 and currently offers manicure, pedicure, waxing, facials, various skin treatments and airbrush tanning. The applicant's business plan is regionally-oriented and seeks to capitalize on Downtown South San Francisco's proximity to high technology businesses and hotels. The day spa occupies the ground floor commercial space in the recently constructed mixed-use building. Because the commercial space has already been configured to allow for the eventual inclusion of massage therapy services subject to fulfillment of the requirements ofSSFMC Chapter 10.16 (Regulations for Massage Services), no physical changes to the site are contemplated under this application. Any business offering massage services as defined by Chapter 10.16 requires a comprehensive review by the Police Department as well as a Use Permit, regardless of the principal use of the site. Over the last year, the applicant has worked closely with the Police Department to fulfill both the letter and the spirit of the stringent requirements of the ordinance. Staff Report To: Planning Commission Subject: Luminous Day Spa 204 Grand Ave. October 18,2007 Page 2 of 5 This Use Permit application represents the applicant's final step to acquire the City's first "Licensed Massage Therapy Practitioner" certification ever issued. The Use Permit allows the Police Department to recommend that the Planning Commission impose conditions of approval that are tailored for the proposed use and that ensure continued compliance with the ordinance. The applicant proposes to add Swedish, Deep Tissue, Aromatherapy and Prenatal massage to their comprehensive menu of services (see proposed service menu, attached). Luminous Day Spa occupies a total of 3,348 square feet, and massage would take place within three specific rooms totaling 238 square feet (see attached plans). These rooms already feature partial walls that do not extend to the ceiling, consistent with the Police Department's requirements. General Plan Consistency The project site is designated "Downtown Commercial" by the General Plan, and is located in the "Downtown" planning sub-area. General Plan Implementing Policy 3.1-G-2 seeks to "Encourage development of Downtown as a pedestrian-friendly mixed-use activity center with retail and visitor- oriented uses, businesses and personal services..." The applicant's proposal to utilize this ground floor tenant space as an upscale day spa conforms to this General Plan policy, especially as regards visitor-oriented uses. Redevelopment Plan Consistency The subject property is located within the Downtown/Central Redevelopment Area. The project is consistent with the objectives listed in the Redevelopment Plan, including Objective I, which seeks to "Expand the retail component of the Downtown, providing diversification of offerings...as a draw to new shoppers" and Objective 11: "To retain and expand as many existing businesses as possible... " Zoning Consistency Land Use SSFMC Section 20.06.200 (d) defines "Personal Services" uses as ". . . establishments primarily engaged in the provision of personal, informational, instructional, personal improvement, and similar services, but excludes services classified as Commercial Recreation or Lodging Services Typical uses include photography studios, driving schools, barber shops, beauty salons, tailors, and retail dry cleaning outlets." Staff Report To: Planning Commission Subject: Luminous Day Spa 204 Grand Ave. October 18, 2007 Page 3 of 5 The existing day spa substantially meets this definition in consideration of the variety of personal services provided. "Massage therapy services" in this context and as proposed by the applicant would qualify as "accessory" to the principal personal services use as defined by SSFMC 20.06.050 (d), since it is: 1) Subordinate to and serves the principal use (personal services); 2) Subordinate in area, extent and purpose to the principal use served, occupying an area less than thirty percent of the gross floor area of the principal use; 3) Located on the same lot as the principal use served; and 4) Is customarily incidental to the principal use The project site is zoned "D-C" Downtown Commercial, which lists "personal services" as a permitted use [SSFMC 20.26.020 (b)]. The project meets or exceeds all relevant development standards of Chapter 20. Environmental Review The proposed project has been determined to be categorically exempt from environmental review under the provisions of CEQA (Class 1, Section 15301: Minor alteration to existing facilities). CONCLUSION/RECOMMENDA TION: The proposed addition of massage services to an existing personal services use is consistent with the City's General Plan and Zoning Ordinance. Consequently, staff recommends that the Planning Commission approve Use Permit UP07-0018 based on the attached Findings and subject to the attached Conditions of Approval. ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Applicant Narrative Menu of Services Site Photographs Plans DRAFT FINDINGS OF APPROVAL USE PERMIT APPLICATION P07-0107 LUMINOUS DAY SPA 204 GRAND A VENUE (As recommended by City Staff on October 18, 2007) As required by the "Use Permit Procedures:' (SSFMC Chapter 20.81), the following findings are made in approval ofU se Permit Application UP07 -0107 allowing Massage Therapy at Luminous Day Spa at 204 Grand Avenue in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 10.16, 20.26 & 20.81, 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 submitted in association with P07-0107; Planning Commission Staff Report dated October 18,2007; and Planning Commission meeting of October 18, 2007: 1. The addition of massage services to the existing day spa located at 204 Grand Avenue will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements. The Recommended Conditions of Approval ensure that the project conforms to the City of South San Francisco Regulations for Massage Services, and the proposed use is compatible with the existing surrounding development. 2. The day spa complies with the General Plan policies applicable to the "Downtown Commercial" land use designation, including Guiding Policy 3.1-G-2, which encourages development of the downtown area as a mixed use activity center. 3. The proposal complies with the Redevelopment Plan Objectives for the Downtown Central Redevelopment Area, including objectives 1 and 11, which seek to "Expand the retail component of the Downtown, providing diversification of offerings.. .as a draw to new shoppers" and "to retain and expand as many existing businesses as possible.. .," respectively. 4. As conditioned, the project complies with the applicable standards and requirements of the D-C Zone District, which permits "personal services" establishments. The provision of "massage services" is allowed subject to approval of a conditional use permit. All applicable development standards have been met or exceeded for the existing development. 5. The proposed project is categorically exempt under the provisions ofCEQA (Class 1, Section 15301: Minor alteration of existing facilities). RECOMMENDED CONDITIONS OF APPROVAL USE PERMIT APPLICATION P07-0107 LUMINOUS DAY SPA 204 GRAND AVENUE (As recommended by City Staff on October 18, 2007) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's "Standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects" as revised February 1999. 2. The project shall be completed and operated substantially as indicated in the plans associated with application P07 -0107, prepared by Dickson Consulting Group and dated October 1, 2007, except as otherwise modified herein. 3. The business management shall ensure the site and perimeter properties remain free of litter generated by patrons of this business. 4. Hours of operation shall be limited to 9:00 AM to 8 PM daily. 5. The applicant shall take all necessary measures to prevent noise, light, glare, or other objectionable elements from adversely affecting the surrounding area beyond acceptable limits. 6. The use shall be subject to 6, 12 and 18 month reviews, during which time the City will monitor the use. If any problems are detected or complaints are received, the Planning Commission reserves the right to modify or revoke the use permit as deemed necessary. (Planning Division: Chadrick Smalley, Associate Planner, (650) 877-8353, Fax (650) 829-6639) B. Police Department requirements shall be as follows: 1. All Massage Practitioners must successfully complete a Police Department background investigation as prescribed by the South San Francisco Municipal Code. 2. Only Massage Practitioners duly permitted by the City of South San Francisco Police Department may perform massage services of any kind. 3. Massage Practitioners must display his or her Massage Permit Identification Badge on his or her outermost garment at all times while on the premises. 4. No more than four (4) Massage Practitioner Permits will be issued to this location. 5. Massage Practitioners must be clothed at all times when interacting with patrons. 6. Massage Practitioners must wear a uniform approved by the Police Department before massage services may be performed. The applicant must submit a detailed uniform description with Recommended Conditions of Approval October 18, 2007 Page 2 of6 photographs to the Police Department for review and approval prior to performing massage services of any kind. , 7. The massaging or touching of another person's genitalia for any purpose likely to produce sexual gratification is strictly forbidden anywhere on the premises. 8. A closed circuit television monitoring system shall be installed in all common areas, except in areas of reasonable expectation of privacy, e.g. restrooms and dressing areas. The monitoring system must be of adequate resolution and color rendition to readily identify any person committing a crime on the premises from a distance of no less than 40 feet. This system must be accessible via the World Wide Web, and must be operational at all times massage services are provided. Images captured on this television monitoring system must be maintained for a period no less than 30 days. 9. Should any crime or any major event occur on at this location, the Chief of Police may immediately suspend this Use Permit, pending a review for permanent revocation by the City of South San Francisco Planning Commission. 10. Any violation of statute or Conditions of Approval of this Use Permit will result in the immediate suspension of the Use Permit pending an immediate review for permanent revocation by the Planning Commission. 11. This Use Permit is subject to 6,12 and 18-month reviews by the Planning Commission. The Planning Commission may extend this review period at their discretion. (Police Department: Lt. E. Alan Normandy, (650) 877-8900) "e l r.P~'(';/ / .' /1 " ~ ' r Narrative Luminous Day Spa is a nl:\\ upscalt: destination in South San Fran<.:isco offering a relaxing day spa experience, Our goal is to provide quality service. trainl:d and qualified staff. with an excellent management team and unparalleled customer service. We envision Downtown Grand A venue as a "ital up and coming destination and are excited to be a part of its gro\\1h. We. the owners of Luminous Day Spa. are residenee of South San Francisco and are proud to see our area thrive. :\s \VC would like to otTer the best service to our clientele. it is vel) important that we focus on their needs. Nine out ofTen clients inquire about therapeutic massage when arriving to our spa. Therapeutic massage is very important in our industry as it completes the experience of a spa. Relaxation is our goal. This is why we would like to propose thc idea of massage therapy to our list of services a~ it is much needed. There are many benefits to therapeutic massage, here are just a few: - Relieves tension In muscles - Mental and physical fatigue are relieved, leading to renewed energy and ambition - Relieves pain in the neck, back, and shoulders usually caused by strain - Muscles and joints become limber. Soreness and stiffness are relieved - Circulation IS improved. thus improving skin tone - Improves body metabolism. - Helps relieve insomnia We want everyone to know that Luminous Day Spa can be your destination for relief. We look forward to serving the people in our community. as well as its businesscs and visitors. Luminous Day Spa Inc. 204 Grand Avenue. South San Francisco. Ca. 94080 Friday, October 12, 2007.max I i~~I'! J~1J ! -. ' , I' " "Tl JJ o 2 r\)~ 00 +::-."Tl G)r .,c ~ ~ 0.- )>2 <0 coC ::J(f) c 0 co)> -< (f) ""U )> ~q .... te-:l (~~. 4 ----.....~ D ~ ~ ." .., o ::J - < iii' :::E ." .., o 3 en '0 l>> )> () JJ o (j) (j) --i I m (j) --i I\)JJ Om ~m G)--i 03 "T1 :::J JJ 0.0 )>~ < COr :::JC C ::;:::00 co~ Z o C (j) o )> -< (j) -U )> JJ c.C' ~ - < iii' :::E ~I o 30 en '0 l>> , :Il CD Ql ... o I -I .g>t Ql I ~ f I' (f) "C Ql JJ m ~ JJ 1\)0 ~11 G)r .,C l:U$: :J- o..Z )>0 <C CD(j) :J C 0 CD)> -< (j) -0 )> ~ i~.,..- r- . ~ l ~.~ r_ .'11 ... .. 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I 11== .= ""~,f1==' -.jr ,2', S'-S" ,-, 1~' 7'-0' . :-It S'-e' 1t- IIUl'C 24'-0' *" "'" l.=r ' r -0' : -It ~, , , IIUl'C 24'-0' -if<- S' -e' 11:" "lr -, ~t S'-I' "" GRAND AVENUE GRAND AVENUE ------- lil)>;I~~ I ~ ;; il'.> i~ LUMINOUS DAY SPA 204 GRAND AVENUE SOUTH SAN FRANCISCO. CA APN: 012-315-090 EXISTING & PROPOSED GND. FLOOR PLANS DICKSON CONSULTING GROUP 51118 ~ 1IIvd, Suite 201 San francfaco, Ca. 94121 Phone: (415) 831-7180 fa.: (415) &31-7181 ,I :;/ i ri ______;J ~ :! -----'1 ,\ ;! f j ~ 'j i -01 ~ ~ ---! ~'~ ~o.. ~,., ~r ~O o :;a -0 r :t> Z ~ ~ I 1- l ~~ I It.... ."-1=1:.,' ",. ..'~ 1- :~~ L RI)'Q M'-a"' rr-<r ,"-.l:!:...,~~ CWO I EXISTING 2ND. FLOOR PLAN DICKSON CONSULTING GROUP 5816 ~ _. Suit. 201 San Froncieco, Ca. 94121 Phone: (415) 831-7180 Fax: (415) 431-7181 )! 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',[ d Planning Commission Staff Report DATE: October 18, 2007 TO: Planning Commission SUBJECT: 435 Grand Avenue Appeal- Appeal of the Chief Planner's determination to disallow an outpatient medical surgery center at 435 Grand Avenue due to inconsistency with the General Plan, in accordance with SSFMC chapter 20,90, Owner: Applicant: Site Address: Case No, John Penna Access Properties/Cynthia Johnson 435 Grand Avenue P07 -0093/ AP07 -0002 RECOMMENDATION It is recommended that the Planning Commission uphold the Chief Planner's decision and deny the appeal. BACKGROUND / DISCUSSION The applicant, Access Properties, is interested in occupying a building at 435 Grand Avenue, in the Downtown Commercial Zone, for use as an outpatient vascular access surgery center, The ground floor space was most recently occupied by a real estate office, Staff has advised both the property owner and applicant that such use cannot be permitted on the ground floor of the building due to inconsistencies with the goals and policies of the City's General Plan, (See attached correspondence between applicant and staff,) The applicant has submitted a letter appealing this determination, The City's General Plan requires that ground floor space be used principally for retail and restaurant space, but allows for "service-oriented establishments (such as banks, travel agencies, and real estate offices)", subject to approval of a use permit. This is intended to support the clear goals of both the General Plan and Redevelopment Plan to promote downtown's vitality and economic well-being by expanding the retail components of the area, promoting the area as a financial hub and creating a pedestrian environment to encourage multiple stops by visitors as well as more frequent visits in general. The subject use, most closely categorized in the Zoning Ordinance as "hospital services", is clearly not "service-oriented" as referenced in the plan, as it does not fulfill the objective that such office use would reasonably be expected to contribute to the commercial vitality of the area by generating the potential for multiple stops within the area, Staff has indicated a willingness to work with the tenant on permitting the use on other than the ground floor but has been advised that building code exiting requirements necessitate this type of Jlccess cp,operties, LLC July 30, 2007 .Dr;,cr:"l~ . ... '-f.!.. .irI If l / !~ I '" , '"'<~...:~ , fe.,:J...2' Ms. Susy Kalkins, City Planner City of South San Francisco P.O. Box 711 South San Francisco, CA 94080 AUG - 2 2007 PtANNrN(~ Dear Ms. Kalkins: We are sending you this letter to clarify the intended use for the ground floor office building at 435 Grand Avenue, owned by John Penna and currently leased to RE/MAX Dolphin Real Estate as a real estate office. The intended LIse is medical office surgical suites which is a service type of use Them 21"e presen~ly sp.veral other medical office typP. uses in the same block including the office building owned by the City of South San Francisco on the corner of Grand and Spruce, the medical building on each corner of Grand and Spruce, and the Wall Medical Building. The business at 435 Grand Avenue is an outpatient vascular access surgery center. The center will be providing various minor surgeries on patients' blood vessels. The surgical procedures are rather minor. Patients will arrive and depart the same day, staying at the center usually about 6 hours. Wf! anticipate that we will be performing about 4 procedures per day, Monday - Friday. Our hours of operation will be from 7:00 a.m. until about 6:00 p.m. In the future, we plan to add other types of minor surgical procedures. However, our hours of operation will remain very much the same. The number of patients we can treat at any given time is limited by the number of vp8rating rool11s of which there will be 2. Thus, the increase in number of patients treated on any given day should not increase significantly. perhaps from 4 to 8. Our company, Peninsula Dialysis Access, LLC comprises a group of 6 physicians currently practicing in the area. PDA has been formed for the specific purpose of owning, operating, and managing this medical center. Before the business goes any further in drawing plans to remodel the interior space including a sprinkler system and interior elevator, we need to know if the use is classified as medical services which we understand is allowed in the DC District with offices allowed on the ground floor as is the existing use without the need for any additional onsite parking. The building covers 100% of tile ioi. I hopEl the above information is sufficient in order to give us an answer, but if not, please let us know whatever you need and we will provide it. You can reach us at 714.404.6855. Time is of the essence. We would appreciate an answer within the next 2 weeks. Thank you for your prompt assistance with and attention to this matter. ~~i"CerelY'_.~ {/ ..~' .Pc i/ Cy thia Jansen CEO 864 f(;f}ootffaruf Street Orange, C}1. 92869 (]>Ii: 714.404.6855 p~ 714.464.4450 Staff Report RE: 435 Grand Avenue Appeal (P07-0093) Date: October 18, 2007 Page 2 tenancy have direct access to the street level. Likewise, staff would be happy to work with the applicant in identifying other sites outside the Downtown core that might be more appropriate for the facility, CONCLUSION Staff is of the opinion that the General Plan is clear in its intent that ground floor commercial space within the Downtown core be utilized by businesses that will contribute to the commercial vitality of the area, and that the proposed use would be in conflict with that requirement. Therefore, staff recommends that the Planning Commission uphold the decision of the Chief Planner and deny the appeal. By: ;) '~ .4~ ' . tsy K III - Chief Planner t.- ATTACHMENTS: Letter dated July 30, 2007 from Access Properties, LLC Letter dated August 6, 2007 from staff to Access Properties Appeal letter dated September 8, 2007 CITY COUNCIL 2007 RICHARD A. GARBARINO, MAYOR PEDRO GONZALEZ, VICE MAYOR MARK N. ADDIEGO, COUNCILMEMBER JOSEPH A. FERNEKES, COUNCILMEMBER KARYL MATSUMOTO, COUNCILMEMBER BARRY M. NAGEL, CITY MANAGER DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT PLANNING DIVISION (650) 877-8535 FAX (650) 829-6639 August 6, 2007 Cynthia Jansen 864 Woodland Street Orange, CA 92869 RE: 435 Grand Avenue Ms, Jansen, This letter is a follow-up to your letter of August 2, 2007 regarding the use of the ground floor of 435 Grand Avenue as an outpatient medical surgery center, The property is designated in the South San Francisco [SSF] General Plan Land Use Element as Downtown Commercial and is shown of the SSF Zoning Map as Downtown Commercial [D-C]. In brief, the General Plan's Downtown goals and policies reserve the ground floor of properties along Grand A venue to be used for retail and restaurant businesses, but not other uses such as medical uses (with the exception ofa limited number of banks, travel agencies and real estate offices subject to a Use Permit approved by the Planning Commission), As stated in our previous letter to Mr, Harden, out-patient medical surgery centers are not specifically identified in the SSF Zoning Ordinance, Based on your expanded description, the intended use appears more akin to "Hospital Services" [SSFMC Section 20.06.120(g)], rather than "Medical Services", While "Hospital Services" are allowed in the D-C District [SSFMC Section 20.26.030(b)], subject to a Use Permit approved by the Planning Commission, the General Plan does not allow such uses on the ground floor, The existing ground floor real estate office was pre-existing to the adoption of the General Plan in 1999 and is "grandfathered" - meaning that the office use may continue as long as it is re- occupied within a year; after a year the use could continue subject to either an approved extension or a Use Permit by the Planning Commission, Should you be interested in reviewing these policies and limitations, both the City's General Plan and SSFMC, including the Zoning Ordinance, are available on-line at the City's website at www,ssf.net under the Planning Division heading, If you have any questions, please do not hesitate to call me directly at (650) 877-8535. 315 MAPLE AVENUE . P.O. BOX 711 . SOUTH SAN FRANCISCO, CA 94083 August 6, 2007 Subject: 435 Grand Avenue Page 2 of2 Sincerely, s~~~ Jlccess ~operties} LLC September 8, 2007 .Rl1~C.f!;l\lED SEP 1 0 2007 p~ \ h.", ,-,t,l'~ :<:H,-'""V'/,' .-lJ:",',!-ry' ,., ,\._tlJ._l'~l ' - , . Susy Kalkin Chief Planner City of South San Francisco P,O, Box 711 South San Francisco, CA 94083 Re: 415 Grand Avenue Dear Ms, Kalkin: This letter is to request an appeal to your decision as stated in your August 6 letter regarding our plans for this property, I understand there is a City Council meeting on the 20th of this month, May our appeal be put on the agenda for that meeting? I am enclosing the required $200 fee for filing the appeal. Please feel free to contact me using the phone/fax shown below or at eiancvn@yahoo,com, Thank you for your assistance in this matter, Regards, ,1 /f-^;f'Lll,'-~ tI~~ c'fnthia Jansen CEO 864 Wootffantf Street Oranoe, Clf 92869 lPn: 714.404.6855 PaJ(; 714.464.4450 Planning Commission Staff Report DATE: October 18, 2007 TO: Planning Commission SUBJECT: Fumio Suda - KC & L Seafood, Inc. - 6-month review of Use Permit to allow a seafood processing plant to operate in a 5,512 sq, ft. tenant space in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20,32 and 20,81 Owner: Applicant: Site Address: Case No, Kin Man "Timmy" Kan Fumio Suda, Architect 390 Swift Ave, #10 P05-0041/UP05-00 13 RECOMMENDATION: It is recommended that the Planning Commission accept this report as meeting the requirement of a 6-month review in accordance with Use Permit Condition of Approval No.7. BACKGROUND / DISCUSSION: In May 2005 the Planning Commission approved a use permit to establish a seafood processing use within a 5,512 SF warehouse space at 390 Swift Avenue Unit No, 10, with a requirement for a six- month review of operations. The business license was issued in April 2004, as the applicant was operating from Unit 11 prior to applying to expand the business into Unit 10, Since that time there have been no complaints or concerns about the operations at either site, In May 2006 staff attempted to conduct the six-month review and found that operation of the processing plant in Unit 10 had not commenced, and a building permit was pending for the tenant improvements to accommodate the use. This permit was finaled in December 2006, Staff conducted a site inspection on April 2, 2007 to verify compliance with the conditions of approval. This inspection revealed that the expansion of the use into Unit 10 remained incomplete, since seafood processing functions had not yet commenced in that unit. Staff did verify that exhaust fans were installed and were operable, plastic sheeting was installed over all openings and a trash enclosure with a sealed door was installed within the tenant space, At the Planning Commission's meeting of April 19, 2007 staff recommended revisiting the site in six months to evaluate the site once full operation had commenced, The Commission affirmed staff s recommendation and on Tuesday, October 9, 2007 staff reinspected the site. The processing functions were well underway and the use remains compliant with all conditions of approval. No complaints have been received regarding the operation, and staff observed that process-related odors were well contained within the premises, Staff therefore recommends acceptance of this staff report as meeting the Use Permit's requirement for a six month review, Staff Report RE: Fumido Suda, KC&L Seafood - P05-0041IUP05-0013 Date: October 18,2007 Page 2 By: Chadrick Smalley Associate Planner A TT ACHMENTS: Original Conditions of Approval CONDITIONS OF APPROVAL SEAFOOD PROCESSING PLANT P05-0041/UP05-00 13 (As approved by the Planning Commission on May 5, 2005) PLANNING DIVISION conditions of approval are as follows: 1, The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions of approval. 2, The construction drawings shall substantially comply with the tenant improvement plans prepared by the applicant dated March 20, 2005, 3, The applicant shall establish a garbage collection program to have trash removed from the site at the close of every business day, Evidence of this program shall be submitted to the Planning Division prior to the issuance of a business license, Trash containers shall be stored indoors at all times. 4, The exhaust system installed by the applicant shall have odor-reducing capabilities, 5, The applicant shall install a plastic curtain over openings too all rooms where seafood is processed or stored to prevent odors from escaping when any doors are opened, 6, No outside storage of any kind shall be permitted without approval of a separate use permit. 7, This use shall be subject to a 6-month review period, during which time the City will monitor the use, If any problems are detected or complaints are received, the Planning Commission reserves the right to modify the use permit as deemed necessary, Planning Division contact: Steve Kowalski, Associate Planner, (650) 829-6630 FIRE PREVENTION DIVISION conditions of approval are as follows: 1, A fire sprinkler system is required per NFP A 13/SSFFD Municipal Code, 2, A hood and duct extinguishing system is required for cooking of grease-laden vapors, 3, Fire extinguishers shall be required, Fire Prevention Division contact: Bryan Niswonger, Fire Marshal, (650) 829-6645, POLICE DEPARTMENT conditions of approval are as follows: 1. The applicant shall comply with the provisions of Chapter 15.48 of the South San Francisco Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995, The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. Police Department contact: Sergeant Alan Normandy (650) 877-8927 Conditions of Approval RE: Fumido Suda Date: May 5, 2005 Page 2 of5 WATER QUALITY CONTROL PLANT conditions of approval are as follows: 1, The applicant must install a grease interceptor, The interceptor must be connected to all three wash sinks and must be upstream of the domestic waste stream, Sizing of the interceptor must be in accordance with the uniform plumbing code, This must be shown on the plans prior to the issuance of a permit. 2, Applicant must provide a signed maintenance schedule for the grease interceptor prior to the issuance of a permit 3, Install a clean-out effluent side (downstream) ofthe grease interceptor for sampling, This must be shown on the plans prior to the issuance of a permit. 4, Applicant must apply for a food-processing permit with the Office of Environmental Compliance prior to the beginning of operation, Contact Craig Lustenberger at 650-829-3882, 5, Any water that collects at the base of the roll-up door or directly outside of the tenant space must be conveyed to the sanitary sewer system, not the storm water drainage system, 6, The floor drain in trash enclosure must be connected to a grease interceptor before discharging to the sanitary sewer. This must be shown on the plans prior to the issuance of a permit. 7, Install a separate process line for sample monitoring before mixing with domestic waste in sanitary sewer. This must be shown on plans prior to the issuance of a permit. 8, Install a separate water meter for the unit. This must be shown on the plans prior to the issuance of a permit, 9, The fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system, This must be shown on the plans prior to issuance of a permit. 10. The plans must demonstrate the protection of the storm drains during construction, This must be shown prior to the issuance of a permit. 11, Applicant must pay an additional sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations, Please provide estimated flows to the Environmental Compliance Coordinator. WQCP Contact: Cassie Prudhel, Interim Environmental Compliance Coordinator, (650) 829-3840 Planning Commission Staff Report DATE: October 18, 2007 TO: Planning Commission SUBJECT: Genentech's Founder's Research Center III (FRC III) Study Session - Buildings 16 & 17 - a new five story, 278,600-square-foot research and development two building complex, including a bridge connection between Buildings 15 & 16, located at 330 Point San Bruno Boulevard, Applicant/Owner: Architect: Landscape Architect: Case Nos,: Address: Genentech, Inc, CUH2A, Inc. MP A Design P07-0091: UP07-0015 & DR07-0057 330 Point San Bruno Boulevard RECOMMENDATION: That the Planning Commission conduct a study session to provide the applicant with input on the project. BACKGROUNDIDISCUSSION: Process This project has been reviewed as a 'Preliminary Application' by the City's Design Review Board (DRB), The remainder of the process includes this Study Session review by the Planning Commission, followed by a formal review by the DRB and a Public Hearing with the Planning Commission, The intent of the preliminary reviews is to allow both the DRB and the Planning Commission an opportunity to have input prior to a formal review and public hearing, Background The Design Review Board completed a preliminary review ofthe project on September 18, 2007, The Board's comments are summarized below (DRB letter attached): . Improve the design of the main entry and make it a recognizable feature, Consider adding a second swing door to frame the revolving door that is currently shown at the main entry, . Include additional building material details and information on the elevations, . Improve the details and design proposed for the screenwall surrounding the service yard, . Include a shadow study in your next submittal indicating how the outdoor spaces will be impacted by the building design, STAFF REPORT - STUDY SESSION TO: Planning Commission SUBJECT: Buildings 16 & 17 - FRC III DATE: October 18,2007 Page 2 Overall the Board stated that the Founder's Research Center III (FRC III) project is in character with the existing Founder's Research Center buildings and compatible with its surroundings, Proposal Overview The site plan, found on drawing #3 in the plan set (attached), shows how FRC III (B16 & B17) is designed to fit into the development pattern established by FRC I (Bll & B12) and FRC II (BI3, B 14, & B 15), The main research buildings are connected by pedestrian bridges, and by 'building knuckles' or smaller building sections, FRC III is proposed to be built where an existing surface parking lot is currently located, The buildings will be five stories tall with a total of 278,600 square feet of floor area, Only four stories will be above grade, In addition to the research and development building areas a 'knuckle' or small building connection is proposed to connect B 16 & B 17, as well as a bridge connection between existing B 15 and B 16, which will connect the FRC II to FRC III. FRC III will share the existing loading area used by the FRC II complex, Site Planning. Building Design. & Materials The floor plate size and shape is designed to be the optimal layout for a biotechnology research and development (R&D) building, Although the building floor plates result in two large buildings, there are a number of factors that soften the visual impact of the structure from Point San Bruno Boulevard, neighboring sites and from the Bay Trail including: the slope of the site, the vertical and horizontal wall articulation, the building orientation, and the proposed building materials, The site slopes toward the San Francisco Bay, which means that from Point San Bruno Boulevard, only three building stories will be visible, The proposed design includes both vertical and horizontal wall articulation as well as a variation of materials such as spandrel glass, aluminum mullions, curtain wall glass, metal panels, and pre- cast concrete, The metal panels and pre-cast concrete are materials that have been used in the past on either or both FRC I and II, Similarly, the roof screens will continue to be arched roof structures, made with a pre-cast panel system, The proposed design for FRC III, as well as the use of materials is designed to be an evolution of the Founder's Research Center's design and architecture, The buildings have been oriented to attain the optimal R&D floor plan and to allow for vehicular access into a central (existing) loading dock. By maintaining vehicular access, the existing Bay Trail public parking is also maintained on the east side of the subject site, STAFF REPORT - STUDY SESSION TO: Planning Commission SUBJECT: Buildings 16 & 17 - FRC III DATE: October 18, 2007 Page 3 Landscape & Bay Trail The landscape proposed as part of the FRC III building project includes the installation of landscape and hardscape adjacent to the building, as well as a re-design of the parking lot area in front ofB15 & B16, The landscape plan is attached as drawing #13 in the plan set. The B16 & B 17 project will result in improved pedestrian connections between the various Genentech Campuses, particularly the South Campus and Mid Campus, Shadow Study A shadow study is included in the plan set on drawing # 16, The shadow study is included in the plans to address the DRB's concern regarding the usability of outdoor courtyard space that is proposed on the east side of the building, The shadow study shows that during the summer the majority of the courtyard is not in shadow from morning until early afternoon, but by 3pm the courtyard is half in shade, During other times of the year, shadow covers between half of the courtyard to the entire courtyard, Although not ideal, Genentech notes that this is comparable to other courtyards associated with other FRC buildings, and that very few employees utilize these spaces during the day, Also note that the current layout of the buildings and the topography would shield courtyard users from the prevailing winds, which make these spaces more attractive, Conformance to Genentech Facilities Ten-Year Master Plan The FRC III project site is located in the Genentech Research and Development Overlay District. The proposed project conforms to the approved build-out on campus since it is considered part of the Mid Campus development identified in the Master Plan and analyzed in the Master Environmental Impact Report, Conformance to Existing Zoning and General Plan The site is currently zoned in the Genentech Overlay Zoning District and is designated Business and Technology Park in the General Plan, Construction and operation of the research and development facility is consistent with the zoning and encouraged in the General Plan, Finally, the proposed project is consistent with the setback requirements, site planning, landscaping, and building design standards found in the East of 101 Area Plan and the Genentech Overlay Zoning District. ENVIRONMENTAL DETERMINATION: The City of South San Francisco prepared the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report (SCH #2005042121) to analyze the potential impacts from anticipated growth and development on the Genentech campus to 2016, The proposed FRC III buildings are listed as a specific project and analyzed in the MEIR, Therefore, the project does not require further environmental analysis, STAFF REPORT - STUDY SESSION TO: Planning Commission SUBJECT: Buildings 16 & 17 - FRC III DATE: October 18,2007 Page 4 CONCLUSION: Staff are seeking additional input and direction on this project from the Planning Commission prior to returning to the Design Review Board (DRB) for formal comment. The project will be presented to the Planning Commission for public hearing after the DRB has completed their formal review, dL Gerry Beaudin Associate Planner Attachments: I, DRB - Preliminary Comments Letter, dated September 27,2007 2, Plans, dated October 5, 2007 TV COUNCIL 2007 DESIGN REVIEW BOARD APPROVAL RICHARD A. GARBARINO, MAYOR PEDRO GONZALEZ, VICE MAYOR MARK N, ADDIE GO, COUNCILMEMBER JOSEPH A. FERNEKES, COUNCILMEMBER KARYL MATSUMOTO, COUNCILMEMBER BARRY M, NAGEL, CITY MANAGER Date: 9/27/2007 DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT PLANNING DIVISION (650) 8n-8535 FAX (650) 829-6639 Applicant: GENENTECH INC 1 DNA Way #MS24 South San Francisco, CA 94080 Site Address: 330 Point San Bruno Blvd Project No.: PO?-0091, UPO?-001S & ORO?-OOS? On Tuesday, September 18, 2007, the Design Review Board reviewed your preliminary plans for a Use Permit & Design Review to allow a new five story, 275,OOO-square-foot research and development building (FRC III) located at 330 Point San Bruno Boulevard in accordance with South San Francisco Municipal Code sections 20.32, 20.39, 20.40, 20.81, & 20.85. The Board has determined that the application requires the following revisions be made to the plans: 1. Improve the design of the main entry by making it a recognizable feature. Consider adding a second swing door to frame the revolving door that is currently shown at the main entry. 2. Include the required details for the building materials on the elevations. 3. Improve the details and design proposed for the screenwall surrounding the service yard. 4. Include a shadow study in your next submittal to the City Please include these comments and any others in your re-submittal for a Design Review. If you have any questions regarding this matter, please feel free to contact the Planning Division at (650) 877-8535. Sincerely, Attachments: Engineering, Police and Water Quality 315 MAPLE AVENUE . P.O. BOX 711 . SOUTH SAN FRANCISCO, CA 94083 "tl :l ~ ~~ !:: S II:: Z tll ~ ~ -< 51 ~ to;I "tl ... to;I Ol ::a PI> II:: :::i ... -oJ ~ G "tl " !:: [!l 0 ~ 0 Z " " z Iff ! 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