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CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
November 1, 2007
7:30 PM
WELCOME
If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about
our procedure.
Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject
not on the Agenda will have 3 minutes to discuss their item.
The Clerk will read the name and type of application to be heard in the order in which it appears on the
Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the
applicant, followed by persons in favor of the application. Then persons who oppose the project or who
wish to ask questions will have their turn.
If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon
as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for
the record.
The Commission has adopted a policy that applicants and their representatives have a maximum time
limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3
minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered
by using additional time.
When the Commission is not in session, we'll be pleased to answer your questions if you will go to the
Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web-
ecd@ssf.net.
John Prouty
Chairperson
Judith Honan
Commissioner
Marc C. Teglia
Commissioner
Wallace M. Moore
Commissioner
Mary Giusti
Vice-Chairperson
Eugene Sim
Commissioner
William Zemke
Commissioner
Susy Kalkin, Chief Planner
Secretary to the Planning Commission
Steve Carlson Michael Lappen
Senior Planner Senior Planner
Gerry Beaudin
Associate Planner
Chad rick Smalley
Associate Planner
Bertha Aguilar
Clerk
Please Turn Cellular Phones And Paaers Off.
Individuals with disabilities who require auxiliary aids or services to attend and participate in this
meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the
meeting.
PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
November 1, 2007
Time 7:30 P.M.
CALL TO ORDER / PLEDGE OF ALLEGIANCE
ROLL CALL / CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Residential Care Facility
Eugene Gonzalez/applicant
Kiss Enterprises/owner
637 Grand Ave.
PCA07-0005: P05-0081
One Year Time Extension of an approved Use Permit to allow a construction of a 15 bed Residential
Care Facility for the Elderly in the Multi-Family Residential (R-3-L) Zoning District in accordance with
SSFMC Chapters. 20.20.030 and 20.81.
PUBLIC HEARING
2. Park & Fly - Use Permit Mod.
Park N Fly/Owner
Park N Fly/Applicant
101 Terminal Ct
P06-0064: UPM06-0004, PUD07-0002, SIGNS07-0045 & DR06-0050
(Continue from October 18, 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.
Planning Commission Agenda - Cont'd
November 1, 2007
Page 3 of 4
3. Auto Repair & Sales Use Permit
Richard Haskins/applicant
Richard Haskins/owner
69 S Linden Ave
P07-0074: UP07-0010 & DR07-0047
Use Permit and Design Review allowing reuse of three existing buildings for an auto repair facility
accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display,
111 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor
overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing
buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing up to eight
feet in height in the minimum required setbacks, situated at 69 and 103 South Linden Avenue, in the
Industrial Zoning District (M-1), in accordance with SSFMC Chapters 20.30,20.74,20.81, and 20.85.
ADMINISTRATIVE BUSINESS
4. Kaiser Permanente Expansion
Kaiser Foundation/Owner
Kaiser Fou ndation/ Applicant
1330 EI Camino Real
P07-0014: EIR07-0001, GPA07-0001, RZ07-0001, ZA07-0003, UP07-0001, & DR07-00071
Use Permit Modification allowing expansion of the 14.328 acre Kaiser Medical Center at 1200 EI
Camino Real (APN 010-292-210) incorporating a former motel situated on an abutting 1.376 acre
parcel at 1330 EI Camino Real (APN 010-292-130) and allowing off-site parking between the two
sites; Design Review Design Review of the conversion of a motel into a medical facility and an at-
grade parking lot with landscaping; General Plan Amendment changing the Land Use Element
designation from Mixed High Density Residential and Community Commercial to Community
Commercial.; Zoning Amendment adding SSFMC Chapter 20.52 Office (0) Zone District; Zoning
Reclassification of the parcel situated at 1200 EI Camino Real (APN 010-292-0210) from Planned
Commercial (P-C) Zone District to the Office (0) Zone District, and the parcel at 1330 EI Camino
Real (APN 010-292-130) from Transit Village (TV-C) Zone District and to the Office (0) Zoning
District; Environmental Impact Report assessing the environmental effects associated with the
proposed project.
5. 6 Month Review
Genentech/applicant
Genentech,/owner
1 DNA Way
P05-0141: MP05-0001, TDM05-0006, RZ05-0003, ZA05-0001 and MPEIR05-0004
6 month review of the Genentech Master Plan Implementation Program.
ITEMS FROM STAFF
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Planning Commission Agenda - Cont'd
November 1 , 2007
Page 4 of 4
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
Su Kalki
Secretary 0 the Planning Commission
City of South San Francisco
NEXT
MEETING:
Regular Meeting November 152007, 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
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Planning Commission
Staff Report
DATE: November 1,2007
TO: Planning Commission
SUBJECT: One Year Time Extension of Use Permit and Design Review approvals for
construction of a IS-bed residential care facility for the elderly at 637 Grand Avenue
in the R-3-L Multi Family Zone District in accordance with SSFMC Section
20.81.090.
Applicant:
Case No.:
Eugene Gonzales
POS-008I/PCA07-000S
RECOMMENDATION:
That the Planning Commission approve a one year extension of UP05-0018 (to October 1,
2008).
BACKGROUND/DISCUSSION:
In late September 200S, the Planning Commission approved a Use Permit to allow demolition of the
existing uninhabited single family home at 637 Grand Avenue, and construction in its place of a IS-
bed residential care facility for the elderly. (Attached is a copy of the original staff report and
conditions of approval.) Due to illness, the applicant has been unable to undertake the project in the
last two years, but has recently identified a buyer who is interested in completing the project as
designed and conditioned.
South San Francisco Municipal Code Sections 20.81.090 provides that Use Permit approvals
automatically expire two years from the date they are granted unless a building permit has been
issued or the use has been undertaken. Upon request, the Planning Commission may approve a
single one-year extension of this approval period. No further extensions are provided beyond this; a
new application is required.
CONCLUSION
Staff supports the applicant's request for a one-year extension of permit approvals, and believes the
site is particularly well-suited to such use given the proximity to the Magnolia Senior Center The
approved conditions of approval continue to address all areas of concern. Consequently, staff
Staff Report
To: Planning Commission
Subject: 637 Grand Avenue, P05-008I/PCA07-0005
November 1,2008
Page 2
recommends that the Planning Commission approve a time extension on the project approval (UP05-
0018) to October 1,2008.
Attached are documents related to the case.
~~L~
Su Ka n
Chief Planner
ATTACHMENTS: Letter from Applicant
September 15,2005 Planning Commission Staff Report
Plans
Planning C0111111ission
Staff Report
DATE: September 15, 2005
TO: Planning Commission
SUBJECT: Use Permit and Design Review approval to allow construction of a IS-bed
residential care facility for the elderly at 637 Grand Avenue in the R-3 Multi
Family Zone District in accordance with SSFMC Section 20.20.030(a).
Applicant:
Case No.:
Eugene Gonzales
P05-008IAJP05-00I8
RECOMMENDATION:
That the Planning Commission accept the design and approve UP05-0018 based on the
attached findings and subject to the attached conditions.
BACKGROUND/DISCUSSION:
The applicant proposes to demolish the existing uninhabited single family home at 637 Grand
Avenue, and construct in its place a IS-bed residential care facility for the elderly, similar to two
other facilities he has built in South San Francisco at 851 Baden Avenue and 201 Alta Vista
Drive. Residential Care Facilities for the Elderly are permitted in the R-3 Multiple Family
Residential Zone District subject to approval of a Use Permit.
The site is located approximately ~ block from the Magnolia Senior Center. The facility would
maintain 24 hour staffing, with two full-time employees, one per shift. (Additional part-time
help would be employed as needed to assist in driving residents to medical appointments,
cleaning rooms, doing laundry, etc.) The facility would be run more or less as a household, with
each resident having a private bedroom and bathroom, and access to all the common living space.
Three meals a day would be provided in a common dining area. The residents would be assisted
as needed in bathing, monitoring medication, scheduling medical appointments, etc., however,
no skilled nursing would be provided.
Design
The structure is proposed to be two stories high (29 ft.) at the Grand Avenue frontage and two
stories over a depressed garage (35 ft.) at the rear on Third Lane. This would be consistent with
the surrounding neighborhood which is predominantly two and three stories, and well within the
height limitations of the zoning ordinance which permit structures up to 50 feet high. The
Staff Report
To: Planning Commission
Subject: Eugene Gonzales, P05-008 I/UP05-00 1 8
September 15, 2005
Page 2
structure has been designed to blend in with the existing residential neighborhood and includes
stucco finished walls with a composition shingle roof.
The basement consists of the required parking spaces, a laundry room, storage space and an
enclosed area for trash storage. The first floor would contain seven bedrooms (all with half
baths), a kitchen, dining room and living room. The second floor would contain eight additional
bedrooms with half baths, two lounge areas with outside terraces, and a beauty parlor. An
elevator is also provided.
Design Review Comments
The Design Review Board considered the proposal at its May 17, 2005 meeting noting only
minor comments, attached, which have been incorporated into the revised design.
Zoning Consistency
The proposed project meets or exceeds all requirements of the R-3-L Multiple Family Residential
Zone District as shown below:
R-3 Zone
Proposed Project
Setbacks
Front
15 feet minimum
15 feet
Side
Rear
3 ft 9in
10 feet
3ft 9in
12 feet
Height
50 feet
35 feet
Parking
Landscaping
3 spaces
10% minimum
3 spaces
25%
Lot Coverage
65% maximum
65%
FAR
1.25 maximum
1.14
Parking
The zoning ordinance requires parking be provided at a rate of one space for each seven residents
in addition to one parking space for each live-in caregiver. At least two of the spaces must be
Staff Report
To: Planning Commission
Subject: Eugene Gonzales, P05-0081/UP05-00I8
September 15, 2005
Page 3
enclosed, one of which may be tandem. Accordingly, the applicant has proposed a garage which
would provide three legal spaces (one of which is tandem), plus a second tandem space which
does not count as a legal space. No live-in caregiver is proposed so the three parking spaces
provided meet the standards of the Zoning Ordinance.
GENERAL PLAN CONSISTENCY
The proposal is consistent with the expressed goals of the Housing Element of the City's General
Plan to provide housing for groups with special needs, and specifically to promote the
establishment of residential care facilities for the elderly:
Policy 3-4:
The City shall encourage the establishment of a range of housing types for
seniors including residential board and care facilities for the elderly in the
community.
The City shall continue to allow reduced parking requirements for
residential board and care facilities.
Program 3-4A:
ENVIRONMENTAL REVIEW
Staffhas determined that the proposed project is categorically exempt pursuant to the provisions
of the California Environmental Quality Act (CEQA): Class 3, Section 15303 (construction of
small structures). Because the project has been determined to be exempt, the Planning
Commission is not required to take any further action on an environmental document.
NEIGHBORHOOD MEETING/CONCERNS
The applicant conducted a neighborhood meeting on August 9, 2005 (meeting notice attached) to
present the project and solicit comments from the community. Notices were mailed to property
owners and residents within a 500-foot radius (approx. 420 notices). Two neighbors attended the
meeting, both of whom thought it would be a welcome addition.
One letter in opposition to the project was submitted, copy attached. The primary concerns noted
in the letter are the adequacy of the parking being provided and the access from Third Lane. As
discussed above, the project meets the Zoning Ordinance requirements. There is no reason to
believe that this particular project would generate more parking demand per bed than any other
residential care facility for the elderly. Additionally, staffhas no concerns with the vehicular
access being provided on Third Lane since that is the main function of the Lanes throughout the
Staff Report
To: Planning Commission
Subject: Eugene Gonzales, P05-008I/UP05-00I8
September 15, 2005
Page 4
City. Many proj ects in the City have exclusive access on Lanes similar to the design proposed in
this application.
CONCLUSION
The proposal meets or exceeds all applicable standards of the City's Zoning Ordinance.
Furthermore, it is consistent with the City's General Plan, which encourages such uses in the
City. The Design Review Board found that the design of the facility is in scale and character
with the surrounding neighborhood and is consistent with the City's Design Guidelines. Because
of these factors and additionally because of its proximity to the Magnolia Senior Center as well
as medical offices and other services, staff recommends approval of the project.
~b--L
Susy
Principal Planner
ATTACHMENTS: Findings of Approval
Conditions of Approval
DRB Minutes - May 2005
Neighborhood Mtg. notice
Letter from Modena & Royce dated Sept. 7, 2005
Plans
CONDITIONS OF APPROVAL
P05-0081: UP05-0018
Residential Home Care
637 Grand Ave.
(As approved by the Planning Commission on September 27,2005)
A. Planning Division requirements shall be as follow:
1. The project shall be constructed substantially as indicated on the attached plans dated May 5,2005,
prepared by Bexton Associates, except as modified by these conditions.
2. The applicant shall secure a license from the California State Department of Social Services to
operate a Residential Care Facility for the Elderly. The facility shall be limited to no more than 15
residents.
3. No signage shall be permitted.
4. . No live-in caregiver shall be employed unless additional parking is provided.
5. The facility staff shall direct visitors to utilize the on-site parking spaces provided at the rear of the
building.
6. The applicant shall comply with all STANDARD CONDITIONS OF APPROVAL.
7. The use of this structure shall not change without the prior approval of the Planning Commission.
8. The applicant shall install additional windows on the east and west elevations nearest the Grand
Avenue frontage.
[planning Division Contact: Susy Kalkin, Principal Planner, (650) 877-8535]
B. Engineering Division requirements shall be as follow:
1. The applicant shall comply with the applicable requirements of the Engineering Division's
"Standard Conditions for a Single Family Home". A copy of this booklet is available from the
Engineering Division at no charge to the applicant.
2. The building permit application plans shall conform to the standards of the Engineering Division's
permit application plan submittal requirements, including the submittal of a grading, drainage and
utility plan for the building.
3. The applicant shall obtain an encroachment permit for all work to be performed in the City right-of-
way. All frontage and utility improvements, includin'g sewer, gas & electric connections, shall be
constructed by the applicant's contractor, in accordance with plans approved by the Engineering
Division staff, at no cost to the City of South San Francisco, if applicable.
4. The work shall be constructed to City Standards and pursuant to a secured encroachment permit
obtained prior to receiving a building permit for the subject project. The cost of all work and
ConmtionsofApprov~
Page 2 of6
permits to mitigate the infrastructure impacts of the subject project shall be borne by the applicant
and shall be performed at no cost to the City of South San Francisco.
5. Upon completion of the site improvements, the applicant shall clean and reconstruct the existing
curb, gutter and driveway approaches, ~ongthe entire frontage of the subject parcel to conform to
current City public improvement safety and dtainage standards, prior to receiving a "final", or
occupancy permit, for the subject project.
6. The applicant shall reconstruct the entire frontage of 3rd lane from the property line to the centerline
of the road~aywith 3" AC for the subject project.
[Engineering Division contact: Michelle Bocalan, Assistant Engineer (650) 829-6652]
c. Police Department requirements shall be as follow:
A. Municip~ Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municip~ Code,
"Minimum Building Security Standards" Ordinance, and revised May 1995. The Police
Department reserves the right to make admtional security and safety conmtions, if necessary,
upon receipt of detailed/revised building plans.
B. Landscaping
Landscaping shall be of the type and situated in locations to maximize observation while
providing the desired degree of aesthetics. Security planting materials are encouraged along
fence and property lines and under vulnerable windows.
C. Building Security
1.
Doors
a.
The jamb on all aluminum frame-swinging doors shall be so constructed or
protected to withstand 1600 lbs. of pressure in both a vertical mstance of three (3)
inches and a horizontal mstance of one (1) inch each side of the strike.
b. Glass doors shall be secured with a deadbolt lock1 with minimum throw of one (1)
inch. The outside ring should be free moving and case hardened.
1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside
door knob/lever/turnpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without: a turnpiece may be used in "Group B" occupancies
as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door
stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting
background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the
Building Official for due cause.
Conditions of Approval
Page 3 of6
c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with
a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock!
with minimum throw of one (1) inch. Locking hardware shall be installed so that
both dead bolt and deadlocking latch can be retracted by a single action of the
inside knob, handle, or tumpiece.
d. Outside hinges on all exterior doors shall be provided with non-removable pins
when pin-type hinges are used or shall be provided with hinge studs, to prevent
removal of the door.
e. Doors with glass panels and doors with glass panels adjacent to the doorframe
shall be secured with burglary-resistant glazing2 or the equivalent, if double-
cylinder dead bolt locks are not installed.
f. Doors with panic bars will have vertical rod panic hardware with top and bottom
latch bolts. No. secondary locks should be installed on panic-equipped doors, and
no exterior surface-mounted hardware should be used. A 2" wide and 6" long
steel astragal shall be installed on the door exterior to protect the latch. No
surface-mounted exterior hardware need be used on panic-equipped doors.
g. All entrance and exit doors for individual tenant spaces shall have a deadboIt lock.
h. On pairs of doors, the active leaf shall be secured with the type of lock required
for single doors in this section. The inactive leaf shall be equipped with automatic
flush extension bolts protected by hardened material with a minimum throw of
three-fourths inch at head and foot and shall have no doorknob or surface-
mounted hardware. Multiple point locks, cylinder activated from the active leaf
and satisfying the requirements, may be used in lieu of flushbolts.
Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum
of one throw bolt at both the top and bottom rails.
2. Windows
a. Louvered windows shall not be used as they pose a significant security problem.
b. Accessible rear and side windows not viewable from the street shall consist of rated burglary
resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured
on the inside with a locking device capable of withstanding a force of two hundred (200) lbs. applied
in any direction.
c. Secondary locking devices are recommended on all accessible windows that open.
3. Roof Openings
25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
Conditions of Approval
Page 4 of6
a. All glass skylights on the roof of any building shall be provided with:
1) Rated burglary-resistant glass or glass-like acrylic material.2
or:
2) Iron bars of at least 1/2" round or one by one-fourtIi inch flat steel material
spaced no more than five inches apart under the skylight and securely
fastened.
or:
3) A steel grill of at least 1/8" material or two inch mesh under skylight and
securely fastened.
b. All hatchway openings on the roof of any building shall be secured as follows:
1) If the hatchway is of wooden material, it shall be covered on the outside
with at least 16 gauge sheet steel or its equivalent attached with screws.
2) The hatchway shall be secured from the inside with a slide bar or slide
bolts. The use of crossbar or padlock must be approved by the Fire
Marshal.
3) Outside hinges on all hatchway openings shall be provided with
nomemovab1e pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls
of any building shall be secured by covering the same with either of the following:
1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material,
spaced no more than five inches apart and securely fastened.
or:
2) A steel grill of at least 1/8" material or two inch mesh and securely
fastened and
3) If the barrier is on the outside, it shall be secured with galvanized rounded
head flush bolts of at least 3/8" diameter on the outside.
4. Lighting
a Parking lots, (including parking lots with carports) driveways, circulation areas,
aisles, passageways, recesses, and grounds contiguous to buildings shall be'
provided with high intensity discharge lighting With sufficient wattage to provide
adequate illumination to make clearly visible the presence of any person on or
Conditions of Approval
Page 5 of6
about the premises during the hours of business darkness and provide a safe,
secure environment for all persons, property, and vehicles on site. Such lighting
shall be equipped with vandal-resistant covers. A lighting level of 0.5 to 1
footcandles minimum, maintained at ground level is required.
b. All exterior doors shall be provided with their own light source and shall be
adequately illuminated at all hours to make clearly visible the presence of any
person on or about the premises and provide adequate illumination for persons
exiting the buiiding.
c. The premises, while closed for business after dark, must be sufficiently lighted by
use of interior night-lights.
d. Exterior door, perimeter, parking area, and canopy lights shall be controlled by
photocell and shall be left on during hours of darkness or diminished lighting.
e. Parking lot lights shall remain on anytime .there are employees in the building.
f. Prior to issuance of a building permit.. the applicant shall submit a lighting plan to
be reviewed and approved by the Police Department. Lighting plans shall include
photometric and distribution data attesting to the required illumination level.
5. Numbering of Buildings
a. The address of the Building shall be posted on the street side of the building in
such a fashion that it is easily visible to an approaching emergency vehicle.
b. The numbers shall be lighted at night.
c. The individual unit designators shall be placed on the entry door
for these units.
6. Traffic, Parking, and Site Plan
a. All entrances to the parking area shall be posted with appropriate signs per 22658(a)
eve, to assist in removing vehicles at the property owner's/manager's request.
b. Handicapped parking spaces shall be clearly marked and properly sign posted.
NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-
3934.
7. Misc. Security Measures
Conditions of Approval
Page 6 of6
a. The perimeter of the site shall be fenced during construction, and security lighting
and patrols shall be employed as necessary.
b. The entry door will remain locked at all times. The entry door shall be equipped
with a remote-opening feature that will allow residents to speak to' and screen
anyone wishing to enter before allowing entry.
[police Department contact: Sergeant E. Alan Normandy (650) 877-8927]
D. Building Division requirements shall be as follow:
1. The building may be classified as a three-story structure based on the exposed area of the basement
area.
2. Accessible ramps are required to have a 72 inch long landing in the direction of the down travel.
3. Stair enclosures are required.
4. Additional comments at plan review.
[Building Division contact: Jim Kirkman, Chief Building Official (650) 829-6670]
E. Fire Prevention requirements shall be as follow:
1. Install fire sprinkler system per NFP A 13/SSFFD requirements under separate fire plan check and
_permit.
2. Install fire alarm system
3. Install smoke alarms.
4. InStall interconnected smoke alarms.
5. Install audible alarm device central to sleeping rooms.
6. Install exterior listed horn/strobe alarm device.
7. All buildings shall provide premise identification in accordance with SSF Municipal Code Section
15.24.100.
8. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms,
elevators, and others to be determined.
9. Provide emergency illumination.
10. Provide exit signs.
Conditions of Approval
Page 70f6
[Fire Prevention contact: Bryan Niswonger, Fire Marshall (650) 829-6671]
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Planning Commission
Staff Report
DATE:
November 1, 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 of9I,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
existing double faced pylon signs, 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 100 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 approve 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
Staff Report
To: Planning Commission
Re: 101 Terminal Court
November 1, 2007
Page 2 of 5
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, and 3) Type C Sign Permit allowing
a master sign program consisting of existing double faced pylon signs, an existing single faced
monument sign, a new canopy entrance fa~ade sign and three new flag poles 35 feet in height
with a combined area exceeding 100 square feet, subject to the making the required findings
and adopting the conditions of approval.
BACKGROUNDffiISCUSSION:
The site has been used a commercial airport parking lot for many years. The proposed project
includes constructing new canopies over some of the existing parking spaces, a new entry canopy
and installing new landscaping both on-site and on an abutting portion of the US Highway 101. The
proposed development is intended to provide an enhanced entry, to provide a new small
administrative office, and to provide protection for clIent vehicles from jet engine exhaust. The
business will continue to provide parking for 1,232 vehicles and operate on a 24 hour daily basis.
The business provides a shuttle service to and from San Francisco International Airport for its
customers. The facility will continue to provide employment for a total of 30 persons with 3 shifts of
10 employees each.
To identify the site to regional travelers, the applicant proposes to retain the existing double-faced
pylon sign and the single-faced entry monument sign, and to add a new sign on the entry canopy and
add 3 new flag poles at the main entry.
GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE
The General Plan Land Use designation of the site is Business Commercial and the site is situated in
the Planned Industrial (P-I) Zoning District. The project site's General Plan Land Use Element
designation of Business Commercial allows commercial parking facilities. The P-I Zone District
allows commercial parking and businesses with 24 hour operations, subject to an approved Use
Permit by the South San Francisco Planning Commission [SSFMC Sections 20.32.030(c) &
20.32.070(a)].
Industrial sites are required to provide a minimum of 10% of the total site in landscaping. Off-site
landscaping of a portion of the required minimum, as proposed by the applicant, may be allowed
with a Planned Unit Development (PUD) approved by the Planning Commission [SSFMC Section
20.84.050(a)].
Sites with a combined sign area exceeding 100 square feet are allowed and flag poles taller than 30
feet in height require a Type C Sign Permit approved by the Planning Commission [SSFMC
Sections 20.86.060 and 20.76.155(b), respectively].
Staff Report
To: Planning Commission
Re: 101 Terminal Court
November 1, 2007
Page 3 of 5
BAY CONSERVATION AND DEVELOPMENT COMMISSION
The southerly portion of the site lies within the jurisdiction of the San Francisco Bay Conservation
and Development Commission (BCDC). All development within BCDC's jurisdictional area is
subject to their review and is required to be issued a permit before the project may proceed. The
owner has contacted BCDC staff and will apply for the necessary permit. A condition of approval
has been added requiring that the BCDC Permit be issued prior to the issuance of any SSF Permit
associated with the proposed development.
DEVELOPMENT STANDARDS
The building generally complies with current City development standards as displayed in the table in
Exhibit #A.
Employee parking spaces and shuttle parking are provided in a small area adjacent to the office.
All commercial sites are required to provide a minimum landscape area equal to 10% of the entire
project site [SSFMC Section 20.73.040] and provide a continuous landscape strip of a minimum of 6
feet in depth be provided between the parking lot and the property boundaries [SSFMC Section
20.73.050(a)]. The proposed landscaping of 17,776 square feet [4.7% of the site area] falls short of
the City's minimum requirement for the site of [10% x Site Area of378,807 SF = 37,880 SF] and
the provides a small portion of the required landscape buffers.
Because of the unusual wedge shape ofthe property, the site can only accommodate additional
landscaping at the expense of eliminating 136 existing parking spaces and rearranging another 65
parking spaces. This would mean a substantial loss of income with an increase in landscaping
maintenance costs and a loss of revenue for the City vis-a.-vis the Business License Fees.
The SSFMC allows two other options in meeting the landscape obligation - either make a financial
contribution in-lieu ofthe landscape deficiency [Cultural Arts Ordinance SSFMC Chapter 20.101] or
provide an equivalent landscape area off-site via a Planned Unit Development Permit [SSFMC
20.84] in association with a landscape maintenance agreement. Both alternatives require approval by
the Planning Commission.
The owner is proposing to meet the landscape obligations by eliminating 31 parking spaces and
increasing the on-site landscaping to a total of 17,776 SF and providing the remainder of the
required landscaping - 20,500 SF [5.3% of the totallandscaping]- on a portion of the abutting
Caltrans right-of-way of US Highway 101. The proposed off-site landscape buffer along the US
Highway 101 frontage will help to effectively de-emphasize the visual prominence of parking. A
condition of approval requires that the owner maintain the landscaping - both on-site and off-site.
Over the past few years since the adoption of the Cultural Arts Ordinance, only a few developments
have opted to make a contribution instead of meeting the City's landscape requirement. The primary
Staff Report
To: Planning Commission
Re: 101 Terminal Court
November 1, 2007
Page 4 of 5
reason cited for declining this option is the expense. Only one development has been approved by
the Planning Commission to provide off-site landscaping. That development, located at Hickey
Boulevard and El Camino Real, was similar to the proposed project - both have an unusual wedged
lot shape and extensive frontage along a public right-of-way, and meeting the City's minimum
landscaping requirements would severely limit the use of the property.
Landscaping a portion of the Caltrans right-of-way will require the City to obtain an Encroachment
Permit from Caltrans. The City has agreed in principle to apply for the permit contingent on the
Planning Commission approving the development proposal, and that the owner be responsible for
maintaining the landscaping and enter into a Landscape Maintenance Agreement with the City. The
owner, the City's Public Works Director and the City Attorney have developed such an agreement.
The three new 35 foot tall flag poles in front ofthe entry canopy are intended to increase the
visibility of the site. The existing signs on the site are comprised of two double sided pole signs (on
the site interior), a single faced monument sign (at the project entry) and a fayade sign on the
existing entry canopy. Flags are only considered as additional sign area if they exceed 35 square feet
and are corporate in nature. A condition of approval has been added to require that any displayed
flag is in keeping with the City's Sign Regulations [SSFMC Section 20.76.155].
The pylon sign fascia is in disrepair and needs to be replaced or the sign removed. Replacement of
the sign fascia would require a Type A Permit and a Building Permit. A condition of approval
requires that prior to the final inspection that the owner obtain the necessary City approvals and
permits and either replace the sign or remove the pylon.
DESIGN REVIEW BOARD:
The proposed development was reviewed by the Design Review Board at their meeting of August
15,2006. The Board was generally supportive of the design, determined that the proposed project
complied with the SSF Design Guidelines and offered the following comments:
1. Add a standard irrigation system to the plans.
2. 'Hebe Coed' not recommended as a shrub - choose an alternate shrub to use in the
project.
3. Add trees to each end of the drive isles/parking bays.
The applicant has revised the plans to incorporate the DRB comments.
ENVIRONMENTAL DOCUMENT:
City staffhas determined that the proposed project is categorically exempt pursuant to the provisions
of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act
Staff Report
To: Planning Commission
Re: 101 Terminal Court
November 1, 2007
Page 5 of 5
(CEQA). Because the project has been determined to be exempt, the Planning Commission is not
required to take any action on the environmental document.
CONCLUSION:
The proposed development complies with the South San Francisco General Plan Land Use Element
and the Zoning Code standards. Conditions of approval are proposed to ensure that the development
is constructed in accordance with the City's standards, will require that the owner maintain the
property in good condition and maintain the off-site landscaping. Therefore, the Planning
Commission should approve: 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 ofthe 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 of9I,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, and a 3) Type C Sign Permit allowing a master sign program consisting of existing double
faced pylon signs, an existing single faced monument sign, a new canopy entrance fac;ade sign and
three new flag poles 35 feet in height with a combined area exceeding 100 square feet.
'--. --
Ste
ATTACHMENTS:
Exhibit #A - Development Standards
Draft Findings of Approval
Commercial Planned Unit Development Permit
Use Permit
Type C Sign Permit
Draft Conditions of Approval
Design Review Board Minutes
August 15,2006
Plans
EXHIBIT #A
DEVELOPMENT STANDARDS
Address:
Site Area:
Floor Area:
101 Terminal Court
8.68 acres [378,250 SF]
97,063 SF
Office:
Cashiers:
Garage:
Tower:
Canopy:
Carports:
1,365 SF
245 SF
400 SF
200 SF
3,108 SF
91,745 SF
Floor Area Ratio :
Maximum: 0.5 Existing: .002
Lot Coverage
Maximum: 60% Existing: .002%
Landscaping
Minimum: 10% Existing: 1%
Automobile Parking
Minimum: 7 Existing: 1,231
Setbacks
Minimum Existing
Front 20FT 80FT
Right Side 6FT OFT
Left Side 6FT OFT
Rear 15 FT OFT
Notes: 1, 6 foot landscaped setbacks required of parking lots.
2. Parking based on a rate of 1/300 SF Office area.
3. Includes off-site landscaping of 20,000 SF.
Proposed: 0.24
Proposed: .24%
Proposed: 10%
Proposed: 1,231
Proposed
80FT
o FT
o FT
o FT
FINDINGS OF APPROVAL
PUD07-0002
PARKN' FLY
101 TERMINAL COURT
(As recommended by City Staff November 1, 2007)
As required by the Planned Unit Development Procedures [SSFMC Chapter 20.84], the
following findings are made in approval of a 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 ofthe
minimum required on-site landscaping, 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: Civil Plans prepared by Louis A. Arata, Civil
Engineer and Surveyor, dated August, 2006; Site Plans and Building Plans prepared by Studio 7,
pllc., dated August 2006; Landscape Plans prepared by Rosalind Wheeler, dated August 2006;
Design Review Board minutes of August 15, 2006; Design Review Board meeting of August
15,2006; Planning Commission staff report, dated November 1, 2007; and Planning
Commission meeting of November 1, 2007:
1. The 8.68 acre site is physically suitable for a commercial parking lot and has operated
successfully for many years. The improvements are consistent with the General Plan
Land Use Element designation ofthe site of Business Commercial. The improvements
will result in a land use intensity no higher than that permitted by the General Plan Land
Use Element designation and are consistent with the site's Zoning of Planned Industrial
Zone District.
2. Exceptions for the development include the provision of 17,776 square feet of on-site
landscaping and off-site landscaping of20,500 square feet on an abutting parcel of land
in-lieu of meeting the minimum requirement oflandscape area equal 38,276 square feet
of on-site landscaping. The off-site landscaping along US Highway 101 will screen views
of the subject site's stored vehicles and the improvements are of similar style to existing
developments in the immediate project vicinity. The landscaping will contribute to a
development of superior quality offsetting any adverse impact of the requested exception.
Use of the US Highway 101 frontage will provide for a greater depth of landscaping than
the minimum City requirement of 6 feet in depth and the requirement for a Landscape
Maintenance Agreement will provide a greater assurance that the landscaping will be
maintained.
3. The landscaping exception will not be detrimental to the health, safety, welfare, comfort
or convenience of persons working in the project vicinity because the improvements will
provide a far greater visual screening than that achievable on-site alone. The City's
Design Review Board recommended approval of the proposed development and
determined that the improvements exceed the design quality of the surrounding industrial
enclave. Conditions of approval require that the development of the site conform to the
City's development standards and that the landscaping be maintained.
4. The project complies with the provisions ofthe California Environmental Quality Act.
*
*
*
FINDINGS OF APPROVAL
P06-0064
USE PERMIT
101 TERMINAL COURT
(As recommended by City Staff November 1, 2007)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following
findings are made in approval of Use Permit 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, generating in excess of one
hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, based on
public testimony and the materials submitted to the City of South San Francisco Planning
Commission which include, but are not limited to: Civil Plans prepared by Louis A. Arata
Civil Engineer & Surveyor, dated August 2006; Site Plans, and Building Plans, prepared
by Studio 7, pllc., dated August 2006; Landscape Plan prepared by Rosalind Wheeler,
dated August 2006; Design Review Board meeting of August 15,2006; Design Review
Board minutes of August 15,2006; Planning Commission staff report, dated November
1,2007; and Planning Commission meeting of November 1,2007:
1. The addition of new one-story parking carport canopies covering 596
parking spaces equaling an area of9I,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, to an existing commercial
parking lot with 1,232 parking spaces generating in excess of one hundred
(100) average daily vehicle trips, with twenty-four (24) hour operation,
will not be adverse to the public health, safety or general welfare of the
community, or detrimental to surrounding properties or improvements.
The building and site improvements design meet the City Design
Guidelines, and have been recommended by the South San Francisco
Design Review Board. Conditions of approval are included to require
conformance with the Planning Commission approved plans and City
development requirements and to require that the site be maintained in
good condition. A revised entry plan will help reduce traffic and parking
impacts associated with the development.
2. The addition of new one-story parking carport canopies covering 596
parking spaces equaling an area of9I,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, to an existing commercial
parking lot with 1,232 parking spaces generating in excess of one hundred
(100) average daily vehicle trips, with twenty-four (24) hour operation
complies with the General Plan Land Use Element designation of the site
of Business Commercial that allows commercial parking businesses.
3. The site, located in the Planned Industrial Zone District (P-I), is adjacent
to other similar uses and the development complies all applicable
standards and requirements of SSFMC Title 20.
*
*
*
FINDINGS OF APPROVAL
SIGNS07-0045
PARKN' FLY
101 TERMINAL COURT
(As recommended by City Staff November 1, 2007)
As required by the "Sign Permit Procedures" [SSFMC Chapter 20.86], the following
findings are made in approval of a Type C Sign Permit allowing a master sign program
consisting of existing double faced pylon signs, an existing single faced monument sign,
a new canopy entrance fa9ade sign and three new flag poles 35 feet in height with a
combined area exceeding 100 square feet., 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: Civil Plans
prepared by Louis A. Arata, Civil Engineer and Surveyor, dated August, 2006; Site Plans
and Building Plans prepared by Studio 7, pllc., dated August 2006; Landscape Plans
prepared by Rosalind Wheeler, dated August 2006; Design Review Board minutes of
August 15, 2006; Design Review Board meeting of August 15, 2006; Planning
Commission staff report, dated November 1, 2007; and Planning Commission meeting of
November 1, 2007:
1. The master sign program consisting of existing double-faced pylon signs, a single
faced monument sign, a new canopy sign, and 3 new 35 foot tall flag poles with a
combined total sign area exceeding 100 square feet, situated at 101 Terminal Court is
consistent with the City's General Plan Land Use Element, which designates this site
for Community Commercial and the City Design Guidelines, which encourage master
SIgn programs.
2. The master sign program consisting of existing double-faced pylon signs, a single
faced monument sign, a new canopy sign, and 3 new 35 foot tall flag poles with a
combined total sign area exceeding 100 square feet, situated at 101 Terminal Court is
consistent with the requirements of SSFMC Sections 20.76.150 and 2.076.155 and
Chapter 20.86, which require an approved Type C Sign Permit.
3. The master sign program consisting of existing double-faced pylon signs, a single
faced monument sign, a new canopy sign, and 3 new 35 foot tall flag poles with a
combined total sign area exceeding 100 square feet, situated at 101 Terminal Court
will not be adverse to the public health, safety or general welfare of the community,
nor detrimental to surrounding properties or improvements. Because the signs are
generally oriented to the regional traveler, the sign new sings and flag poles are
consistent with the existing on-site signs, the new signs are appropriately sized to be
legible and provide identification from the Terminal Court. The sign program was
recommended for approval by the Design Review Board. The sign program will
result in a consistent level of sign quality, which reflects and complements the
architecture of the entry canopy. Conditions of approval will require that the owner
maintain the signs in good condition.
* * *
PROPOSED CONDITIONS OF APPROVAL
101 TERMINAL COURT
P06-0064
(As recommended by City Staff on November 1, 2007)
A. PLANNING DIVISION
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, except as amended by the conditions
of approval.
2. The construction drawings shall substantially comply with the Planning
Commission approved plans, as amended by the conditions of approval,
including the Site Plans and Building Plans by Studion7, Civil
Engineering Plans prepared by Louis A. Arata Civil engineer and
Surveyor, dated March 2006, and Landscape Plans by Rosalind Wheeler,
submitted in association with P06-0064.
3. Prior to the issuance of the Building Permit, the landscape plan shall
incorporate the Development Review Board comments of August 15,2006
to include a standard irrigation system, chose an alternate shrub to 'hebe
coed' and add trees to the end of each drive aisle and bays. The landscape
plans shall also include mature shrubs, trees that have a minimum size of
24 inch box and 15% of the total number of proposed trees shall have a
minimum size of36 inch box. Trees along the frontage shall be a
minimum size of24 inch box. The final landscape plan shall be subject to
the review and approval by the South San Francisco Chief Planner.
4. The number of parking spaces or carport spaces shall not be increased or
rearranged without prior approval by the South San Francisco Planning
Commission.
5. The applicant shall comply with the SSFMC Sign Regulations and shall
not increase the number, size, type nor alter the location of any approved
sign, flags, banners or pennants without prior approval by the South San
Francisco Planning Commission. All temporary signs qualifying as a Type
'A' Sign Permit shall be subject to the review and approval by the South
San Francisco Chief Planner.
6. The owner shall enter into a Maintenance Landscape Agreement with the
City of South San Francisco regarding the owner's installation and
maintenance of the off-site landscaping on the CalTrans controlled right-
of-way along project's frontage on US Highway 101 and agree to maintain
the landscaping as long as the business is in operation at the project site.
The agreement shall be subject to the review and approval by the City
Attorney.
7. Prior to the issuance of any permit, the owner shall obtain and thereafter
maintain a valid South San Francisco Business License as long as the
business is in operation at the subject site.
8. Prior to the issuance of any permit, the owner shall obtain a permit from
the Bay Conservation and Development Commission (BCDC) for the
proposed development, and shall provide a copy of the BCDC Permit to
the City's Chief Planner.
(Planning Division: Steve Carlson PH: 650/877-8535, Fax 650/829-6639)
B. ENGINEERING DIVISION
1. STANDARD CONDITIONS
The applicant shall comply with all of the applicable conditions of
approval detailed in the Engineering Division's "Standard Conditions for
Commercial and Industrial Developments", contained in our "Standard
Development Conditions" booklet dated January 1998. A copy ofthis
booklet is available at our Engineering Division office at no charge to the
applicant.
2. SPECIAL CONDITIONS
a. The site plan shall show all utility connections to the new office
building.
b. Any work performed in the City's right-of-way shall require an
encroachment from the Engineering Division. The owner shall
apply and pay all fees and deposits for the encroachment permit.
(Engineering Division: Sam Bautista PH: 650/ 829-6652)
C. POLICE DEPARTMENT
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the
Municipal Code, "Minimum Building Security Standards" Ordinance
revised May 1995. The Police Department reserves the right to make
additional security and safety conditions, if necessary, upon receipt of
detailed/revised building plans.
2. Building Security
A. Doors
1. The jamb on all aluminum frame-swinging doors shall be
so constructed or protected to withstand 1600 Ibs. of
pressure in both a vertical distance of three (3) inches and a
horizontal distance of one (1) inch each side of the strike.
2. Glass doors shall be secured with a deadbolt lockl with
minimum throw of one (1) inch. The outside ring should be
free moving and case hardened.
3. Employee/pedestrian doors shall be of solid core wood or
hollow sheet metal with a minimum thickness of 1-3/4
inches and shall be secured by a deadbolt lock! with
minimum throw of one (1) inch. Locking hardware shall be
installed so that both deadbolt and deadlocking latch can be
retracted by a single action of the inside knob, handle, or
turn piece.
4. Outside hinges on all exterior doors shall be provided with
non-removable pins when pin-type hinges are used or shall
be provided with hinge studs, to prevent removal of the
door.
5. Doors with glass panels and doors with glass panels
adjacent to the doorframe shall be secured with burglary-
resistant glazing2 or the equivalent, if double-cylinder
deadbolt locks are not installed.
6. Doors with panic bars will have vertical rod panic hardware
with top and bottom latch bolts. No secondary locks should
be installed on panic-equipped doors, and no exterior
surface-mounted hardware should be used. A 2" wide and
6" long steel astragal shall be installed on the door exterior
I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single
action of the inside door knob/lever/tumpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in
"Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily
visible durable sign on or adjacent to the door stating "This door to remain unlocked during business
hours", employing letters not less than one inch high on a contrasting background. The locking device
must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building
Official for due cause.
2. 25/16" security laminate, 114" polycarbonate, or approved security film treatment, minimwn.
to protect the latch. No surface-mounted exterior hardware
need be used on panic-equipped doors.
7. On pairs of doors, the active leaf shall be secured with the
type of lock required for single doors in this section. The
inactive leaf shall be equipped with automatic flush
extension bolts protected by hardened material with a
minimum throw of three-fourths inch at head and foot and
shall have no doorknob or surface-mounted hardware.
Multiple point locks, cylinder activated from the active leaf
and satisfying the requirements, may be used instead of
flush bolts.
8. Any single or pair of doors requiring locking at the bottom
or top rail shall have locks with a minimum of one throw
bolt at both the top and bottom rails.
B. Windows
1. Louvered windows shall not be used as they pose a
significant security problem.
2. Accessible rear and side windows not viewable from the
street shall consist of rated burglary resistant glazing or its
equivalent. Such windows that are capable of being opened
shall be secured on the inside with a locking device capable
of withstanding a force of two hundred- (200) Ibs. applied
in any direction.
3. Secondary locking devices are recommended on all
accessible windows that open.
C. Roof Openings
1. All glass skylights on the roof of any building shall be
provided with:
a) Rated burglary-resistant glass or glass-like acrylic
material. 2
or:
b) Iron bars of at least 1/2" round or one by one-fourth
inch flat steel material spaced no more than five
inches apart under the skylight and securely
fastened.
or:
c) A steel grill of at least 118" material or two inch
mesh under skylight and securely fastened.
2. All hatchway openings on the roof of any building shall be
secured as follows:
a) If the hatchway is of wooden material, it shall be
covered on the outside with at least 16 gauge sheet
steel or its equivalent attached with screws.
b) The hatchway shall be secured from the inside with
a slide bar or slide bolts. The use of crossbar or
padlock must be approved by the Fire Marshal.
c) Outside hinges on all hatchway openings shall be
provided with non-removable pins when using pin-
type hinges.
3. All air duct or air vent openings exceeding 8" x 12" on the
roof or exterior walls of any building shall be secured by
covering the same with either of the following:
a) Iron bars of at least 112" round or one by one-fourth
inch flat steel material, spaced no more than five
inches apart and securely fastened.
or:
b) A steel grill of at least 1/8" material or two inch
mesh and securely fastened, and
c) If the barrier is on the outside, it shall be secured
with galvanized rounded head flush bolts of at least
3/8" diameter on the outside.
D. Lighting
1. All exterior doors shall be provided with their own light
source and shall be adequately illuminated at all hours to
make clearly visible the presence of any person on or about
the premises and provide adequate illumination for persons
exiting the building.
2. The premises, while closed for business after dark, must be
sufficiently lighted by use of interior night-lights.
3. Exterior door, perimeter, parking area, and canopy lights
shall be controlled by photocell and shall be left on during
hours of darkness or diminished lighting.
E. Numbering of Buildings
I. The address number of every commercial building shall be
illuminated during the hours of darkness so that it shall be
easily visible from the street. The numerals in these
numbers shall be no less than four to six inches in height
and of a color contrasting with the background.
2. In addition, any business, which affords vehicular access to
the rear through any driveway, alleyway, or parking lot,
shall also display the same numbers on the rear of the
building.
F. Alarms
1.
The business shall be equipped with at least a central
station silent intrusion alarm system.
NOTE:
To avoid delays in occupancy, alarm installation steps
should be taken well in advance of the final inspection.
G. Traffic, Parking, and Site Plan
1.
Handicapped parking spaces shall be clearly marked and
properly sign posted.
NOTE:
For additional details, contact the Traffic Bureau Sergeant
at (650) 829-3934.
H. Misc. Security Measures
1. Commercial establishments having one hundred dollars or
more in cash on the premises after closing hours shall lock
such money in an approved type money safe with a
minimum rating of TL-I5.
2. Drive pathways, entries and exits shall be monitored with a
CCTV system, which shall be operational at all times. The
CCTV system shall be of sufficient lighting and resolution
to aid in the identification of any subject committing a
crime on the premises, as well as aid in the ready
identification of their vehicles and license plate numbers.
CCTV recordings must be maintained for a period of no
less than 30 days.
3. Should any aspect of the Use Permit be violated, the Chief
Planner may immediately revoke the Use Permit upon
written request by the Code Enforcement Division or the
Police Department.
(Police Department contact, Sgt. E. Alan Normandy PH: 650/877-8927)
D. FIRE DEPARTMENT
1. Install fire sprinkler system per NFP A I3/SSFFD requirements under
separate fire plan check and permit for overhead and underground for all
new structures.
2. Provide circulation diagram for emergency vehicle access and turning
radii.
3. Provide Knox Box at entry point for emergency key access.
4. Provide carport construction.
5. Water supply to be determined by 2001 California Fire Code
Requirements
6. Please contact fire department for any questions.
7. Local Fire Code amendments and vehicle specification/templates available
at http://www.ssf.net/depts/fire/prevention/fire permits.asp
(Fire Marshal: Bryan Niswonger PH: 650/829-6671)
E. WATER QUALITY CONTROL PLANT
1. The applicant must submit a signed maintenance schedule for the
stormwater pollution prevention devices installed. Each maintenance
agreement will A plan showing the location of all storm drains and
sanitary sewers must be submitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo
Countywide Stormwater Logo.
3. Storm water pollution preventions devices are to be installed. At a
minimum filter sacks must be installed and maintained in all catch basins.
Filter sacks must be maintained after each storm.
4. Applicant must take measures to assure that all stormwater runoff remains
on the property. These measures must be shown of the plans. If adequate
drainage is not provided the applicant must install additional catch basins
to handle the runoff.
5. All storm drains must be cleaned before demolition begins.
6. Filter fabric to be placed over all storm drains, flat and curbside,
surrounded by sand bags and then an 8 to 10 inch mound of gravel slanted
up to the height of the sandbags.
(Water Quality: Cassie Prudhel PH: 650/829-3840)
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of August 15, 2006
TIME: 4:00 P.M.
MEMBERS PRESENT: Harris, Nilmeyer, Ruiz and Williams
MEMBERS ABSENT: Nelson
STAFF PRESENT: Steve Carlson, Senior Planner
Gerry Beaudin, Associate Planner
Chad Smalley, Associate Planner
Patti Cabano, Administrative Assistant
1. ADMINISTRATIVE BUSINESS
2. OWNER: ParkNFly
APPLICANT: Park N Fly
ADDRESS: 101 Terminal Ct
PROJECT NUMBER: P06-0064: DR06-0050 & UPM06-0004
PROJECT NAME: Park & Fly - Use Permit Mod.
(Case Planner: Steve Carlson)
DESCRIPTION: Use Permit Modification and Design Review ofa new
landscaped entry and office at 101 Termninal Court in the
Planned Industrial (P-I) Zone District in accordance with
SSFMC Chapters 20.32, 20.81 & 20.85
The Board had the following comments:
1. Add a standard irrigation system to the plans.
2. 'Hebe Coed' not recommended as a shrub - choose an alternate shrub
to use in the project.
3. Add trees to each end of the drive isles/parking bays.
3. OWNER: Chamberlin Associates
APPLICANT: Karen Lin
ADDRESS: 180 Oyster Point Blvd
PROJECT NUMBER: P06-0098: UP06-0023 & DR06-0080
PROJECT NAME: Use Permit - Malcolm Building
(Case Planner: Steve Carlson)
DESCRIPTION:
Use Permit and Design Review allowing a 3-story, 101,
868 sq ft Office & Research / Development building with a
2-story open garage & surface parking generating in excess
of 100 vehicle trips at 180 Oyster Point Blvd in the Planned
Commercial (P-C) Zone District in accordance with
SSFMC Chapters 20.24, 20.81, 20.82 and Chapter 20.120.
62'-0'
FLOOR PLAN
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PARK'N FLY
101 Terminal Court
s. South San Francisco, CA
LEON LAWSON, STUDIO 7, PLLC
2033 Castaic Lane
Knoxville, TN 37932
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101 Terminal Court
S. South San Francisco, CA
LEON LAWSON, STUDIO 7, PLLC
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Planning Commission
Staff Report
DATE:
November 1,2007
TO:
Planning Commission
SUBJECT:
Use Permit and Design Review allowing reuse of three existing buildings
for an auto repair facility accommodating a maximum of 16 work bays, a
new car wash, and auto sales with outdoor display, 109 at-grade open
parking spaces for employees and customers vehicles, tandem parking,
outdoor overnight parking, off-site parking, new site improvements and
landscaping, upgrades to the existing buildings, generating in excess of
100 average daily vehicle trips, and allowing fencing up to eight feet in
height in the minimum required setbacks.
Project Location: 1.68 acre site situated at 69 and 103 South Linden
Avenue (APNs 014-103-090 & 014-103-100) in the Industrial (M-I) Zone
District.
SSFMC: Sections 20.30.030(c), 20.30.040(a), 20.30.040(i), 20.73.020,
20.74.I20(b) & 20.74.I20(e) and Chapters 20.81 & 20.85.
Owner & Applicant: Richard E. Haskins
Case No.: P07-0074 [UP 07-0010 & DR 07-0047]
Env. Doc.: Categorical Exemption Section 15061(b)(3)
RECOMMENDATION:
That the Planning Commission approve a Use Permit and Design Review allowing reuse of
three existing buildings for an auto repair facility accommodating a maximum of 16 work
bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking
spaces for employees and customers vehicles, tandem parking, outdoor overnight parking,
off-site parking, new site improvements and landscaping, upgrades to the existing
buildings, generating in excess of 100 average daily vehicle trips, and allowing a eight foot
tall fence, subject to making the fmdings of approval and adopting the conditions of
approval.
BACKGROUND/DISCUSSION:
The 1.68 acre site, comprised of two abutting lots, was for many years used as a waste transfer
facility, and in the recent past was approved by the Planning Commission and used for a short
Staff Report
To: Planning Commission
Subject: UP 07-0010 & DR 07-0047
November 1,2007
Page 2 of 4
time as a truck rental facility. The site is adjacent to the Peninsula Joint Powers Board (JPB)
Caltrain railroad and other industrial uses. The northerly portion of the site, 69 South Linden
Avenue, consists of two buildings with a combined floor area of 20,400 square feet. The
southerly lot, 103 South Linden Avenue, is largely vacant with the exception of aI, 000 square
foot building.
The proposed project includes the replacement of damaged exterior metal panels, installation of
16 work bays, removal of an existing car wash and the construction of a new one, creation of
open at-grade parking for 109 vehicles [including vehicles being serviced, employees and
customers], installation of new landscaping, new eight foot tall fencing and gates, and curb gutter
and sidewalk along South Linden Avenue. The project also includes the removal of the gates and
gate posts abutting the JPB railroad, and curbs and bollards near the rear property boundary [the
bollards formerly protected an above ground fuel tank which was previously removed]. Portions
of the parking lot ground surface will be repaired or repaved to improve circulation and safety. A
low berm will be constructed along the southerly parking area street frontage, including the
driveways, to eliminate intrusion of water from the street due to flooding. The berm has been
reviewed by the Fire Marshal and meets the Fire Department's vehicle design standards [it will
not restrict access of emergency vehicles].
The project site's General Plan land use designation, Mixed Industrial, allows industrial uses.
The project generally complies with the General Plan goals and policies. Industrial uses,
including auto repair are allowed uses in an Industrial (M-I) Zone District [SSFMC Section
20.30.020(b)]. Auto sales, outdoor overnight vehicle display and storage, uses generating in
excess of 100 average daily vehicle trips, fencing exceeding 6 feet in height in required minimum
setbacks, and off-site parking are allowed subject to an approved Use Permit by the City's
Planning Commission [SSFMC Sections 20.30.030 (c), 20.30.040 (b), 20.30.040 (i), 20.73.020,
and 20.74.120 (b), respectively].
As described in the applicant's letter, the primary use is intended to be auto repair. However, a
few unclaimed vehicles will also be displayed and sold as an accessory use. The facility will
employee up to 9 persons. Auto repair and sales activities will occur between the weekday hours
of 8:30 AM and 7:00 PM and on Saturdays between the hours of9:00 AM and 6:00 PM.
The site and buildings generally comply with current City development standards as displayed in
the table in Exhibit #A.
The applicant is providing four parking spaces outside the main gate and has indicated that
several other parking spaces inside the gate can be used for customers and employees. In order
that an adequate number of parking spaces are available for customers and employees and not
utilized for other purposes, a condition of approval is added that requires the owner to clearly
Staff Report
To: Planning Commission
Subject: UP 07-0010 & DR 07-0047
November 1,2007
Page 3 of 4
mark a minimum of 15 parking spaces for customers and employees. Otherwise, the proposed
109 parking spaces meet the City's minimum on-site parking requirements [SSFMC Section
20.74.070].
While no adverse parking impacts to neighboring businesses are anticipated, and that 15 spaces
provided for customers and employees will be adequate, a condition of approval has been added
requiring a one year review and that any expansion of the hours of operation, increase in the
number of employees or vehicles sales will require review and approval by the Planning
Commission. Adequate room exists on-site to accommodate additional parking.
On-street parking is in limited supply. While the site provides for a substantial amount of
parking, to ensure that vehicles are not parked on the street, a condition of approval has been
added that does not allow parking of any of the employee or customer vehicles on the streets in
the immediate project vicinity including South Linden, South Maple and Victory Avenues.
Because the property owner does not want to merge the project properties, a license agreement or
other equivalent legal document will be required for the off-site parking [SSFMC Section 20.74
120]. With the agreement the two sites will be linked so long as the proposed use is located at the
project site. This requirement has been added as a condition of approval including a provision
that the document be recorded in a manner satisfactory to the City Attorney
The project includes landscaping of an area of 10,600 square feet representing 13% of the total
site area and each lot meets the minimum requirement of 10% of the lot area.
The middle driveway will be closed and converted to parking spaces with landscaping along the
street frontage and a wall extension of the building.
A continuous landscape buffer not less than six feet in width around the perimeter of the parking
areas adjacent to the property boundary is required to be provided (SSFMC Section 20.73.050
(a)).
DESIGN REVIEW BOARD
The project was reviewed by the Design Review Board at their meeting of August 21, 2007.
The Board was generally supportive of the proposed design and recommended approval, but
added a couple of comments including:
1. Add a hedge along the fence to reduce views of cars awaiting repair.
2. Select street trees that are uniform in size and verify actual box sizes.
Staff Report
To: Planning Commission
Subject: UP 07-0010 & DR 07-0047
November 1, 2007
Page 4 of 4
3. Address accessibiIty to the sidewalk and note that 2% maximum cross slope is allowed in
the existing parking lot.
A condition of approval has been added requiring that the final plans incorporate the Board's
comments.
During a previous review ofP03-0076 of the truck rental and repair facility, the Board also
suggested that the goal post-type frames adjacent to the southerly driveway entrances be
removed. A condition of approval has been added to require compliance with these previous
comments. The 30+ foot antenna on the roof of the main building does not appear to have had
benefit of City approval and must also be removed.
ENVIRONMENTAL REVIEW
The proposed development was determined by City staff to be Categorically Exempt from the
provisions of the California Environmental Quality Act [CEQA] pursuant to Section 15061
(b )(3). Pursuant to these provisions the project was judged not to have the potential for causing a
significant effect on the environment. Because the project is exempt, in accordance with the
CEQA, the Planning Commission need take no further action.
RECOMMENDATION:
That the Planning Commission approve a Use Permit and Design Review allowing reuse of three
existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new
car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees
and customers vehicles, tandem parking, outdoor display and overnight parking, off-site parking,
new site improvements and landscaping, upgrades to the existing buildings, generating in excess
of 100 average daily vehicle trips, and allowing a fence greater than six feet in height in the
required minimum setbacks.
~~~
Attachments:
Appendix #A - Development Data
Draft Findings of Approval
Draft Conditions of Approval
Design Review Board Minutes - August 21, 2007
Applicant's Narrative
Plans
EXHffiIT #A
DEVELOPMENT STANDARDS
Address: 69 South Linden Avenue
Site Area: 1.008 acres [43,895 SF]
Floor Area: 20,400 SF [Bldg A&B]
Floor Area Ratio :
Maximum: 0.4 to 0.6 Existing:
Lot Coverage
Maximum: 60% Existing:
Landscaping
Minimum: 10% Existing:
Automobile Parking
Minimum: 109 Existing:
Setbacks
Front
Right Side
Left Side
Rear
Minimum
10FT
OFT
OFT
10FT
Existing
10FT
0-25 FT
OFT
OFT
0.47 Proposed: 0.47
38% Proposed: 38%
6.2% Proposed: 11.6%
N/A Proposed:
Customer &
Employee: 15
Office: 16
Storage: 9
Sales: 5
16 Workbays: 64
Total: 109
Proposed
10FT
6-25 FT
6FT
0-10 FT
Note: 1. 6 foot landscaped setbacks required of parking lots.
2. Parking based on a rate of 4/each work bay, 1/1500 SF Storage & 1/300 SF
Office.
3. On-Site parking for 44 spaces. Off-site parking at 103 South Linden Avenue
is included for 65 parking spaces.
EXHffiIT #A
DEVELOPMENT STANDARDS
Address: 103 South Linden Avenue
Site Area: 0.64 acres [27,750 SF]
Floor Area: 1,000 SF [Bldg C]
Floor Area Ratio:
Maximum: 0.4 to 0.6 Existing: 0.036 Proposed: 0.036
Lot Coverage
Maximum: 60% Existing: 3.6% Proposed: 3.6%
Landscaping
Minimum: 10% Existing: 0% Proposed: 10%
Automobile Parking
Minimum: 110 Existing: N/A Proposed: 65
Setbacks
Minimum: Existing Proposed
Front 10FT OFT 15 FT
Right Side OFT OFT 6FT
Left Side OFT OFT 7FT
Rear 10FT OFT OFT
Note: 1.6 foot landscaped setbacks required of parking lots.
FINDINGS OF APPROVAL
UP 07-0074
69 SOUTH LINDEN AVENUE
(As recommended by City Staff November 1, 2007)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are
made in approval ofP07-0074, 1) Use Permit allowing reuse of three existing buildings for an
auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales
with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles,
tandem parking, outdoor overnight parking, off-site parking, new site improvements and
landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle
trips, and allowing a fence greater than six feet in height in the required minimum setbacks,
based on public testimony and the materials submitted to the City of South San Francisco
Planning Commission which include, but are not limited to: revised Landscape, Site and
Building Plans prepared by Antonio M. Brandi; site Survey prepared by Triad/Holmes
Associates, dated June 28, 2002; Design Review Board meeting of August 21,2007; Planning
Commission staff report, dated November 1,2007; and Planning Commission meeting of
November 1,2007:
1. The proposed auto repair facility accommodating a maximum of 16 work bays, a new
car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for
employees and customers vehicles, tandem parking, outdoor overnight parking, off-
site parking, new site improvements and landscaping, upgrades to the existing
buildings, generating in excess of 100 average daily vehicle trips, and allowing a
fence greater than six feet in height, will not be adverse to the public health, safety or
general welfare of the community, or detrimental to surrounding properties or
improvements. The project has been designed in accordance with the City of South
San Francisco Design Guidelines to provide an adequate quality of fit with the
existing surrounding industrial development. The new landscaping will make the site
more visually pleasing. Conditions of approval are required which will ensure that the
development complies with local development standards. Payment of chiIdcare
impact fees will help to improve childcare services.
2. The proposed auto repair facility accommodating a maximum of 16 work bays, a
new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces
for employees and customers vehicles, tandem parking, outdoor overnight parking,
off-site parking, new site improvements and landscaping, upgrades to the existing
buildings, generating in excess of 100 average daily vehicle trips, and allowing a
fence greater than six feet in height, complies with the General Plan Land Use
Element designation of the site of Mixed Industrial.
3. The proposed auto repair facility accommodating a maximum of 16 work bays, a new
car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for
employees and customers vehicles, tandem parking, outdoor overnight parking, off-
site parking, new site improvements and landscaping, upgrades to the existing
buildings, generating in excess of 100 average daily vehicle trips, and allowing a
fence greater than six feet in height, situated in the Industrial Zone District adjacent to
other industrial uses, complies all applicable standards and requirements of SSFMC
Title 20.
*
*
*
PROPOSED CONDITIONS OF APPROVAL
69-103 SOUTH LINDEN AVENUE
P07-0074
(As recommended by City Staff on November 1, 2007)
A. PLANNING DIVISION
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, except as amended by the conditions of approval.
2. The construction drawings shall substantially comply with the Planning
Commission approved plans, as amended by the conditions of approval including
the revised plans prepared by Antonio Brandi, submitted in association with P07-
0074 [Use Permit 07-0010 & Design Review 07-0047].
3. The landscape plan shall be revised to include planting the shrubs at a maximum of
3 feet on center, trees shall have a minimum size of 24 inch box and 15% of the
total number of proposed trees shall be a minimum size of36 inch box. A minimum
six foot deep landscape strip shall be placed between the shared boundary of 69 and
103 South Linden Avenue, and along the rear setback of 103 South Linden Avenue.
The landscape plan shall comply with the Design Review Board recommendations
of August 21,2007 and be subject to the review and approval by the City's Chief
Planner.
4. Prior to the issuance of any permit and within 30 calendar days of the effective date
of the Planning Commission decision, the applicant shall execute a license
agreement for off-site parking between the owner of 69 and 103 South Linden
Avenue. The license agreement shall be subject to the review and approval by the
City Attorney and the Chief Planner. Should the license agreement not be
completed within the 60 day time limit nor completed to the satisfaction of the City
Attorney, City staff shall initiate proceedings to revoke the Use Permit. The parking
agreement shall be recorded in a form satisfactory to the City Attorney.
5. The project shall be subject to a one-year review from the effective date of the
Planning Commission decision. At the time of the review the Planning Commission
may modify, add or delete conditions of approval, take other action or extend the
reVIew.
6. The final plans shall identify that a minimum of 15 parking spaces are labeled for
the use of customers and employees. Prior to the final inspection the 15 parking
spaces shall be clear marked as reserved for customers and employees. The location
of the spaces shall be near the main entry gate to 69 South Linden Avenue and shall
be subject to the review and approval of the City's Chief Planner.
7. The business shall be limited to the hours between 8:00 AM to 7:00 PM Monday
through Saturday, to a maximum of 9 employees, the storage of a maximum of 16
work bays, and parking for up to 109 vehicles. Any increase in the number of work
bays or areas, number of employees, the number of parking spaces or any other
aspect of the project for which a Use Permit is being sought, shall require a
modification of the Use Permit to be first approved by the Planning Commission.
8. Prior to the Final Inspection, the applicant shall remove from 69 South Linden
Avenue all of the following including the roof mounted antenna, the curbs and
bollards associated with the former above ground storage tank, the gate posts and
gates adjacent to the former tank and the middle driveway, and shall remove the
goal post type frame at the driveway entry of 103 South Linden A venue. The
middle driveway shall be replaced with landscaping consistent with the landscape
design and materials proposed for the street frontage. The landscape plan and
restoration of the affected surfaces shall be subject to the review and approval ofthe
City's Chief Planner.
9. The owner, employees and customers of the business shall not park motor vehicles
on the public streets within the immediate project vicinity including South Linden,
South Maple, and Victory Avenues.
10. Prior to the issuance of any Building Permit, the owner shall provide written
documentation that the trash enclosure has been reviewed and approved by a
representative of the South San Francisco Scavengers. The plans, including the
comments from the South San Francisco Scavengers, shall be subject to the review
and approval by the Chief Planner.
11. The maximum number of vehicles allowed to be stored on the site is 109 passenger
vehicles and small trucks with a vehicle weight load of under 10,000 pounds and
with a vehicle height of less than 8 feet. All vehicles stored in the parking lot shall
be fully enclosed by a continuous fence equal to or greater than the height of the
vehicles. Any increase in the size of the stored vehicles or the height of the fencing
shall require prior approval by the Planning Commission.
12. Prior to the issuance of any Building Permit the applicant shall pay the Child Care
Impact Fees in accordance with SSFMC Chapter 20.115. Fees maybe paid on a
lump sum basis. The total fees are estimated to be $ 11,556.00 based on the
following calculation [(21,400 SQ. FT. X $0.54/SQ. FT = $ 11,556.00].
13. Prior to operation the owner shall obtain and thereafter maintain a Business License
from the City of South San Francisco.
14. The owner shall move vehicles and other items of value to a safe location when
conditions are such that flooding may occur on the site in order to avoid creating a
nuisance on the property.
(planning Division: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639)
B. ENGINEERING DIVISION
1. STANDARD CONDITIONS
The developer shall comply with the conditions of approval for commercial projects, as
detailed in the Engineering Division's "Standard Conditions for Commercial and
Industrial Developments", contained in our "Standard Development Conditions" booklet,
dated January 1998. This booklet is available at no cost to the applicant from the
Engineering Division.
2. SPECIAL CONDITIONS
A. The developer shall install three 150 wt. City standard street lights with 8' arms
along the South Linden Avenue street frontage of the applicant's site, at
locations designated by the City Engineer, replacing the existing wood-pole
mounted lights. The lights shall be connected to an approved PG&E connection
point, via underground conduit and wiring and activated in accordance with
PG&E's LS-2A rate schedule. All work to design, furnish, install and activate
the street light system shall be accomplished in accordance with City Standards,
plans approved by the City Engineer and at no cost to the City.
B. As required by the standard conditions, the applicant shall construct a new 5-
foot wide concrete sidewalk with new monolithic curb and gutter and new
commercial driveway approaches, where needed for access, along the entire
frontage of the site. All work shall conform to City standards and be performed
at no cost to the City, pursuant to an encroachment permit issued by the
Engineering Division.
C. The frontage improvements described above shall be constructed and installed
by the applicant prior to receiving an Occupancy Permit for the office building.
The public improvement work shall be secured by a bond or cash deposit in an
amount acceptable to the City Engineer. The required security shall be deposited
with the City and an encroachment permit obtained for the work, prior to
receiving a building permit for the project.
D. At the time ofthe final acceptance of the public improvements, constructed and
installed within South Linden Avenue, the applicant shall submit one set of
"record drawing" plans of the improvements to the City Engineer. The plans
shall be the original tracings or permanent plastic film transparencies of a
quality acceptable to the City Engineer. The plans shall be marked "Record
Drawing" by the applicant's civil engineer.
E. Appropriate storm water pollution control filtering devices shall be installed
within the new and existing site drainage facilities, as required to prevent
pollutants deposited on the site from entering nearby Colma Creek. If the
applicant will have a vehicle fueling area, the drainage system shall also
incorporate a three-compartment oil separator within the fueling area drainage
basin. Plans for this facility shall be prepared by the applicant's civil engineer
and submitted to the Engineering Division for review and approval.
F. The applicant is advised that the entire site is located within a Flood Hazard
Zone. The applicant will have to comply with all FEMA and Municipal Code
requirements that apply to the construction and modification of buildings
located within a Flood Hazard Zone AH.
G. The applicants shall design, construct and install a drainage system within the
site that will prevent runoff from the paved areas of the property from
overflowing into adjacent private property or surface flowing into South Linden
Avenue. The drainage system shall connect, by reinforced concrete pipe, to the
public storm drain system. All existing drainage facilities that are proposed to
be re-used shall be inspected by a competent consultant and cleaned, repaired, or
improved, as required to conform to City Engineering Division site drainage
standards. A report shall be prepared by the applicant's drainage consultant and
submitted to the City Engineer for review and approval. The report shall
describe the condition and adequacy of any existing storm drainage facilities
that will be re-used and shall justify the design of all proposed new
improvements to the site's drainage system. The system may require a backflow
preventing device and a raised berm to keep storm water from flowing into the
site, during heavy rains and/or high tide conditions. The applicant shall design,
construct and install the drainage improvements described in the approved
report, in accordance with the approved site improvement plans, to the
satisfaction of the City Engineer's, prior to receiving an occupancy permit for
the development.
The raised berm shown on the plans is integrated into the driveway. The
maximum slope for a driveway is 12% and a vertical curve will need to be
installed.
H. The applicant shall submit on-site pavement repair, striping, signing and traffic
control plans for the parking and storage lots within the site. RI "Stop" signs
shall be installed at each exit from the site. The traffic control signs shall be
mounted on 2" diameter, galvanized steel poles.
(Engineering Division: Sam Bautista, Senior Engineer, 650/829-6652)
C. POLICE DEPARTMENT requirements:
Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed/revised building plans.
Building Security
1. Doors
a. The jamb on all aluminum frame-swinging doors shall be so
constructed or protected to withstand 1600 lbs. of pressure in both
a vertical distance of three (3) inches and a horizontal distance of
one (1) inch each side of the strike.
b. Glass doors shall be secured with a deadbolt lock! with minimum
throw of one (1) inch. The outside ring should be free moving and
case hardened.
c. Employee/pedestrian doors shall be of solid core wood or hollow
sheet metal with a minimum thickness of 1-3/4 inches and shall be
secured by a deadbolt lock! with minimum throw of one (1) inch.
Locking hardware shall be installed so that both deadbolt and
deadlocking latch can be retracted by a single action of the inside
knob, handle, or turn. piece.
d. Outside hinges on all exterior doors shall be provided with non-
removable pins when pin-type hinges are used or shall be provided
with hinge studs, to prevent removal of the door.
e. Doors with glass panels and doors with glass panels adjacent to the
doorframe shall be secured with burglary-resistant glazini or the
I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action
of the inside door knob/lever/turnpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B"
occupancies as defmed by the Uniform Building Code. When used, there must be a readily visible durable sign on
or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than
one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable
as locked, and its use may be revoked by the Building Official for due cause.
25/16" security laminate, V4" polycarbonate, or approved security fIlm treatment, minimum.
equivalent, if double-cylinder deadboIt locks are not installed.
f. Doors with panic bars will have vertical rod panic hardware with
top and bottom latch bolts. No secondary locks should be installed
on panic-equipped doors, and no exterior surface-mounted
hardware should be used. A 2" wide and 6" long steel astragaI
shall be installed on the door exterior to protect the latch. No
surface-mounted exterior hardware need be used on panic-
equipped doors.
g. On pairs of doors, the active leaf shall be secured with the type of
lock required for single doors in this section. The inactive leaf
shall be equipped with automatic flush extension bolts protected by
hardened material with a minimum throw of three-fourths inch at
head and foot and shall have no doorknob or surface-mounted
hardware. Multiple point locks, cylinder activated from the active
leaf and satisfying the requirements, may be used instead of flush
bolts.
h. Any single or pair of doors requiring locking at the bottom or top
rail shall have locks with a minimum of one throw bolt at both the
top and bottom rails.
2. Windows
a. Louvered windows shall not be used as they pose a significant
security problem.
b. Accessible rear and side windows not viewable from the street
shall consist of rated burglary resistant glazing or its equivalent.
Such windows that are capable of being opened shall be secured on
the inside with a locking device capable of withstanding a force of
two hundred- (200) lbs. applied in any direction.
c. Secondary locking devices are recommended on all accessible
windows that open.
3. Roof Openings
a. All glass skylights on the roof of any building shall be provided
with:
1) Rated burglary-resistant glass or glass-like acrylic materia1.2
or:
2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel
material spaced no more than five inches apart under the skylight
and securely fastened.
or:
3) A steel grill of at least 1/8" material or two inch mesh under
skylight and securely fastened.
b. All hatchway openings on the roof of any building shall be secured
as follows:
1) If the hatchway is of wooden material, it shall be covered on the
outside with at least 16 gauge sheet steel or its equivalent attached
with screws.
2) The hatchway shall be secured from the inside with a slide bar or
slide bolts. The use of crossbar or padlock must be approved by
the Fire Marshal.
3) Outside hinges on all hatchway openings shall be provided with
non-removable pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the roof or
exterior walls of any building shall be secured by covering the
same with either of the following:
1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel
material, spaced no more than five inches apart and securely
fastened.
or:
2) A steel grill of at least 1/8" material or two inch mesh and securely
fastened and
3) If the barrier is on the outside, it shall be secured with galvanized
rounded head flush bolts of at least 3/8" diameter on the outside.
4. Lighting
a. All exterior doors shall be provided with their own light source and
shall be adequately illuminated at all hours to make clearly visible
the presence of any person on or about the premises and provide
adequate illumination for persons exiting the building.
b. The premises, while closed for business after dark, must be
sufficiently lighted by use of interior night-lights.
c. Exterior door, perimeter, parking area, and canopy lights shall be
controlled by photocell and shall be left on during hours of
darkness or diminished lighting.
5. Numbering of Buildings
a. The address number of every commercial building shall be
illuminated during the hours of darkness so that it shall be easily
visible from the street. The numerals in these numbers shall be no
less than four to six inches in height and of a color contrasting with
the background.
b. In addition, any business, which affords vehicular access to the rear
through any driveway, alleyway, or parking lot, shall also display
the same numbers on the rear of the building.
6. Alarms
a. The business shall be equipped with at least a central station silent
intrusion alarm system.
NOTE: To avoid delays in occupancy, alarm installation steps
should be taken well in advance of the final inspection.
7. Traffic, Parking, and Site Plan
a. Handicapped parking spaces shall be clearly marked and properly
sign posted.
b. Vehicle Storage: Passenger vehicles may not be parked or stored
in an exposed lot in excess of 24 hours. Passenger vehicles that
must be stored in excess of24 hours for repair or customer pick-
up, must be stored inside a secured building and not visible to
public.
c. Off-Street Parking Required: All vehicles associated with this
business must be parked on the premises. No vehicles may be
parked or stored on the public street.
NOTE: For additional details, contact the Traffic Bureau Sergeant
at 650/829-934.
8. Security Camera System
Building entrance, lobby and garage areas must be monitored by a closed
circuit television camera system. Recordings must be maintained for a
period of no less than 30 days.
These cameras will be part of a digital surveillance system, which will be
monitored on-site and accessible on the World Wide Web.
This system must be of adequate resolution and color rendition to readily
identify any person or vehicle in the event a crime is committed, anywhere
on the premises.
9. Misc. Security Measures
Commercial establishments having one hundred dollars or more in cash on
the premises after closing hours shall lock such money in an approved
type money safe with a minimum rating ofTL-I5.
10. A violation of any of the listed Conditions of Approval will result in the
immediate suspension of the Use Permit, and a review for permanent Use
Permit revocation by the Planning Commission.
(police Department: Sergeant Alan Normandy 650/877-8927)
D. FIRE DEPARTMENT
1. Install fire sprinkler system per NFP A I3/SSFFD requirements under separate fire
plan check and permit for overhead and underground for all new structures (Fire
sprinklers may be required per local code if change in use).
2. Provide circulation diagram for emergency vehicle access and turning radii.
3. Provide Knox Box at entry point for emergency key access.
4. Water supply to be determined by 2001 California Fire Code Requirements.
5. Please contact Fire Department to review plan.
6. Meet all Federal, State and Local codes as required.
(Fire Department: Brian Niswonger, Fire Marshal, 650/829-6645)
E. BUILDING DIVISION
1. Provide building area calculations based on occupancy uses, construction type,
open yards and sprinklers.
(Building Division: Jim Kirkman, Building Official 650/829-6670)
F. WATER QUALITY
1. A plan showing the location of all storm drains and sanitary sewers must be
submitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo
Countywide Stormwater Logo.
3. Plans must show connection of the car wash area drain to a three-compartment
oil/water separator and the sanitary sewer.
(Water Quality Division: Cassie Prudhel, Coordinator, 650/829-3840)
The Board had the following comments:
1. Add a hedge species to help conceal the areas proposed to contain cars
that are awaiting repair.
2. Select street trees that are uniform in size and verify actual box sizes.
3. Address accessibilty to the sidewalk and note that 2% maximum slope is
allowed in the existing parking lot.
Recommed approval with conditions.
4.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Bayside Area Develp. LLC
Bayside Area Develp. LLC
328 Roebling Rd
P07-0077, UP07-0011, DR07-0050 & TDM07-0004
Britannia Modular Labs 3 (BML3)
(Case Planner: Chad Smalley)
Use Permit, Design Review and Preliminary TDM Plan to
demolish existing buildings and construct two 2-story
office/R&D buildings totaling 105,536 sf on a 2.97 acre site,
with a combination of at-grade and subterranean parking at
a ratio of 2.8 spaces per 1,000 sf, at 328 Roebling Road in
the P-I Planned Industrial Zone District, in accordance with
SSFMC Sections 20.32.060, 20.74.060(e), 20.85.020, &
20.120.020.
The Board had the following comments:
1. Remove curb sidewalk and replace with a standard sidewalk with a
landscaped strip (including street trees) between the curb and sidewalk.
2. Redesign the roof screen to provide detailing on the metal posts, make the
screen more linear and less vertical.
3. Use New Zealand Christmas trees instead of Blackwood Acacia trees.
4. Screen the electrical transformers with clumping grasses and shrubs.
5. Use various grasses and plantings to add visual interest to the area at the
corner of Robeling and E. Grand, rather than turf.
6. Use the Platanus acerifolia 'Columbia' variety of London Plane trees.
Recommend approval with conditions
5.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Paul Lynch
James Neubert Archtiect
102 Claremont Ave
P07 -0058 & DR07 -0038
Lynch & Kuzovleva Residence - 2nd Story Addition
(Case Planner Gerry Beaudin)
"Resubmittal" - Design Review of a proposed 2nd story
addition to an existing single family dwelling in the Single
Family Residential (R-1-E) Zone District in accordance with
SSFMC Chapters 20.16 & 20.85
The Board had the following comments:
1. Plant one Platanus acerifolia 'Columbia', Columbia London Plane tree in the
front yard - 15 gallon minimum size.
2. Open up the front entry to the office on the ground floor to prevent the room
from becoming a bedroom.
3. Provide a detail drawing for the cobblestone wall. Use splitface block (natural
stone colored, not gray) or similar architectural material.
Recommend approval with conditions
6.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Alejandro Ceja
Alejandro Ceja
472 Railroad Ave
P07 -0078 & DR07 -0049
Ceja Residence - 2nd Story Addition
(Case Planner: Gerry Beaudin>
Design Review of a proposed 2nd story addition to an
existing Single Family Dwelling in the High Density
Residential (R-3-L) Zone District in accordance with
SSFMC Chapters 20.20 & 20.85
The Board had the following comments:
1. Remove the security gate/fence system from the entry to the new unit.
2. Change the size of the proposed two Walnut trees, and one Magnolia
tree from 5 gallon size to minimum 15 gallon size as street trees.
Recommend approval with conditions
7.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
SRI Krishna Enterpri
Vijay Patel
550 Gateway Blvd
P07 -0073, PP07 -0001, V AR07 -0004 & DR07 -0046
Hyatt Place Hotel
(Case Planner: Gerry Beaudin)
Precise Plan, Signs, and Design Review applications for a
166 room, eight-story Hyatt Place Hotel, including
associated sub-surface parking, surface parking, public art,
landscape improvements and a Variance requesting a
reduced building to parking setback at 550 Gateway
Boulevard within the Gateway Specific Plan District in
accordance with SSFMC chapters 20.57, 20.85, 20.86.
TO: SO. SAN FRANCISCO CITY PLANNING DEPT.
ACUTECH AUTOS, INC.
Hours of Operation :
Monday - Friday 08:30 a.m. -7:00 p.m.
Saturdays 09:00 a.m. - 6:00 p.m.
Sep. 07, 2~(:.
SEP ') , i ~~,)
PLANT
Weare a General Auto Repair shop, a Smog Station and
Used Car Sales and have been doing business in So. San
Francisco since 1991 and we are currently located
at 140-A So. Linden Ave., South San Francisco, Ca 94080
with a total of 5 employees at this time.
After moving to our new location at 69 So. Linden Ave.,
South San Francisco, Ca 94080 - we will be adding four
more employees.
The car wash area & the water recycling equipment will comply
with the water quality control department requirement. The
car sales office will be at the Main Bldg. A see plan. Car Sales
will be done thru Auto magazines and car sales will be done
during office hours from M-F 8:30 a.m. - 7:00p.m. and
Saturdays at 9:00 a.m.- 6:00p.m.
Should you need more information, please feel free to
contact us at (650) 871-7797.
Acutech Autos, Inc.
f\~
NIKI TAM
:lllECEIVED
SEP 1 1 2001
PLANNING DEPT.
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DATE:
TO:
SUBJECT:
Planning Commission
Staff Report
November 1,2007
Planning Commission
Study Session of:
1. Environmental Impact Report assessing the environmental effects
associated with the proposed project.
2. General Plan Amendment changing the Land Use Element
designation from Mixed High Density Residential and Community
Commercial to Community Commercial.
3. Zoning Amendment adding SSFMC Chapter 20.52 Office (0) Zone
District.
4. Zoning Reclassification of the parcel situated at 1200 El Camino Real
(APN 010-292-0210) from Planned Commercial (P-C) Zone District to
the Office (0) Zone District, and the parcel at 1330 EI Camino Real
(APN 010-292-130) from Transit Village (TV-C) Zone District and to
the Office (0) Zoning District.
5. Use Permit Modification allowing expansion of the 14.328 acre
Kaiser Medical Center at 1200 EI Camino Real (APN 010-292-210)
incorporating a former motel situated on an abutting 1.376 acre parcel
at 1330 El Camino Real (APN 010-292-130) and allowing off-site
parking between the two sites.
6. Design Review Design Review of the conversion of a motel into a
medical facility and an at-grade parking lot with landscaping.
Zoning: Transit Village District & Planned Commercial (P-C) Zone District
SSFMC Chapters: 20.24,20.27,20.36,20.74,20.81,20.85,20.87 & 20.91
Project Location: 1200 EI Camino Real (APN 010-292-210) and 1300 EI
Camino Real (APN 013-292-130), in the Planned Commercial (P-C) Zone
District & Transit Village (TV-C) Zoning District, respectively].
Owner & Applicant: Kaiser Permanente
Case No.: P07-00I4 (EIR07-000I, GPA07-000I, RZ07-000I, ZA07-0003,
UP07-000I, & DR07-00I)
Staff Report
To: Planning Commission
Subject: P07-00I4 1200-1330 EI Camino Real
November 1, 2007
Page 2 of 5
RECOMMENDATION:
That the Planning Commission review the proposed development and offer comments.
BACKGROUNDIDISCUSSION:
The project is situated in a mixed commercial and residential area along EI Camino Real between
Hickey and Westborough Boulevards. The area has steadily converted to higher and more intensive
uses. The owner of the Kaiser Medical Center (1200 EI Camino Real) has purchased a former motel
on an abutting site at 1330 EI Camino Real and proposes to expand the Kaiser Medical Center onto
the former motel site. The proposed uses include storage of medical equipment, medical offices,
contractor offices and parking.
GENERAL PLAN & ZONING CONSISTENTCY
The Kaiser Medical Center (1200 El Camino Real) is designated in the Land Use Element as Office
and is zoned as Planned Commercial (P-C). The motel lot (1330 EI Camino Real) is designated in
the Land Use Element as Mixed Community Commercial and High Density Residential and is
situated in a Transit Village Zoning District. Stand alone medical uses are allowed on sites
designated as Office in the Land Use Element, but are not allowed in mixed use areas.
Conversion of the existing motel parcel to the Kaiser Medical Center will necessitate a General Plan
Amendment to change the Land Use Element designation of the site from Mixed Community
Commercial and High Density Residential to Office because stand alone medical uses are not
consistent with the intent of the Transit Village Plan.
In accordance with the Transit Village Ordinance (SSFMC Chapter 20.27), any reuse or
redevelopment of the motel site would require a mixed use commercial and residential development.
Therefore, the project will necessitate amending the South San Francisco Zoning Map to change the
motel site Zoning District from Transit Village Commercial (TV-C) to Office (0). The Kaiser
Medical Center will also need to be reclassified from P-C to the new Office Zoning District.
Simultaneously, the Zoning Code will need to be amended to add SSFMC Chapter 20.55 Zoning
District Office (0) allowing buildings devoted to a range of uses including office and storage
associated with the Kaiser Medical Center.
Businesses generating in excess of 100 average daily vehicle trips, or having 24 hour operations
require an approved Use Permit by the South San Francisco Planning Commission [SSFMC Sections
20.24.060, 20.24.070(a), and 20.24.070(a), respectively].
Staff Report
To: Planning Commission
Subject: P07-00I4 1200-1330 E1 Camino Real
November 1, 2007
Page 3 of 5
PROJECT
The development proposal consists of expanding the existing Kaiser Medical Center at 1200 E1
Camino Real by converting an existing 2-story motel on an abutting lot at 1330 EI Camino Real.
The Kaiser Medical Center is situated on 14.3 acres and contains a total of 305,599 square feet of
floor area. Parking for the center is comprised of open at-grade surface parking of292 vehicles and
a multi-story garage containing 628 parking spaces.
The 2-story motel, on a 1.38 acre site, contains a total of 17,100 square feet and an open at-grade
parking lot. The building would be converted into office and storage. The project also includes
connecting the existing at-grade surface parking at the Kaiser Medical Center to the existing motel
parking lot, improving emergency vehicle access, creating a new 35 space parking area at the rear
of the motel and reconfiguring the front parking area to 43 spaces or a combined total of 78
parking spaces.
The development will be linked to the hospital by a pedestrian walkway, internal drive aisles,
building colors, exterior lighting program, signage, landscape palate and planting plan.
DEVELOPMENT STANDARDS
The building generally complies with current City development standards as displayed in the table in
Exhibit #A.
The SSFMC Section 20.74.060(c), requires parking be provided at a rate of 1 space per each 300
square feet for office. Applying this rate to the development would result in a parking requirement of
57 parking spaces. The proposal to increase the parking to 78 spaces is well above the minimum City
requirement.
In accordance with recent City site surveys conducted earlier this year as part of the background
study leading up to the removal of 150+ parking spaces along the west side of EI Camino Real in
front of the Kaiser Medical Center, parking at the Kaiser Medical Center is generally adequate, but
reaches near capacity during the mid-day shift change.
,...
The proposed landscaping of exceeds the City's minimum requirement of 10% of the total site area
(SSFMC Section 20.73.040).
To reduce employee parking demand and associated traffic, and to take advantage of the medical
center's proximity to the BART station, and frontage on El Camino Real, a major transit corridor,
City staffhas encouraged the applicant to consider the development and implementation of a
Transportation Demand Management Plan (TDM) [SSFMC Chapter 20.120].
Staff Report
To: Planning Commission
Subject: P07-00I4 1200-1330 EI Camino Real
November 1, 2007
Page 4 of 5
DESIGN REVIEW BOARD
The proposed development was reviewed by the Design Review Board (DRB) at their meeting of
April 17, 2007 and the Board offered the following comments:
1. A change of building occupancy may necessitate an elevator. Review requirements with
Building Division Staff.
2. Provide all required accessible parking spaces and pedestrian path of travel in the front of the
building, as well as a pedestrian connection between the hospital and the proposed building.
Review accessibility requirements with Building Division Staff.
3. Submit a landscape plan and do not include junipers on the plant list.
4. Remove the freestanding sign from the front yard.
The applicant has revised the plans incorporating many of the Board's suggestions.
The applicant will also need to add a 6 foot landscape strip on the parking spaces along the shared lot
line between the motel and the Medical Center [SSFMC Chapter 20.73]. This may necessitate the
removal of a dozen parking spaces.
The Planning Commission should review the plans and determine if the project upgrades to the site,
the building upgrades, and the physical and design linkages to the existing Kaiser Medical Center are
appropriate and sufficient.
ENVIRONMENTAL DOCUMENT
In accordance with the California Environmental Quality Act, City staffhas determined that an
Environmental Impact Report (EIR) will be required to assess the significant impacts associated with
the expansion. A consultant has been selected to prepare the EIR and a City contract is being
prepared. Once the EIR is complete it will be circulated for public review and comments. During the
circulation period and prior to any decision making regarding the project, staff will schedule the
matter for comment by the Planning Commission and the public. The public will be informed of the
availability of the EIR and all public hearings by letter and newspaper advertisements.
CONCLUSION:
The Planning Commission should review the proposed development and offer comments.
~~~
Ste arIs, Semor Planner
--
Staff Report
To: Planning Commission
Subject: P07-00I4 1200-1330 EI Camino Real
November 1, 2007
Page 5 of 5
ATIACHMENTS:
Design Review Board
Minutes
April 17, 2007
Plans
EXBmIT #A
DEVELOPMENT STANDARDS
Address: 1330 EI Camino Real
Site Area: 1.38 acres [60,265 SF]
Floor Area: 17,100 SF
Floor Area Ratio:
Maximum: 0.4 to 0.6 Existing: 0.28 Proposed: 0.28
Lot Coverage
Maximum: 100% Existing: 28% Proposed: 28%
Landscaping
Minimum: 10% Existing: 10% Proposed: 11.4%
Automobile Parking
Minimum: 57 Existing: 46 Proposed: 78
Setbacks
Front
Right Side
Left Side
Rear
Note: 1.
2.
Minimum Existing
5-15 FT 46 FT
OFT 6FT
o FT 6 FT
OFT 146FT
6 foot landscaped setbacks required of parking lots.
Parking based on a rate of 1/300 SF Office area.
Proposed
46FT
6FT
6FT
6FT
DEVELOPMENT STANDARDS
Address: 1200 EI Camino Real
Site Area: 14.3 acres [622,908 SF]
Floor Area: Hospital - 305,599 SF
Garage - 221,898 SF
Floor Area Ratio:
Maximum: 0.4 to 0.6 Existing: 0.49 Proposed: 0.49
Lot Coverage
Maximum: 50% Existing: 76% Proposed: 76%
Landscaping
Minimum: 10% Existing: 24% Proposed: 24%
Automobile Parking
Minimum: 920 Existing: 920 Proposed: 920
Setbacks
Minimum: Existing Proposed
Front 20FT 0-30 FT 0-30 FT
Right Side OFT 400 FT 400 FT
Left Side OFT OFT OFT
Rear 15 FT 20FT 20FT
Note: 1. 6 foot landscaped setbacks required of parking lots.
7,
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Kaiser Foundation
Kaiser Foundation
1330 EI Camino Real
P07-D014, MND07-000, GPA07-0001, RZ07-0001, ZA07-D003,
UP07-0001, & DR07-0001
Kaiser Permanente - UPM
(Case Planner: Steve Carlson)
Use Permit Modification allowing expansion of the 14.328 acre
Kaiser Medical Center at 1200 EI Camino Real (APN 010-292-
210) incorporating a former motel situated on an abutting 1.376
acre parcel at 1330 EI Camino Real (APN 010-292-130) and
allowing off-site parking in accordance with SSFMC Chapters
20,24,20.27,20.36,20.74,20.81,20.85,20.87 & 20,91
Design Review of the conversion of a motel into a medical facility
and an at-grade parking lot with landscaping.
Mitigated Negative Declaration assessing the environmental
impacts associated with the proposed project.
General Plan Amendment changing the Land Use Element
designation from Mixed High Density Residential and Community
Commercial to Community Commercial and amending the
Housing Element removing a parcel from the housing potential
analysis,
Zoning Reclassification of the parcel situated at 1330 EI Camino
Real (APN 010-292-130) removing the Transit Village Overly
District
The Board had the following comments:
1. A change of building occupancy may necessitate an elevator. Review
requirements with Building Division Staff.
2. Provide all required accessible parking spaces and pedestrian path of travel in the
front of the building, as well as a pedestrian connection between the hospital and
the proposed building. Review accessibility requirements with Building Division
Staff.
3. Submit a landscape plan and do not include junipers on the plant list.
4. Remove the freestanding sign from the front yard.
8,
Revise and resubmit plans,
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Genentech, Inc.
Genentech,lnc,
680 Forbes Blvd
P06-0136 & DR06-0102
Building 50 - Genentech
(Case Planner: Gerry Beaudin)
"Resubmittal" - "Preliminary Review of Building 50" - approval
of a Use Permit allowing Genentech to demolish an existing
surface parking lot adjacent to building 51 (642 Forbes) and
construct a new 168,000 sq ft R&D/Manufacturing/Lab Building
located at 680 Forbes Blvd in the lower campus area of the
Genentech R&D Overlay district per SSFMC Chapters 20,39,
20.40 & 20.81
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Planning Commission
Staff Report
DATE: November 1, 2007
TO: Planning Commission
SUBJECT: 6-Month Review & Update - Genentech Master Plan. The Implementation
Program section of the Master Plan requires Genentech to provide a 6-month
progress report related to specific improvements and public amenities.
Applicant/Owner:
Address:
Genentech, Inc.
Campus wide
RECOMMENDATION:
That the Planning Commission accept the staff report and Genentech's materials and
presentation as fulfillment of the 6-month Implementation Program review and update. With
respect to improvements that are incomplete or not fully developed at this time, staff
recommends that Planning Commission direct Genentech to update the Commission on the
progress within 6-months or during the annual report, whichever occurs first.
BACKGROUND:
The Implementation Program of the Genentech Facilities Ten Year Master Plan defines specific
improvements and public amenities that Genentech is responsible for providing on the
Genentech Campus. The Genentech Facilities Ten Year Master Plan was adopted on March 14,
2007 and became effective April 28, 2007. Below is a summary and overview of the required
tasks as well as their status.
DISCUSSION:
Over the past six-months, Genentech has been working toward completing the tasks outlined in
the Implementation Program (a draft of the Implementation Program is attached for your
reference). Genentech has provided a document titled "Genentech Facilities Ten Year Master
Plan - Six Month Review), which provides detailed information about the progress that has been
made. Also attached is a summary table of the action items and two letters related to Public Art
and Street Lighting.
Genentech has made progress on all improvements required as part of the Implementation
Program within the six- to eight-month period after the Master Plan was adopted. The attached
STAFF REPORT
TO: Planning Commission
SUBJECT: Implementation Program - 6-Month Review
DATE: November 1, 2007
Page 2
materials and Genentech's presentation to the Commission will identify the items that are
complete, in process, and those that will require more work.
CONCLUSION:
As identified in the attached materials, Genentech has completed a number of required
improvements. There are also a number of improvements scheduled to occur in 2008 and 2009
that are being discussed by Genentech and the necessary City Departments. With respect to
improvements that are incomplete or not fully developed at this time, staff recommends that
Planning Commission direct Genentech to update the Commission on the progress within 6-
months or during the annual report, whichever occurs first.
~.~
Ge y Beaudm, ASSOCIate Planner
Attachments:
1. Draft Implementation Program (dated March 1, 2007)
2. Genentech Facilities Ten Year Master Plan - Six Month Review (dated Nov. 1,2007).
3. Attachment A - Implementation Plan Update Table (dated Oct. 2007)
4. Attachment B - Public Art Implementation Plan (dated July 31, 2007)
5. Attachment C - Street Light Upgrades (dated July 31, 2007)
6. Plans - Flad and Associates (dated Oct. 25, 2007)
DRAFT
March 1,2007
GENBNTBCR MASTER F AClLlTlES PLAN
2007~2017
The oenenteCh cllIllPus is organized into neighborhoods to pro'lide · sense of scale and SUl'P"rt
oenentech's di~erse functional re<tuifelllents. "fbeS" neig1:lbOrl100ds are geographicallY defined
as Lower, Mid, Upper & West campuses in Section 2.1 of the Master Plan. This 1rnplernenlalion
Plan sets forth the iroPro~ernents ~ by the proposed Master plan.
IMPLEMENTATION PROGRAM
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DRAFT
March I, 2007
IMPLEMENTATION PROGRAM
This Implementation Plan sets forth the specific improvements, and public amenities to be provided on
the Genentech, Inc. Campus in conjunction with the entire Genentech Facilities Ten Year Master Plan,
and the triggers for implementation of those improvements and amenities. These improvements and
amenities are provided for in the Master Plan, and/or have been imposed as Conditions of Approval by
the Planning Commission; however, this Implementation Plan does not include improvements or
amenities identified by the MEIR in the MMRP
All future development projects will require separate approval by the Planning Division or Planning
Commission. Such future development projects may be subject to project-specific Conditions of Approval
that have not been anticipated in the Implementation Program. Failure to comply with the Implementation
Program or Implementation Program triggers identified in this document may result in the Planning
Commission adding the improvement and trigger as a Condition of Approval for a future development
project.
The Implementation Program is part of the Master Plan. Any proposed amendment to the
improvements or triggers shall be submitted to the City with the Annual Review or separately between
Annual Reviews. Any proposed modification that materially alters the Implementation Program, including
the identified improvements or triggers, shall be subject to approval by the City Council, upon a
recommendation from the Planning Commission.
GENENTECH MASTER FACILITIES PLAN
LOWER CAMPUS
2007-2017
I '1IlJl()\'[ \1 F~'\..'T 1:\ I PI~E' I E:\T A TI ON
. " ,"., TRIGGER
Land Use And Structure
Complete designation of existing employee shoreline
parking lots for public use on evening and weekends as
described in Attachment A.
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Install Bay Trail directional signage from intersection of
Forbes & Allerton, Oyster Point & Gull Drive, and East
Grand & Grandview Drive to the Bay Trail access points as
described in attachment B.
Complete within 4 months
following the effective date of
adoption of the Genentech
Facilities Ten Year Master Plan
Update.
Complete within 4 months
following the effective date of
adoption of the Genentech
Facilities Ten Year Master Plan
Update.
-301-
Provide Improvements consisting of constructing a food
concession facility and public restrooms (approximately
3000 SF) and a recreational field and associated public
parking on approximately .8 acres for public use along
Forbes Blvd. as described in Attachment A
Construct a History Hall for public use.
Enhance landscaping adjacent to the Bay Trail by
expanding the green space along the Lower Campus
parking lot (adjacent to UPS facilities) through reducing the
number of cars and re-striping the parking lot as described
in attachment 'A.
Enhance existing cross walk on DNA Way at B3 from type
one (stripe only) to type two (controlled) as identified in
Section 3.1 of the Master Plan.
Specific design concepts shall be
submitted for Planning
Commission review within 6
months following the effective
date of adoption of the Genentech
Facilities Ten Year Master Plan
Update. Pursuant to this review,
the Planning Commission shall
determine and approve design,
phasing, and implementation
aspects of the improvement(s).
Project delivery shall reflect an
aggressive schedule.
Construct prior to the issuance of
a C of 0 of the first building at the
B4 redevelopment site.
Specific design concepts shall be
submitted for Planning
Commission review within 6
months following the effective
date of adoption of the Genentech
Facilities Ten Year Master Plan
Update. Pursuant to this review,
the Planning Commission shall
determine and approve design,
phasing, and implementation
aspects of the improvement(s).
Project delivery shall reflect an
aggressive schedule.
December 31, 2007
Add cross walk type two (controlled) on DNA Way at B5
entry in proximity to the shuttle stops as identified in
Section 3.1 of the Master Plan.
December 31, 2007
-302-
Public shoreline parking
Urban Design
I Specific design concepts shall be
submitted for Planning
Commission review within 6
months following the effective
date of adoption of the Genentech
Facilities Ten Year Master Plan
Update. Pursuant to this review,
the Planning Commission shall
oot~ethe~pro~~n~ber
and location of dedicated public
parking spaces and approve
phasing, and implementation
aspects of the improvement(s).
Project delivery shall reflect an
aggressive schedule.
Add class IT bike lanes along Forbes Blvd., from the
intersection of Forbes and Allerton to tenninus of Forbes
Blvd. by striping a 5 foot bike path on both sides of the
street, adjusting the street median to 4 feet, and adjusting
the outside traffic lane to 11 feet as described in
Attachment D (the traffic lane adjustment requires and is
pending Citr Council approval).
"C Alternate option: In the event the City Council does not
t'1I
~ approve the above-referenced lane adjustment, the City
5-. Council may elect to instead add a class III bike route along
g Forbes Blvd. from the intersection of Forbes and Allerton
~ to tenninus of Forbes Blvd by striping a 4 foot fog line on
t:l:l both sides of the street and adjusting the street median to 4
~ feet, as identified in Section 3.1 & figure 4.6-1 of the
~ Master Plan.
en
Add bike lanes along DNA Way/ Grandview Drive, from
intersection of Forbes and DNA Way to intersection of
Grandview Drive and East Grand Blvd by striping a 4 foot
bike lane on both sides of the street as described in
Attachment D.
Complete by the earlier of (i)
completion of the City's planned
sewer improvements along Forbes
Blvd., or (ii) December 30,2009.
Genentech shall coordinate
implementation & timing of this
improvement with the City
Engineer.
Complete by the earlier of (i)
completion of the City's planned
sewer improvements along DNA
Way and Grandview Drive, or (ii)
December 30, 2009. Genentech
shall coordinate implementation &
timing of this improvement with
the City Engineer.
-303-
Enhance landscape and pedestrian connectivity along the
Lower Campus central spine from the parking structure to
Building 6.
The location and design of the
improvements on the north side of
the central spine shall be
submitted for Planning
Commission review within 3
months following the effective
date of adoption of the Genentech
Facilities Ten Year Master Plan
Update. Improvements on the
north side of the Central Spine
between Building 7 and PSI shall
be completed prior to issuance of
a C of 0 for Building 50.
Improvements along the south
side of the Central Spine between
Building 6 and PS 1 shall be
completed by the earlier of (i)
prior to issuance of a C of 0 for
the redevelopment at Building 9,
or (ii) six years following the
effective date of adoption of the
Genentech Facilities Ten Year
Master Plan Update. (This six year
timeline may be extended by the
Planning Commission, in its sole
discretion, as part of the Annual
Review in the event that Building
9 remains in use four years after
the effective date of adoption of
the Genentech Facilities Ten Year
Master Plan Update.)
Connect the Lower and West Campuses by developing a
pedestrian path! service road from the Lower Campus
Central Spine to B29 at Allerton as identified in Section 3.4
of the Master Plan.
Complete prior to issuance of a C
of 0 for redevelopment of West
Campus parcels at 301 East Grand
and 342 Allerton (pending
acquisition of remaining easement
rights)
-304-
Create Campus entry at Forbes Boulevard and DNA Way,
(approximately 8000 SF) as identified in Section 3.2 of the
Master Plan and described in Attachment A.
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Provide public art throughout the Overlay District area at
locations that are visible from the public parks and streets,
at $1.00/SF of gross new development as identified in
Section 3.2 of the Master Plan
Design concepts shall be
submitted for Planning
Commission review within 6
months following the effective
date of adoption of the Genentech
Facilities Ten Year Master Plan
Update. Pursuant to this review,
the Planning Commission shall
determine and approve design,
phasing, and implementation
aspects of the improvement(s).
Schedule of phased installation to
be submitted to Economic and
Community Development (ECD)
for approval, within 3 months
following the effective date of
adoption of the Genentech
Facilities Ten Year Master Plan,
and shall be reviewed in the first
Annual Report
Transportation And Parking
Remove on-street parking along DNA Way, Grand View
Drive, and Point San Bruno.
Enhance street lighting along DNA Way, Grandview Drive
and Point San Bruno (on both sides of the street as described
in Attachment C).
Install new shuttle shelters (up to 2) with associated
landscaping enhancement, and replace existing shuttle
shelter along DNA Way as identified in Section 3.1 of the
Master Plan and figure 4.2-4 of the Master Plan.
Complete within 6 months
following the effective date of
adoption of the Genentech
Facilities Ten Year Master Plan
Update.
Schedule of phased
implementation shall be
coordinated with and submitted to
the City Engineering Division for
approval within 3 months
following the effective date of
adoption of the Master Plan
Update, shall be reviewed in the
first Annual Report. Improvement
shall be completed no later than
December 31,2009.
December 31, 2007
-305-
GENENTECH MASTER FACILITIES PLAN
MID CAMPUS
2007-2017
1 :\J I)I)O\'I,'!\I f" '\.11' 11\1 PL Ei\ I E:\TATIOl\
, '" ~,-;~ TRICGER
Land Use And Structure
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Complete Bay Trail Phase IT improvements.
Complete by March 2007
Urban Design
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Create secondary pedestrian connection from
Upper Campus to the Mid and South Campuses as
identified in section 3.4 of the Master Plan.
Provide public art throughout the Overlay District
area at locations that are visible from the public
parks and streets. at $l.OO/SF of gross new
development as identified in Section 3.2 of the
Master Plan.
Transportation And Parking
Prior to issuance of C of 0 for the
first new building on Mid Campus
Schedule of phased installation to be
submitted to ECD for approval,
within 3 months following the
effective date of adoption of the
Genentech Facilities Ten Year Master
Plan Update, and shall be reviewed in
the first Annual Report
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Install shuttle shelters along Point San Bruno (up
to 2) as identified in Section 3.1 and figure 4.2-4
of the Master Plan.
Street lighting enhancement.
Prior to issuance of C of 0 for the
first new building on Mid Campus.
Final design and location of
improvements shall be subject to
review and approval by City
Engineer.
(Refer to Lower Campus section)
-306-
GENENTECH MASTER FACILITIES PLAN
UPPER CAMPUS
2007-2017
I \11)1'l()\'I'" II<~'\.'T 1:\ 1 PI ,E:\ I E:\'I'.-\1'ION
, ... -, ~;, TRIGGER
Land Use And Structure
Add type-one (striping only) cross walk on
(') Grandview Dr. at B31 (one location), as identified in
a section 3.1 of the Master Plan.
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Complete by the earlier of (i)
completion of the City's planned
sewer improvements along DNA Way
and Grandview Drive, or (ii)
December 30,2009. Genentech shall
coordinate implementation & timing
of this improvement with the City
Engineer.
Add type-two (controlled) cross walk at B21lHilltop
Parking lot (one location), as identified in section 3.1
of the Master Plan.
Complete by the earlier of (i)
completion of the City's planned
sewer improvements along DNA Way
and Grandview Drive, or (ii)
December 30, 2009. Genentech shall
coordinate implementation & timing
of this improvement with the City
Engineer.
Urban Design
Add sidewalk on north side of Grandview Dr. from
B2 to B39 to enhance Upper Campus pedestrian
connectivity, as identified in Section 3.4 of the
Master Plan and described in Attachment C,
sidewalk a.
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Provide public art throughout the Overlay District
area at locations that are visible from the public
parks and streets, at $1.00/SF of gross new
development as identified in Section 3.2 of the
Master Plan.
Complete by the earlier of (i)
completion of the City's planned
sewer improvements along DNA Way
and Grandview Drive, or (ii)
December 30,2009. Genentech shall
coordinate implementation & timing
of this improvement with the City
Engineer .
Schedule of phased installation to be
submitted to ECD for approval, within
3 months following the effective date
of adoption of the Genentech Facilities
Ten Year Master Plan Update, and
shall be reviewed in the first Annual
Report
-307-
Transportation And Parking
Street lighting enhancement.
Removal of on street parking.
Install shuttle shelters on Grandview Dr. at B24 &
B21 (two locations). and enhance the associated
landscaping as identified in Section 3.1 and figure
4.2-4 of the Master Plan.
-308-
(Refer to Lower Campus section)
(Refer to Lower Campus section)
Prior to issuance of C of 0 for the first
new building on Upper Campus. Final
design and location of improvements
shall be subject to review and approval
by City Engineer.
GENENTECH MASTER FACILITIES PLAN
WEST CAMPUS
2007-2017
I '1I'll()\'I;' 'II" "~I' 1'1 PLE!\ I ENTA TION
:, '" ~,. TRIGGER
Urban Design
Construct a Campus entry at East Grand Avenue and
Grandview Drive as identified in Section 3.2 of the
Q Master Plan.
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Provide public art throughout the Overlay District area
at locations that are visible from the public parks and
streets, at $1.OO/SF of gross new development as
identified in Section 3.2 of the Master Plan.
Design concepts shall be submitted for
Planning Commission review within 6
months following the effective date of
adoption of the Genentech Facilities
Ten Year Master Plan Update.
Pursuant to this review, the Planning
Commission shall determine and
approve design, phasing, and
implementation aspects of the
improvement(s ).
Schedule of phased installation to be
submitted to ECD for approval, within
3 months following the effective date
of adoption of the Genentech Facilities
Ten Year Master Plan Update, and
shall be reviewed in the first Annual
Report
Transportation and Parking
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Install shuttle shelters (up to 2) on Grandview Dr. at
West Campus, as identified in Section 3.1 and figure
4.2-4 of the Master Plan.
Install shuttle shelters (up to 2) on Cabot Road, as
identified in Section 3.1 and figure 4.2-4 of the
Master Plan.
Street lighting enhancement.
-309-
Install prior to issuance of C of 0 for
first new building on West Campus.
Final design and location of
improvements shall be subject to
review and approval by City Engineer.
Install prior to issuance of C of 0 for
the first new building on West
Campus. Final design and location of
improvements shall be subject to
review and approval by City Engineer.
(Refer to Lower Campus section)
Add class n bike lane along Allerton Avenue by
t:J,j striping a Bike path on both sides of the street as
~ identified in Section 3.1 and figure 4.6.1 of the Master
.g Plan & described in Attachment D
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Complete by the earlier of (i)
completion of the City' 5 planned sewer
improvements along Allerton, or (ii)
December 30,2009. Genentech shall
coordinate implementation & timing of
this improvement with the City
Engineer.
-310-
"- '-I South San Francisco
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San
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Genentecl =acilities Ten Year Vlaster :> an
Six Month Review
Prepared for the City of South San Francisco
November 1, 2007
Genentech
IN BUSINESS FOR LIFE
Table of Contents
Introduction. II.... .....1...... ........... II .............. ..............1................ .......1.1..1............ II ............ 2
Master Plan Implementation Program Projects with 2007 Completion Requirements .... 3
Bay Trail Directional Signage .................................................................................,.....,. 3
Public Parking Signage.................................................................................................. 4
Public Art Schedule..................................,.................................................................... 4
Street Lig hti ng Sched u Ie ......,....,...........................,.................,..............,............,......... 6
Removal of Street Parking................................,............................................................ 7
Crosswalks and Shuttle Shelters.........................,........................................................... 7
Master Plan Implementation Program Projects with 2007 Design Requirements............ 9
Green Space and Food Concession Concept Design.......................................................... 9
Campus Entries Concept Design................................................................................... ,10
Attachments
Attachment A - Project Progress Table
Attachment B - Public Art Schedule Letter to Economic and Community Development
Director
Attachment C - Street Lighting Schedule Letter to Chief Engineer
Genentech Master Plan Six Month Review,
. Introduction:
The Implementation Plan set forth the specific improvements and public amenities to be
provided on the Genentech campus in conjunction with the Genentech Facilities Ten Year Master
Plan, and the triggers for implementation of those improvements and amenities. These
improvements and amenities are provided for in the Master Plan, and/or have been imposed as
Conditions of Approval by the Planning Commission. The Implementation Plan, however, does
not include improvements or amenities identified by the MEIR in the MMRP. This document is a
status report of the Implementation Plan projects for which the trigger occurred within six
months following the effective date of adoption of the Master Plan, April 28, 2007.
Summary of Projects
The installation of Bay Trail way-finding signage from the intersection of Forbes & Allerton,
Oyster Point & Gull Drive, and East Grand & Grandview Drive, along with several
intersections within the Genentech campus, to the Bay Trail access points was complete
within the four month trigger date. Additionally, new signs were developed and installed
that delineated existing Genentech employee parking lots along the Bay as open to public
parking during weekends and evening hours.
The schedule and proposed phasing for the installation of street lighting along DNA Way,
Grandview Drive, and Point San Bruno Blvd were submitted to the City Engineer within the
three month trigger date. Similarly, a proposal for the schedule and potential locations of
public art was submitted to the Director of Economic and Community Development within
the three month trigger date.
The removal of all on-street parking along DNA Way, Grandview Drive, and Point San Bruno
Blvd was coordinated with the installation of new shuttle shelters and crosswalks, and the
re-striping of DNA Way/Grandview Dr. to include shuttle pullouts and bike lanes. All of these
projects will be complete within the trigger date.
Design concepts for the Forbes greenspace with its associated concession facility and public
restrooms, as well as several concepts for the campus entries will be submitted to the
Planning Commission and City Planning staff with this report, within the six month trigger
date.
Genentech has taken great pride in completing all Implementation Program projects timely and
with the same commitment to quality we take in all endeavors. We are equally committed to all
future Implementation Program projects, and we look forward to working with the city to
provide improvements and public amenities for all to enjoy. The following sections provide
specific details of the installation and design of the Implementation Plan projects for which the
trigger occurred within six months following the effective date of adoption of the Master Plan.
The annual report, to be published in May 2008 will include parking and project summaries.
Genentech Master Plan Six Month Review
2
Master Plan Implementation Program Projects with 2007
Completion Requirements:
Bay Trail Directional Signage
Project: Install Bay Trail directional signage from intersection of Forbes & Allerton, Oyster
Point & Gull Drive, and East Grand & Grandview Drive to the Bay Trail access points as
described in attachment B of the Master Plan Implementation Program.
Implementation Trigger: Complete within 4 months following the effective date of
adoption of the Genentech Facilities Ten Year Master Plan Update.
Status: The new Bay Trail directional signage installation was completed on August 28,
2007.
Figure 1. Bay Trail Directional Sign at Grandview Dr, & pt, San Bruno Blvd.
~
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Figure 2. Bay Trail Directional Sign at Oyster Point & Gull Dr,
Genentech Master Plan Six Month Review
3
Public Parking Signage
Project: Complete designation of existing employee shoreline parking lots for public use on
evening and weekends.
Implementation Trigger: Complete within 4 months following the effective date of
adoption of the Genentech Facilities Ten Year Master Plan Update.
Status: The installation of new signs designating Genentech employee shoreline parking
lots for public use on evenings and weekends was completed on August 28, 2007.
GENE"T~
PRIVATE PAO~Y I
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Figure 3, After Hour Public Parking Sign in Bldg 4 employee lot
Public Art Schedule
Project: Provide public art throughout the Overlay District area at locations that are visible
from the public parks and streets, at $1.00jSF of gross new development as identified in
Section 3.2 of the Master Plan.
Implementation Trigger: Schedule of phased installation to be submitted to Economic
and Community Development (ECD) for approval, within 3 months following the
effective date of adoption of the Genentech Facilities Ten Year Master Plan, and shall
be reviewed in the first Annual Report.
Status: Genentech's proposed schedule of phased installation was presented to the
Economic and Community Development on July 31, 2007.
Genentech Master Plan Six Month Review
4
The schedule proposed that the artwork installations be phased in coordination with
development of new buildings over the duration of the Genentech Facilities Ten Year
Master Plan with the trigger for installation of public art will be the completion of
construction of each 400,000 square feet of gross new development. For example,
upon completion of each 400,000 square feet of gross new development, Genentech
will install public art in the amount of $400,000. This method of phased art
installation will enable Genentech to provide significant artwork in each potential
location. Figure 4, below, indicates potential locations for the artwork.
Artwork themes will include science and nature, similar to the environmental art
concepts presented with the campus entry submittal.
Types of artwork that will be considered include freestanding sculptures, as well as
artworks integrated with landscape, hardscape, lighting, and other building
elements.
Artists to be considered will include those with emerging, as well as established
reputations. Artists with local and regional ties will be considered, in addition to
artists with national and international careers.
o
o
o
o
o
o
Figure 4, Public Art Potential Locations
Genentech Master Plan Six Month Review
5
Street Lighting Schedule
Project: Enhance street lighting along DNA Way, Grandview Drive and Point San Bruno on
both sides of the street.
Implementation Trigger: Schedule of phased implementation shall be coordinated with
, ,
and submitted to the City Engineering Division for approval within 3 months
following the effective date of adoption of the Master Plan Update, shall be reviewed
in the first Annual Report. Improvement shall be completed no later than December
31, 2009.
Status: Genentech's proposed schedule of phased installation was presented to the City
Engineering Division on July 31, 2007.
The schedule proposed the following phasing for enhancing the street lighting along
DNA Way, Grandview Drive and Point San Bruno:
· Phase I, July 2008 to September 2008 - coordination meetings with City
Engineering and Public Works staff to determine the type of street lights to be
installed, as well as locations of light poles.
· Phase II, September 2008 to January 2009 - develop detailed plans and
installation schedule.
· Phase III, April 2009 to December 2009 - construction/installation.
If there are any Genentech-related projects along Grandview Drive that require a
portion of the street light installation to occur prior to the above schedule, a separate
implementation schedule for that portion will be coordinated with the City
Engineering Division.
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Figure 5. Street Lighting Improvements
Genentech Master Plan Six Month Review
6
Removal of Street Parking
Project: Remove on-street parking along DNA Way, Grandview Drive, and Point San Bruno
Blvd.
Implementation Trigger: Complete within 6 months following the effective date of
adoption of the Genentech Facilities Ten Year Master Plan Update.
Status: Street parking removal along DNA Way, Grandview Drive, and Point San Bruno
Blvd is complete, and DNA Way and Grandview Drive are being re-striped to add
shuttle pull-outs and bike lanes.
Grandview existing
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Figure 6. Street Parking Removal
Crosswalks and Shuttle Shelters
Project: Enhance existing cross walk on DNA Way at B3 from type one (stripe only) to type
two (controlled) as identified in Section 3.1 of the Master Plan. Add cross walk type two
(controlled) on DNA Way at B5 entry in proximity to the shuttle stops as identified in
Section 3.1 of the Master Plan.
Also install new shuttle shelters, and replace existing shuttle shelter along DNA Way as
identified in Section 3.1 of the Master Plan and figure 4.2-4 of the Master Plan.
Implementation Trigger: December 31, 2007.
Genentech Master Plan Six Month Review
7
Status: Installation of the two new crosswalks adjacent to Bldg 5, and the enhancement
of the existing crosswalk adjacent to Bldg 3 are on track for completion before
December 31, 2007,
Installation of new shuttle shelters along DNA Way are on track for completion
before December 31, 2007.
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Figure 7, Lower Campus Crosswalk and Shuttle Shelter Upgrades
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Figure 8, Shuttle Shelter Outside and Inside Elevations
Genentech Master Plan Six Month Review
8
· Master Plan Implementation Program Projects with 2007
Design Requirements:
Food Concession, Green Space, and Enhanced Landscaping at Adjacent Parking Lot
Project: Provide Improvements consisting of constructing a food concession facility and
public restrooms (approximately 3000 SF) and a green space and associated public
parking on approximately .8 acres for public use along Forbes Blvd.
Also enhance the landscaping adjacent to the Bay Trail by expanding the green space
along the Lower Campus parking lot (adjacent to UPS facilities) through reducing the
number of cars and re-striping the parking lot.
Implementation Trigger: Specific design concepts shall be submitted for Planning
Commission review within 6 months following the effective date of adoption of the
Genentech Facilities Ten Year Master Plan Update. Pursuant to this review, the
Planning Commission shall determine and approve design, phasing, and
implementation aspects of the improvement(s). Project delivery shall reflect an
aggressive schedule.
Status: The design of the green space utilizes different grasses. Dune grasses outline a
more durable field of grass that can utilized for different activities, including, but not
limited to volleyball, badminton, and bocce ball. The green space is also defined by
the tree plantings along Forbes Blvd., and at the same time the trees provide a
safety barrier for those utilizing the space. The space will have accessible,
welcoming connectivity to the Bay Trail, and will allow connectivity to the future
entry plaza and History Hall projects.
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Figure 9, Green Space design concept
The design concept for this project locates the food concession and restroom facility
in the northern portion of the lot. This allows the green space to be situated
adjacent to the campus entry, future plaza project, and future History Hall.
Genentech Master Plan Six Month Review
9
Terranomics Retail Real Estate team was engaged to initiate a market study to
determine the feasibility of various concessions and look for prospective vendors to
operate the concession. The First study has indicated that the site is not a high
vehicle, foot traffic nor high visibility location, which poses some immediate and
apparent issues for retail users. The team will continue with marketing and will post
a sign along Forbes Blvd at the site location.
Campus Entries
Project: Create campus entry at Forbes Boulevard and DNA Way, approximately 8,000
square feet.
Also construct a campus entry at East Grand Avenue and Grandview Drive as identified
in Section 3.2 of the Master Plan.
Implementation Trigger: Design concepts shall be submitted for Planning Commission
review within 6 months following the effective date of adoption of the Genentech
Facilities Ten Year Master Plan Update. Pursuant to this review, the Planning
Commission shall determine and approve design, phasing, and implementation
aspects of the improvement(s).
Status: The design for the primary campus entry utilizes the elements seen in
benchmark studies of other campus entries: signage, a procession, and lastly the
destination. The benchmark study revealed that these three elements generally
occur in that order. This particular campus entry concept, however, relies on the
procession being the First visible element along both Forbes Blvd and Grandview
Drive/DNA Way. This arrangement brings visitors to the destination, announced not
only by the signage, but a larger, more welcoming plaza area. This destination lies
at the heart of the Genentech campus, at the very location of its origins. The
procession down Forbes Blvd has the existing "Fingers" between the Lower Campus
facilities featuring the distinctive DNA helix patterns as campus identity markers.
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Figure 10, Primary campus entry signage concept
Genentech Master Plan Six Month Review
10
Our concept for the primary campus entry site includes developing similar identity
markers along DNA Way to proVide the same procession experience. The entry site
itself relies on natural elements, as well as designs based on science, in essence,
creating an outdoor science room that connects the Bay Trail and green space to our
future History Hall. The site and the public art incorporated will offer a sense of
intrigue and learning to make a truly welcome destination.
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Figure 11. Secondary campus entry signage concept
The design concept of the secondary concept entry site includes removal of the
existing Hilltop Business Center signage and enhancing the landscaping in the
median, and addition of new signage on the corner similar to the sign to be used at
the primary Forbes and DNA Way entry site.
Genentech Master Plan Six Month Review
11
The design concept also proposes turning the street corner of Forbes Blvd and DNA
Way into a roundabout. The median in the roundabout would be an ideal location
for corporate signage or public art, visible from both streets, helping to define that
this is the center point of the campus. The roundabout, itself, would incorporate
pattern and color design elements that would also identify the location as a special
site, and concomitantly provide for safer vehicular and pedestrian movements.
- ..,. I
Figure 12, Campus entry and plaza concept drawing
Genentech Master Plan Six Month Review
12
Attachment A
Implementation Plan Update Table
October 2008
Specific design concepts shall be
submitted for Planning Commission
review within 6 months following
the effective date of adoption of
the Genentech Facilities Ten Year
Master Plan Update.
I Food Concession & Public Restrooms
Specific design concepts shall be
submitted for Planning
Commission review within 6
months following the effective
date of adoption of the Genentech
Facilities Ten Year Master Plan
Update.
. Two specific design concepts have
been submitted to the Planning
Commission. Specific design concept
package includes:
o site plans;
o lighting plans;
o grading, drainage, & utility
plans;
o erosion control plans; and
o demolition plans
. Retail Real Estate team conducted a
market survey
. Location/footprint options are
identified
I Adjacent Parking Lot Landscaping
I _ __ _____ _____ ___
Specific design concepts shall be . Specific design concept has been
submitted for Planning Commission submitted to the Planning
review within 6 months following Commission. The concept eliminates
the effective date of adoption of the middle row of parking and will
the Genentech Facilities Ten Year add 4 ft of landscape to the bay side
Master Plan Update, and 7 ft of landscape to the road
side of the lot. Specific design
concept package includes:
o site plans;
o lighting plans;
o grading, drainage, & utility
plans;
o erosion control plans; and
o demolition plans
page 1
· Develop detailed design and
submit permit applications upon
completion of a new Lower
Campus Parking Structure (timing
is dependent upon a strategic real
estate transaction)
· Continue search for vendors /
concession operators - begin
marketing and post sign at site,
and report results in 2008 Annual
Report
· Develop detail design and submit
permit applications upon
completion of a new Lower
Campus Parking Structure (timing
is dependent upon a strategic real
estate transaction)
· Develop detailed design and
submit permit applications upon
completion of a new Lower
Campus Parking Structure (timing
is dependent upon a strategic real
estate transaction)
Attachment A
Implementation Plan Update Table
October 2008
Project and Trigger Progress Report Next Steps
I
l E. Gr:n~.ca~pu.s En:ry_
Design concepts shall be submitted
for Planning Commission review
within 6 months following the
effective date of adoption of the
Genentech Facilities Ten Year
Master Plan Update.
. Design concept has been submitted
to the Planning Commission, The
concept proposes enhanced
landscaping and sign age.
. Propose removal of existing Hilltop
Business Center sign in Grandview
median in 2008
. Develop detailed landscape
designs and implement with the
West Campus development
I Forbes & DNA Way Campus Entry
... ------
Design concepts shall be submitted
for Planning Commission review
within 6 months following the
effective date of adoption of the
Genentech Facilities Ten Year
Master Plan Update.
I Removal of Street Parking
-- -----
Complete within 6 months
following the effective date of
adoption of the Genentech
Facilities Ten Year Master Plan
Update.
I
I Public Art Schedule
- -- - - - --
Schedule of phased installation to
be submitted to Economic and
Community Development (ECD) for
approval, within 3 months
following the effective date of
adoption of the Genentech
Facilities Ten Year Master Plan.
· Two design concepts have been
submitted to the Planning
Commission, The concepts include 3
signage options, plaza options,
landscape enhancements, and DNA
Way sidewalk enhancement.
· Adding a roundabout feature to the
Forbes & DNA Way intersection.
. Design concepts have been
submitted to the Planning
Commission for DNA Way
enhancements creating landscape
buffers between the sidewalk and
street
. Street parking removal along DNA
Way, Grandview Drive, and Point
San Bruno Blvd is complete
. Genentech's proposed schedule of
phased installation was presented to
the Economic and Community
Development on July 31, 2007.
· Develop detailed designs and
implement with the Bay View site
redevelopment
. Develop detailed design for
roundabout feature and implement
with the Bay View site
redevelopment
. Develop detailed design for DNA
Way enhancement and implement
by the end of 2008
nja
. Finalize location of first public art
piece, to be installed at trigger of
400,000 sf of new development,
with 2008 Annual Report
. Contract artist to develop concept
design and submit for permits for
implementation with completion of
FRC III
page 2
Attachment A
Implementation Plan Update Table
October 2008
Project and Trigger Progress Report [, Next Steps
I Street Lighting Schedule
- --
Schedule of phased
implementation shall be
coordinated with and submitted to
the City Engineering Division for
approval within 3 months following
the effective date of adoption of
the Master Plan Update,
I B.ay_Trail D~:ctional Signage
Complete within 4 months
following the effective date of
adoption of the Genentech
Facilities Ten Year Master Plan
Update.
I Public Parking Signage
I ____
Complete within 4 months
following the effective date of
adoption of the Genentech
Facilities Ten Year Master Plan
Update.
-
· Genentech's proposed schedule of
phased installation was presented to
the City Engineering Division on July
31, 2007.
· The new Bay Trail directional
signage installation is complete
· City Engineering Dept. to
determine type of street lighting to
be installed
. Develop detailed plans and
installation schedule by January
2009
· Submit permit applications and
install by December 2009
n/a
. The installation of new signs
designating Genentech employee
shoreline parking lots for public use
on evenings and weekends was
completed as per the
Implementation Plan trigger date
I Crosswalks and Shuttle Shelters
-- - - -----,
Lower Campus:
December 31, 2007
Upper Campus (crosswalks):
Complete by the earlier of
completion of the City's
planned sewer improvements
along DNA Way and Grandview
Drive, or December 30, 2009
. Installation of the two new
crosswalks adjacent to Bldg 5,
upgrade of the existing crosswalk
adjacent to Bldg 3, and repainting of
the existing corner crosswalk is on
track for completion by December
31, 2007
· Installation of five new shuttle
shelters along DNA Way, one along
Cabot, and one in the Forbes parking
lot are on track for completion by
December 31,2007
n/a
__..J
n/a
page 3
Genentech
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Attachment B
July 31, 2007
Marty Van Duyn, Director
South San Francisco Department of Economic and Community Development
City Hall, 2nd Floor
400 Grand A venue
South San Francisco, CA 94080
Re: Public Art per Genentech Master Plan Implementation Program
Dear Mr. Van Duyn,
The purpose of this letter is to submit Genentech' s proposed phased installation of public art on
the Genentech campus, in accordance with the approved Genentech Facilities Master Plan.
Background
The overall Implementation Program was approved as part of the Genentech Facilities Ten
Year Master Plan. The Implementation Program set forth specific improvements and
public amenities to be provided on the Genentech campus in conjunction with the Master
Plan. It also set forth the triggers for implementation of those improvements and amenities.
One of these improvements requires the provision of public art throughout the Genentech
Research and Development Overlay District area at locations that are visible from the
public parks and streets, with an aggregate expenditure of $l.OO/SF of gross new
development, as identified in Section 3.2 of the Master Plan. The Implementation Program
provides that the schedule of phased installation for the public art is to be submitted to
Economic and Community Development (ECD) for approval within 3 months following
the effective date of adoption of the Genentech Facilities Ten Year Master Plan, and will
then be reviewed in the first Annual Report, April 2008.
Proposed Schedule
We propose to install the public art in the following manner:
· Artwork installations will be phased in coordination with development of new
buildings over the duration of the Genentech Facilities Ten Year Master Plan.
o We propose that the trigger for installation of public art will be the
completion of construction of each 400,000 square feet of gross new
Attachment B
development. For example, upon completion of each 400,000 square feet
of gross new development, Genentech will install public art in the amount
of $400,000. This method of phased art installation will enable Genentech
to provide significant artwork in each potential location. The attached
map indicates potential locations for the artwork.
· Artwork themes will include science and nature.
· Types of artwork that will be considered include freestanding sculptures, as well
as artworks integrated with landscape, hardscape, lighting, and other building
elements.
· Artists to be considered will include those with emerging, as well as established
reputations. Artists with local and regional ties will be considered, in addition to
artists with national and international careers.
Please feel free to contact us should you have any questions or concerns.
Respectfull y,
Shar Zamanpour,
Principal Planner
Strategic Facilities Planning
Genentech
Cc: Lisa Sullivan
Susy Kalkin
Genentech
~~~
SII'''lle file/Uti.. ,.:"'"",
Attachment C
July 31,2007
Ray Razavi, City Engineer
City of South San Francisco
315 Maple Avenue
South San Francisco, CA 94080
Re: Street Light Upgrades Under Genentech Master Plan Implementation Program
Dear Mr. Razavi,
The purpose of this letter is to submit Genentech's proposed schedule for the implementation
for the street lighting upgrades along DNA Way, Grandview Drive, and Point San Bruno Blvd
in accordance with the approved Genentech Facilities Master Plan.
Background
The Implementation Program was approved as part of the Genentech Facilities Ten Year
Master Plan. The Implementation Program set forth specific improvements and public
amenities to be provided on the Genentech campus in conjunction with the Master Plan. It
also set forth the triggers for implementation of those improvements and amenities. The
improvement to enhance street lighting along DNA Way, Grandview Drive and Point San
Bruno on both sides of the street includes the following implementation trigger: "Schedule
of phased implementation shall be coordinated with and submitted to the City Engineering
Division for approval within 3 months following the effective date of adoption of the
Master Plan Update, and shall be reviewed in the first Annual Report, April 2008.
Improvement shall be completed no later than December 31, 2009."
Proposed Schedule
We propose the following phases for enhanced street lighting along DNA Way, Grandview
Drive and Point San Bruno:
.
Phase I, July 2008 to September 2008 - coordination meetings with City
Engineering and Public Works staff to determine the type of street lights to be
installed, as well as locations of light poles.
Phase II, September 2008 to January 2009 - develop detailed plans and installation
schedule.
.
Attachment C
· Phase III, April 2009 to December 2009 - construction/installation.
If there are any Genentech-related projects along Grandview Dri ve that require a portion of
the street light installation to occur prior to the above schedule, a separate implementation
schedule for that portion will be coordinated with the City Engineering Division.
Please feel free to contact us should you have any questions or concerns.
Respectfull y,
Shar Zamanpour,
Principal Planner
Strategic Facilities Planning
Genentech
Cc: Lisa Sullivan
Susy Kalkin
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