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Home My WebLink About12-06-07 PC e-packet ~O\)'t~1/~/-~~P4> ~. ~1 ~^ <fA. ::"lr ...._~. .....~<<"O ~.~ <:> "'~. () :;....~.'.i.4 ..... E-< . . . ~lj'llh (Jl -,';\"'. ...._(") CJ~~'O A : ~ -'!:-::=- --= 04~~~ CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE December 6, 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 December 6,2007 Time 7:30 P.M. - CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR PUBLIC HEARING 1) Parking Comp of America/applicant Hanna, Elias/owners 160 Produce Avenue P06-0088: UP06-0020, DR06-0072 & PUD07-0003 Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape area of 12,884 square feet instead of the minimum requirement of 47,350 square feet. Use Permit and Design Review allowing a new canopy entry and landscaping, with 24 hour operation, generating in excess of 100 average daily vehicle trips, fences greater than 3 feet in height within the minimum required street setbacks, and expanding the existing commercial parking use on several lots adjacent to San Mateo Drive in accordance with SSFMC Chapters 20.30, 20.32, 20.73, 20.81, 20.84 & 20.85 2) Anchor Drugs John Muffareh/applicant Jajeh, Richard & Jennifer/owner 161 S Spruce Ave P07-0114: Signs07-0049, DR07-0071 & VAR07-0006 Design Review and Type C Sign Permit to allow the conversion of an existing office building into a mix of retail and medical office uses, associated accessibility upgrades and a monument sign including changeable copy, and an 8 space Parking Variance located at 161 S. Spruce Ave. in the Planned Commercial (P-C-L) Zone District, in accordance with SSFMC 20.24, 20.76, 20.82 and 20.85. Planning Commission Agenda - Cont'd December 6. 20071 Page 3 of 5 3) Founder's Research Center (FRC) III - Buildings 16 & 17 GENENTECH INC/applicant GENENTECH INC/owner 330 Point San Bruno Blvd P07-0091: UP07-0015 & DR07-0057 Use Permit and Design Review to allow a new five story, 278,600-square-foot research and development two building complex, including a bridge connection between Buildings 15 & 16, located at 330 Point San Bruno Boulevard in accordance with SSFMC Chapters 20.39, 20.40, 20.81 & 20.85 4) Zoning Text Amendment - Displays GENENTECH INC/applicant GENENTECH INC/owner 1 DNA Way P07 -0118: ZA07 -0006 Zoning Text Amendment to the Genentech Research and Development Overlay District (SSFMC Section 20.40) to include regulations for signs and banner displays in accordance with Sections 20.40, 20.76, 20.86. 5) Type "C" Display Sign - Buildings 4, 20 & 36 GENENTECH INC/applicant GENENTECH INC/owner 1 DNA Way (B4) 1000-1400 Grandview Dr.(B20) 1776 Grandview Dr. (B36) P07-0119: SIGNS07-0050 Type "C" (Display) Sign application to allow Genentech to install and manage displays on Buildings 4, 20, and 36 on the Genentech Campus in accordance with SSFMC Chapters 20.40, 20.76, & 20.86. ADMINISTRATIVE BUSINESS 6) 6 Month Review - EI Faro Use Permit Jesus Ontiveros/applicant Ruth L. Bushman/owner 435 EI Camino Real P05-0124: UP05-0025 Use Permit allowing a drive-thru window addition to an existing restaurant situated at 435 EI Camino Real in the Retail Commercial Zoning District (C-1), in accordance with SSFMC Chapters 20.22 and 20.81. 7) Use Permit Review - Double Day Office Double Day Office Services/applicant Krieger, Clarence/owner 340 Shaw Rd. P03-0137: UP03-0026 Use Permit to allow outdoor storage of trucks and extended hours of operation from 6 AM to 2 AM in the M-1 Industrial Zoning District in accordance with SSFMC 20.30.040 (a), 20.30.040 (b) and 20.81. s:\Agevcc;\~s\PL~vcvc,vcg COV\,tV\,t'ss'ovc\::W07\1.2-0G-07 RPC Agevcc;\~.c;\oc Planning Commission Agenda - Cont'd December 6, 2007 Page 4 of 5 8) General Plan Conformity Finding The City of SSF/applicant California Water Ser/owner 80 Chestnut Avenue P07-0122: PCA07-0006 General Plan Conformity finding for a potential purchase by the City of South San Francisco Redevelopment Agency of property located at 80 Chestnut Ave in the O-S Open Space Zone District, in accordance with provisions of State Planning Law (Govt. Code Section 65402) 9) General Plan Conformity Finding The City of SSF/applicant Trinidad, Edgar Alowner 314 Miller Ave P07-0123: PCA07-0007 General Plan Conformity finding for a potential purchase by the City of South San Francisco Redevelopment Agency of property located at 314 Miller Avenue in the (D-C-L) Downtown Commercial Zone District, in accordance with provisions of State Planning Law (Govt. Code Section 65402). 10) General Plan Conformity Finding The City of SSF/applicant Price, Ronald & Florine/owner 1 Chestnut Ave P07-0124: PCA07-0008 General Plan Conformity finding for a potential purchase by the City of South San Francisco Redevelopment Agency of property located at 1 Chestnut Avenue (APN 011-322-030) in the Planned Commercial Zone District, in accordance with provisions of State Planning Law (Govt. Code Section 65402). 11) General Plan Conformity Finding The City of SSF/applicant Raffin, Evelyn Uowner 216 Baden Ave P07-0125: PCA07-0009 General Plan Conformity finding for a potential purchase by the City of South San Francisco Redevelopment Agency of property located at 216 Baden Avenue (APN 012-334-030) in the D-C Downtown Commercial Zone District in accordance with provisions of State Planning Law (Govt. Code Section 65402). 12) Resolution to endorse the Ten Guiding Principles of the Grand Boulevard Initiative. 13) Wet Weather Program Presentation. ITEMS FROM STAFF ITEMS FROM COMMISSION s:\Agevcc;\~s\PL~vcvc,vcg CoV\,tV\,t'ss'ovc\2007\1.2-0G-07 RPC Agevcc;\~.c;\oc Planning Commission Agenda - Cont'd December 6, 2007 Page 5 of 5 ITEMS FROM THE PUBLIC ADJOURNMENT Su alkin Secretary t he Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting December 20, 2007 - CANCELLED Regular Meeting January 3, 2008, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netJdepts/comms/plannina/aaenda minutes.asp or via http://weblink.ssf.net SKlbla s:\Agevcc;\~s\PL~vcvc,vcg coV\,tV\,t'ss'ovc\2007\1.2-0G-07 RPC Agevcc;\~.c;\oc Planning Commission Staff Report DATE: December 6, 2007 TO: Planning Commission SUBJECT: 1. Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape area of 12,884 square feet instead of the minimum requirement of 47,350 square feet. 2. Use Permit and Design Review allowing a new canopy entry and landscaping, with 24 hour operation, generating in excess of 100 average daily vehicle trips, fences greater than 3 feet in height within the minimum required street setbacks, and expanding the existing commercial parking use to several abutting lots. Address: 160 Produce Avenue and portions of 14 abutting lots (APNs 015- 13-210,015-113-290,015-113-330,015-113-340, 015-113-350, 015-113-390, 015-113-420,015-113-440,015-113-450, 015-113-460, 015-113-470, 015- 113-480,015-113-490 & 015-13-500). Zoning: Planned Industrial (P-I) Zone District and the Industrial (M-l) Zone District. SSFMC: Chapters 20.30, 20.32, 20.73, 20.81, 20.84 & 20.85. Owner: Elias S. Hanna Trust (primary owner) Applicant: Farias & Marrugo Architects Case No.: P06-0088 (UP06-0020 & DR06-0072) RECOMMENDATION: That the Planning Commission approve a 1) Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape area of 12,884 square feet instead of the minimum requirement of 47,350 square feet, and 2) Use Permit and Design Review, allowing a new canopy entry and landscaping, with 24 hour operation, generating in excess of 100 average daily vehicle trips, and fences greater than 3 feet in height within the minimum required street setbacks, and expanding the existing commercial parking use to several abutting lots, situated at 160 Produce Avenue, subject to making the required fmdings and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The 10.87 acre site has been used for an airport commercial parking lot. The project site is comprised of fourteen different lots owned by several different individuals and agencies - including the City of Staff Report To: Planning Commission Re: P06-088 - 160 Produce Avenue December 6, 2007 Page 2 of 6 South San Francisco. The applicant indicates that all the property owners have provided authorization for the proposed project to proceed. In the past the parking operation occupied a much smaller area and over time was expanded. The first commercial parking operation was comprised of a single lot [APN 015-113-330]. Later Use Permits (UP 88-881 and UP 91-887) were approved by the Planning Commission allowing a commercial parking operation for up to 477 automobiles and comprised of several abutting properties fronting on Produce Avenue and Terminal Court [APNs 015-113-290, 015-113-340 and 015-113-350]. Parking operations were later expanded, without benefit of an approved Use Permit, to approximately 1,350 parking spaces onto abutting parcels including a former railroad spur and parcels adjacent to San Mateo Avenue [APNs 015-113-390, 015-113-420, 015-113-440, 015-113- 450,015-113-460,015-113-470,015-113-480,015-113-490 & 015-13-500)]. The proposed development includes constructing a new entry canopy, relocating existing fencing and providing new landscaping. Similar to other commercial parking lots, the business operates on a 24 hour daily basis. Landscaped areas along the street frontages, within the public right-of-way, and which were required as part ofthe previous Use Permit, will be re-installed. New landscaping will be installed along San Mateo Avenue and the existing chain link fence will be relocated behind the landscaped area. The project also includes legalizing the expanded operation on the several lots between the former railroad spur and San Mateo Avenue. The project provides open parking for 1,224 passenger vehicles, including more than two dozen buses of various sizes [a reduction of 126 parking spaces]. The business provides employment for 35 persons comprised of26 drivers, 6 cashiers, 1 mechanic, 1 full time and 1 part-time maintenance person (who is also a cashier), and 1 manager. The operation will be comprised of three shifts with the daytime shift of 9 persons being the largest, and the night shift being the smallest with 3 employees. Shuttle service to and from San Francisco International Airport is also provided for customers with a fleet of 8 buses - each having a capacity of 13 passengers. Between Tuesday and Saturday, during day time into the late evening hours, 5 shuttles are in operation. On Sunday and Monday, the business operates a total of 6 shuttles. During the late evening and early morning hours the business operates with only 2 shuttles. The shuttles are stored on-site and maintenance for the shuttles is provided in the on-site service building. GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE The project site's General Plan Land Use Element designation of Community Commercial (with a Regional Commercial identifier) allows regional serving uses including airport parking. The easterly portion ofthe site is situated in the Planned Industrial (P-I) Zone District and the westerly portion of the site is situated in the Industrial (M-l) Zone District. Both the P-I and the M-1 Zone Districts allow commercial parking uses [(SSFMC Sections 20.30.030(c) & 20.32.030(c)]. Businesses having Staff Report To: Planning Commission Re: P06-088 - 160 Produce Avenue December 6, 2007 Page 3 of 6 24 hour operations or generating in excess of 100 average daily vehicle trips require an approved Use Permit by the South San Francisco Planning Commission [SSFMC Sections 20.30.040(a) & 20.32.070(a), and 20.30.040(i) & 20.32.060, respectively]. Fences within the minimum required setbacks are limited to 3 feet in height, but may be increased to a greater height with a Use Permit approved by the Planning Commission [SSFMC Chapter 20.73]. Landscaping that is less than the minimum requirement may be allowed subject to a Planned Unit Development Permit by the Planning Commission [SSFMC Section 20.84.050]. The existing entry location and aisle ways need to be reconfigured. The entry is too close to the street to allow safe ingress and egress, and the entry lanes are too narrow and do not meet the minimum City lane width requirements of 12 feet in width [SSFMC Sections 20.74.110, 20.74.150, and 20.74.160]. City staffhas observed several near accidents between vehicles attempting to slow down to enter the site and vehicles accelerating to enter US Highway 101. Access to the site is further impaired by the curvature of Produce Avenue at the Colma Creek Bridge [just north of the adjacent Shell gas station]. The applicant has worked with City staff to revise the entry to provide safer vehicle ingress and egress and emergency vehicle access. The lane direction has been simplified and the entry and exit paths redesigned to facilitate vehicle access and provide the minimum width of 12 feet. The Fire Lane width will meet the City minimum of 20 feet. The plans incorporate the recommended entry design. The proposed landscaping and fence upgrades along the street frontages will reduce views of parking areas and improve the views of the area from the freeway and the local area. The existing landscaping and fences along Produce A venue, located at the property line, were approved by the Planning Commission [UP 91-887]. The fences along Terminal Court were previously approved to be setback a few feet, but were later relocated closer to the street into the former landscape area, without benefit of approval by the City. The applicant has agreed to relocate the fences along Terminal Court and San Mateo A venue. The fences along Terminal Court will be relocated 12 feet behind the sidewalk. The fences along San Mateo Avenue will be relocated 25 feet behind the sidewalk. The fences along Produce A venue will remain in the same location a distance of 6 feet behind the sidewalk. The areas between the sidewalk and landscape area will be landscaped with shrubs, small trees and ground cover to soften views of the fence. The chain link fences, with dark wood toned plastic slats, are 8 feet in height. A condition of approval will require that the owner enter into an agreement to maintain the landscaping within the public right-of way along Produce Avenue, Terminal Court and San Mateo Avenue. Staff Report To: Planning Commission Re: P06-088 - 160 Produce Avenue December 6, 2007 Page 4 of 6 DEVELOPMENT STANDARDS The site complies with current City development standards. Employee parking is provided in a small parking lot adjacent to the Produce Avenue entry. Landscaping will be provided through a combination of on-site and off-site areas. The landscape along Produce Avenue is all within the public right-of way. All street frontages will be landscaped. However, the proposed on-site landscaping of 12,884 square feet [2.7% ofthe site area] does not meet the City's minimum requirement of 47,350 square feet [10% of the total site area] [SSFMC Section 20.73.040]. The landscape deficiency of 34,465 square feet can be addressed by either increasing landscaping, approving a PUD and/or by the owner making a contribution to the City Cultural Arts Fund [SSFMC Chapter 20.101]. City staff is recommending that the Planning Commission approve a PUD to allow the perimeter landscaping along the street frontages together with the 8 foot tall perimeter fencing as sufficient screening. Most views of the site are from US Highway 101, Produce and San Mateo Avenues- views that would be effectively screened by a combination of fencing and new landscaping along the street frontages. Similarly, interior landscape buffers along the property boundaries are required [SSFMC Section 20.73], but are not recommended because they were not required as part ofthe previously approved Use Permit, would result in a direct economic loss to the business estimated in the range of between 50 tol00 parking spaces, and the combination of the perimeter landscaping and fencing will effectively limit views of the site from the public right-of-way. While landscaping is generally desirable, requiring the owner to provide the additional 34,465 square feet of landscape area [nearly an acre of the site interior] would not necessarily enhance public views of the site [since site access is restricted to paying customers and views are restricted by the 8 foot tall perimeter fencing]. Provision oflandscaping of this magnitude would significantly reduce the number of on-site parking spaces [estimated by City staff to be on the order of 135+ parking spaces] and would adversely affect the business and reduce City revenues derived from the operation. Commercial parking lots provide the City with an important revenue stream - the City charges such operations 8% of each individual parking transaction. In addition, the City derives an economic benefit from the small City owned parcel abutting Colma Creek that is leased to the project sponsor. The Planning Commission could require that the owner make a contribution to the Cultural Arts Fund to offset the landscape deficiency [estimated by City staff to be $ 261,589.35 ($5.87/SF x (29.3% - CPI-W increase since September 1997 - date of the ordinance adoption) x (34,465 SF - Landscape shortfall) = $ 261,589.35]. This fee amount would be by far and away the largest single contribution by any business or property owner to the South San Francisco Cultural Arts Fund. Alternatively, the Commissioners could require that the applicant make much smaller fee contribution to offset the deficiency. DESIGN REVIEW BOARD: Staff Report To: Planning Commission Re: P06-088 - 160 Produce Avenue December 6, 2007 Page 5 of 6 The proposed development was reviewed by the Design Review Board at their meeting of July 25, 2006. The Board recommended approval of the design and offered the following comments: 1. Patch or otherwise repair the pavement throughout the lot. 2. Replace Crepe Myrtle with Raphiolepis (Majestic Beauty) trees (one in each planter island) 3. Recommend Hemerocallis hybrids, Stella D'oro, Stella D'oro Daylily (evergreen and everblooming) for ground cover in front, with Arbutus Unedo 'Elfin King' Dwarf Strawberry Tree shrub in rear oflandscaped areas. The applicant has incorporated the comments into the plans. 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 (CEQA).1 Because the project has been determined to be exempt, the Planning Commission is not required to take any action on the environmental document. CONCLUSION/RECOMMENDATION: The proposed development generally complies with the South San Francisco General Plan Land Use Element and the Zoning Code requirements and development standards. Landscaping along street frontages will be installed and will help screen views of the parked vehicles and improve the views of the site. Conditions of approval are proposed to ensure that the development is constructed in accordance with the approved plans and the development requirements, to maintain the landscaping and to require compliance with the City's Sign Regulations. Therefore, City staff recommends that the Planning Commission approve a 1) Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape area of 12,884 square feet instead of the minimum requirement of 47,350 square feet, and 2) Use Permit and Design Review, allowing a new canopy entry and landscaping, with 24 hour operation, generating in excess of 100 average daily vehicle trips, and fences greater than 3 feet in height within the minimum required street setbacks, and expanding the existing commercial parking use onto several abutting lots adjacent, situated at 160 Produce Avenue. ~~&~ - ~ve Car son, Senior Planner Staff Report To: Planning Commission Re: P06-088 - 160 Produce Avenue December 6, 2007 Page 6 of 6 ATTACHMENTS: Draft Findings of Approval Commercial Planned Unit Development Use Permit Draft Conditions of Approval Design Review Board Minutes July 25, 2006 Plans FINDINGS OF APPROVAL P06-0088 COMMERCIAL PLANNED UNIT DEVEOPMENT PERMIT 160 PRODUCE AVENUE (As recommended by City Staff December 6, 2007) As required by the "Planned Unit Development Permit Procedures" [SSFMC Chapter 20.84], the following findings are made in approval of Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape area of 12,884 square feet instead of the minimum requirement of 47,350 square feet, 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 Plans prepared by Farias & Marrugo Architects, dated October 2007; Design Review Board meeting of August 15, 2006; Design Review Board minutes of August 15, 2006; Planning Commission staff report, dated December 6,2007; and Planning Commission meeting of December 6, 2007: 1. The 10.87 acre site is physically suitable for a commercial parking lot and has operated successfully for years. The improvements and landscaping are consistent with the General Plan Land Use Element designation of the site of Community 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 12,884 square feet of on- site and off-site landscaping in-lieu of meeting the minimum requirement of landscape area equal to 47,350 square feet of on-site landscaping. The off-site landscaping along 160 Produce Avenue and Terminal Court will screen views of the on-site stored vehicles from US Highway 101 and the immediate project vicinity. 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 public right-of-way along the local street frontages will provide for an adequate depth of landscaping and the requirement for a Landscape Maintenance Agreement will provide a greater assurance that the landscaping will be maintained thereby improving the appearance of the general area. 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 combination of the landscaping and fencing will provide an effective visual screen and will add to a productive urban environment of sustained stability and economic vitality. The City's Design Review Board recommended approval of the proposed development and determined that the improvements meet the design quality of the surrounding industrial enclave. Conditions of approval require that the development ofthe site conform to the City's development standards and that the landscaping be maintained. 4. The project complies with the provisions of the California Environmental Quality Act. * * * FINDINGS OF APPROVAL P06-0088 USE PERMIT 160 PRODUCE AVENUE (As recommended by City Staff December 6, 2007) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of Use Permit allowing a new canopy entry and landscaping, with 24 hour operation, generating in excess of 100 average daily vehicle trips, and fences greater than 3 feet in height within the minimum required street setbacks, and expanding the commercial parking use onto several abutting parcels, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by Farias & Marrugo Architects, dated 2007; Design Review Board meeting of August 15,2006; Design Review Board minutes of August 15, 2006; Planning Commission staff report, dated December 6,2007; and Planning Commission meeting of December 6, 2007: 1. The proposed new canopy entry, fences greater than 3 feet in height within the minimum required setbacks, and expanding the commercial parking use onto several lots adjacent to San Mateo Avenue, and continuation of the 24 hour operation, generation of vehicular traffic in excess of 100 average daily vehicle trips will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The entry has been redesigned to improve sight line distance and reduce traffic circulation conflicts along Produce Avenue. The site improvements and landscaping 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. 2. The proposed new canopy entry, fences greater than 3 feet in height within the minimum required setbacks, and expanding the commercial parking use onto several lots adjacent to San Mateo Avenue, and continuation of dle 24 hour operation, generation of vehicular traffic in excess of 100 average daily vehicle trips, comply 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. * * * PROPOSED CONDITIONS OF APPROVAL 160 PRODUCE AVENUE P06-0088 (As recommended by City Staff on December 6, 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 plans prepared by Farias & Marrugo Architects, dated 2007, submitted in association with P06-0088. 3. Prior to the issuance of the Building Permit, the landscape plan shall include mature shrubs, trees that have a minimum size of 24 inch box and 15% ofthe total number of proposed trees shall have a minimum size of 36 inch box. Trees along the street frontage shall be a minimum size of 24 inch box. The final landscape plan shall be subject to the review and approval by the SSF City Planner. 4. The number of parking spaces shall not be increased or the aisleways altered without prior approval by the South San Francisco Planning Commission. 5. The applicant shall comply with the SSFMC Chapter 20.76 Sign Regulations and shall not alter the number, size, type nor the location of any approved sign, flags, banners or pennants without prior approval by the SSF 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. Prior to the issuance of any Building 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. (Planning Division: Steve Carlson PH: 650/877-8535, Fax 650/829-6639) B. ENGINEERING DIVISION A. 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 of this booklet is available at our Engineering Division office at no charge to the applicant. B. The developer shall remove and replace all broken sidewalk fronting the property. In addition, the developer shall modify the driveway curb returns so that vehicles entering the site shall not collide with a vertical curb. The modified curb return shall incorporate a standard ADA handicap ramp. C. The developer shall obtain an encroachment permit for any work performed in the City's right-of-way and pay all associated fees, deposit and/or bonds. The developer shall submit an Engineer's estimate for all work performed in the City's right-of-way and place a bond or cash deposit for said work. (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. II. 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 ofthree (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 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 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. 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 10ck1 with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary- resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows 25/16" security laminate, V4" polycarbonate, or approved security film treatment, minimum. a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) Ibs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material. 2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) Ifthe barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. 8. Miscellaneous Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. b. 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. c. Should any aspect ofthe 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. Fire access and fire road width to be submitted and approved by Fire Marshal. 2. All buildings shall provide premise identification in accordance with SSF Municipal Code Section 15.24.100. 3. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 4. Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code) (Fire Department: Bryan Niswonger PH: 650/829-6671) E. WATER QUALITY CONTROL PLANT 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. 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 Special Meeting of July 25, 2006 TIME: 4:00 P.M. MEMBERS PRESENT: Nelson, Nilmeyer, Ruiz and Williams MEMBERS ABSENT: Harris STAFF PRESENT: Susy Kalkin, Acting Chief Planner Chad Smalley, Associate Planner Patti Cabano, Administrative Assistant 1. ADMINISTRATIVE BUSINESS 2. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Hanna, Elias S Parking Comp of America 160 Produce Ave P06-0088, UP06-0020 & DR06-0072 Parking Comp of America - Use Permit (Case Planner: Steve Carlson) Use Permit and Design Review allowing a new landscaped entry and canopy at 160 Produce Avenue in the Planned Industrial (P- I) Zone District in accordance with SSFMC Chapters 20.81 & 20.85 The Board had the following comments: 1. Patch or otherwise repair the pavement throughout the lot. 2. Replace Crepe Myrtle with Raphiolepis (Majestic Beauty) trees (one in each planter island) Recommend Hemerocallis hybrids, Stella D'oro, Stella D'oro Daylily (evergreen and everblooming) for ground cover in front, with Arbutus Unedo 'Elfin King' Dwarf Strawberry Tree shrub in rear of landscaped areas. 3. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Wells Enterprises Michael Nilmeyer 202 Littlefield Ave P06-0054, UP06-0016 & DR06-0043 Use Permit / Fed-X (Case Planner: Steve Carlson) "Resubmittal" - Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot mail distribution center with a 32,000 square foot indoor garage for both occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-five (25) vehicles and indoor parking garage for up to eighty-two (82) vehicles, outdoor vehicle storage of up to five (5) tractor trailers, and three (30 foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.71,20.74,20.81 & 20.81 Design Review of exterior building changes, new exterior open at-grade parking and landscaping upgrades. 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BACKGROUNDIDISCUSSION: Project/Site Description: The subject property is located at the southeast comer of South Spruce A venue and Starlite Street and is .45 acres in size, The site is improved with a two-story office building that was constructed in 1991. The building's previous occupants, according to business license records, include a travel agency and other administrative office uses, The applicant proposes to establish an "Anchor Drugs" -branded pharmacy with associated retail and offices mixed with medical offices within the existing building, The configuration of a mixture of medical services and retail pharmacy is an example of a recent trend in co-located facilities meant to encourage one-stop shopping, Proposed changes to the site include the relocation of a stairway and addition of an elevator at the front of the building, entirely new exterior finishes and trim details, new signs and landscaping enhancements, Proposed interior modifications include new partition walls to enhance functionality of the building as retail commercial space. Medical services tenants are anticipated to include chiropractors, dermatologists, acupuncturists, dentists, pediatricians, optometrists and other general medical practices that offer minor medical Staff Report To: Planning Commission Subject: Anchor Drugs 161 South Spruce Ave, December 6, 2007 Page 2 of 5 procedures, The medical and administrative offices would comprise approximately 50% of the building with the pharmacy using another 25% of the floor area, with the remaining 25% used for inventory storage, hallway and lobby space, An entry lobby is proposed for periodic use as community health program space and for the provision of health information to the public (see Applicant Narrative, attached), The proposed hours of operation are 9 am to 7 pm daily, General Plan The project site is designated "Business Commercial" by the General Plan, and is located in the "South Spruce Corridor" planning sub-area, More specifically, the property is located in "Area A: North Corridor" of this sub-area. General Plan Implementing Policy 3.3-1-5 allows for a range of uses, including Business Commercial uses and mixed-use office and residential developments, As the proposed pharmacy/medical office mix is a commercial use consistent with the Business Commercial designation, the proposal is consistent with the applicable policies of the General Plan. Zoning Land Use The project site is zoned "P-C" Planned Commercial, which allows retail sales, administrative offices and medical services all as permitted uses [SSFMC 20.24,020 (b)]. Parking The proposal to establish a pharmacy in a portion of the building changes the applicable parking requirements ofthe Zoning Ordinance because the tenant space was most recently occupied by office uses, which required I space per 300 square feet, in contrast to the I space per 200 square feet requirement applicable to retail uses (SSFMC Sec, 20.74,060). Additionally, due to the proposed addition of the stair/elevator at the front ofthe building and minor changes to the parking layout for accessibility requirements, the existing parking supply is proposed to be decreased by 3 spaces. In accordance with the Zoning Ordinance parking standards, the project would requires a total of35 spaces, as demonstrated in the table below. Sq. Ft. Proposed 2,655 6,207 (w/lobby) 765 TOTAL Note: Stairway/elevators counted once, at office ratio Use Retail Office Storage Parking Ratio 1:200 1:300 1 :2,000 # Spaces Req'd 13 21 1 35 Staff Report To: Planning Commission Subject: Anchor Drugs 161 South Spruce Ave. December 6, 2007 Page 3 of5 Since 27 parking spaces are proposed, the application requires consideration of a variance to the parking requirements to allow an 8 space reduction, Note that the applicant's narrative requests a 5 space variance, This discrepancy is due to differences in allocation of space among the proposed uses. Staff has used a more conservative approach by applying an office parking ratio to all floor areas that are expected to be frequently accessed by office tenants. SSFMC Section 20,82,080 provides that a variance may be granted from the parking requirements when such variance will a) be an incentive to, and benefit for the non-residential development; and b) that such variance will facilitate access to the non-residential development by patrons of public transit facilities, The proposed project is non-residential in nature, and the proposed variance improves the existing structure's ability to accommodate a retail tenant. Currently, the location of the stairwell in the center of the building inhibits the use of the first floor as retail sales space, as it represents a substantial obstruction in the center ofthe floor plan, The proposal would relocate this second floor access to the periphery of the building, thereby allowing the first floor to function as one large space rather than two separate areas, The parking variance is required to physically accommodate this building modification, The proposal would combine medical services uses with the retail pharmacy on the ground floor. The complementary nature of these businesses supports a reduction in parking since only one parking event is required for patrons to both receive medical treatment and procure pharmaceutical products, Similar to other mixed use proposals, it is expected that a substantial proportion of Anchor's patrons will elect to shop there precisely because they already have occasion to be at the site for medical serVIces, Additionally, the project facilitates access via public transit by providing a walkway from the sidewalk directly to the front door of the structure, SamTrans bus route 133 originates near the Downtown area and travels by the project site along Spruce A venue, continuing on to San Bruno BART. Travel time from either San Bruno BART or the Downtown to the project site is approximately six minutes via this route. According to the applicant, many current customers of Anchor Drugs' Downtown location are transit users and are believed to utilize route 133 to access that store, In light of the above facts and in consideration of the applicant's history of operating a similar business Downtown where parking is limited, staff believes that the required preconditions for a variance to the parking standards are fulfilled by the applicant's proposal. Staff Report To: Planning Commission Subject: Anchor Drugs 161 South Spruce Ave, December 6, 2007 Page 4 of5 Signs The applicant's proposal includes the installation oftwo wall signs and one monument sign. The total sign area proposed is 103,5 square feet. According to SSFMC Sec, 20,76.120 (a), the maximum permissible sign area for this site is 300 square feet. The proposed monument sign is double-sided and includes two 4' wide by 2 \Ii' tall LCD display units mounted below the tenant names, one for each side. This sign is proposed to accommodate community service announcements similar to those posted as temporary signs at the applicant's Downtown location. SSFMC Sec. 20, 76,170 (c) requires a Type "C" Sign Permit for signs which incorporate a changeable electronic message. The ordinance also requires that the applicant provide "reasons or exceptional circumstances which warrant consideration" of the proposal. According to the applicant's narrative, Anchor Drugs periodically assists in the administration of public health programs to the community, and the ability to change sign copy to announce the availability of such programs is a civic benefit. The recommended Conditions of Approval (attached) restrict the copy of this sign to public service announcements, consistent with the applicant's proposal. Design Review Board The Design Review Board, at its meeting of November 20, 2007, reviewed the project and was generally pleased with the building modifications, site improvements and sign program, and offered the following comments: 1. Verify accessibility requirements with the Building Offical. 2. Remove the "Ball" elements from the roof comers, 3, Carry the stone wall on the tower element down to grade, Replace the limestone finish at the base of the building with stucco consistent with the rest of the exterior walls, 4, Increase the cornice height 5, Move the landscape bench slightly away from the sign to the edge of the paving area, The minutes of the Design Review Board are attached to this staff report, The applicant has incorporated the comments into the plans, also attached. Comment No.5 requires revision of the landscape plan and this direction has been incorporated into the Recommended Conditions of Approval. Environmental Review The proposed project has been determined to be categorically exempt from environmental review under the provisions of CEQA (Class 1, Section 15301: Minor alteration to existing facilities). Staff Report To: Planning Commission Subject: Anchor Drugs 161 South Spruce Ave. December 6, 2007 Page 5 of5 CONCLUSION/RECOMMENDA TION: The proposed establishment of the retail pharmacy and medical offices is consistent with the City's General Plan and Zoning Ordinance, both of which encourage the location of commercial uses along this portion of South Spruce Avenue, The project site is well served by transit and the mixed use configuration of the site supports consideration of a variance to the parking requirements. Consequently, staff recommends that the Planning Commission approve application P07 -0114 for Design Review DR07-0071, Type "C" Sign Permit SIGNS07-0049 and Parking Variance V AR07- 0006 based on the attached findings and subject to the attached Conditions of Approval. ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Design Review Board Minutes - November 20,2007 Applicant Narrative Site Photographs Color/finish samples Plans DRAFT FINDINGS OF APPROV AL PARKING VARIANCE/SIGN PERMIT APPLICATION P07-0114 ANCHOR DRUGS 161 SOUTH SPRUCE AVENUE (As recommended by City Staff on December 6, 2007) As required by the "Variance Procedure.s" and "Sign Permit Procedures" (SSFMC Chapter 20,82 and 20,86, respectively), the following findings are made in approval of Parking Variance V AR07 -0006 and Sign Permit SI GNS07 -0049 allowing the conversion of an existing office building into a mix of retail and medical office uses associated accessibility upgrades and a monument sign including changeable copy, and an 8 space Parking Variance located at 161 S. Spruce Ave. in the Planned Commercial (P-C-L) Zone District, in accordance with SSFMC 20.24, 20,76, 20,82 and 20,85, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans submitted in association with P07-0114; Design Review Board meeting of November 20,2007; Design Review Board meeting minutes of November 20,2007, Planning Commission Staff Report dated December 6,2007; and Planning Commission meeting of December 6,2007: 1. The 8 space parking variance will be an incentive to, and benefit for, the conversion of the existing office space at 161 South Spruce A venue into retail pharmacy and medical office use, The variance allows the relocation of a stair/elevator core from the center of the building envelope to the perimeter, making the consolidated floor space larger and more useable for retail. 2, The 8 space parking variance will facilitate access to the project by patrons of public transit facilities because a walkway to the public sidewalk is proposed as part of the project, and a bus route travels directly adjacent to the project site providing a convenient connection to BART, the Downtown area, and several other bus lines accessible Downtown, 3. The proposed sign program complies with the general sign standards set in Section 20.76,150, including total size and copy restrictions. 4, The size, materials, colors, graphic style, illumination and other features of the sign program are designed to ensure compatibility with, and an upgrade to, the visual character of the South Spruce A venue/Starlite area. The proposed signage is reflective of the highest quality design in this area, 5, The proposed signs are readable and perform their essential communicative function by providing proportionate identification text for travelers approaching the site. 6, The proposed signs have been designed to integrate with the architecture of the building by employing matching materials and complementary colors. The monument sign is well-integrated with the proposed landscape scheme and is compatible with the overall project design. 7. The signs were reviewed and approved by the Design Review Board at their meeting of November 20, 2007, and; 8. The proposed LCD electronic sign panel with changeable copy merits consideration of special circumstances applicable to the project, including the use of the site for the delivery of public health programs and community-based health initiatives. As conditioned, the changeable copy will be limited to these types of public service announcements and no advertising copy will be allowed, RECOMMENDED CONDITIONS OF APPROVAL PARKING VARIANCE/SIGN PERMIT APPLICATION P07-0114 ANCHOR DRUGS 161 SOUTH SPRUCE AVENUE (As recommended by City Staff on December 6, 2007) A, Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's "Standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects" as revised February 1999. 2. The project shall be completed and operated substantially as indicated in the plans associated with application P07-0114, prepared by John F. Mufarreh and dated December 6, 2007, except as otherwise modified herein. 3, Signs shall be limited to those depicted on the plans referenced in Condition No.2 above. No additional flags, banners, pennants, freestanding signs, etc. shall be permitted without prior approval of an appropriate sign permit issued by the City, 4, The business management shall ensure the site and perimeter properties remain free oflitter generated by patrons and tenants of this building, 5. Hours of operation shall be limited to 7:00 AM to 9 PM daily, 6. The applicant shall take all necessary measures to prevent noise, light, glare, or other objectionable elements from adversely affecting the surrounding area beyond acceptable limits, 7, No signage, including the electronic changeable copy sign, shall include advertising copy. Messages displayed on the electronic sign are limited to health related public service announcements and may not advertise the availability of goods or services for sale. 8. The Landscape Plan, prepared by Kikuchi & Associates and dated October 23,2007 shall be revised to show the proposed benches in a location consistent with the proposed site plan prior to submission of plans for a Building Permit. 9, The use shall be subject to a 6-month review period, during which time the City will monitor the use, If any problems are detected or complaints are received, the Planning Commission reserves the right to modify the use permit as deemed necessary. (Planning Division: Chadrick Smalley, Associate Planner, (650) 877-8353, Fax (650) 829-6639) B, Engineering Division requirements shall be as follows: 1, STANDARD CONDITIONS The developer shall comply with the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions for Subdivisions and Private Developments" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division at no Recommended Conditions of Approval December 6, 2007 Page 2 of6 cost. 2, SPECIAL CONDITIONS a) The owner shall, at his/her expense, repair any broken sidewalk, curb and gutter fronting the property . b) The owner shall install a City Standard sewer cleanout, so that the building sewer lateral can be properly cleaned. All work shall be accomplished at the applicant's cost. c) Any new/remodeled signs shall be placed out of the City's right-of-way or any public utilities easements, d) 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, Senior Civil Engineer (650) 829-6652) C. Police Department requirements shall be as follows: 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995, The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 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 lock' with minimum throw of one (1) inch, The outside ring should be free moving and case hardened, 3, Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock' with minimum throw of one (1) inch, Locking hardware shall be installed so that both I The locks shall be so constructed that both the deadboltand deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece, A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Uniform Building Code, When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background, The locking device mustbe of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. Recommended Conditions of Approval December 6, 2007 Page 3 of6 deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. 4. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. 5, Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed, 6, Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used, A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch, No surface-mounted exterior hardware need be used on panic-equipped doors. 7, On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section, The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw ofthree-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) lbs, 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? 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, 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum, Recommended Conditions of Approval December 6, 2007 Page 4 of6 or: c) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. 2. All hatchway openings on the roof of any building shall be secured as follows: a) Ifthe 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 1/2" 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 1. 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. Recommended Conditions of Approval December 6,2007 Page 5 of6 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, Q, 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, 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, I. Mise, Security Measures Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15, (Police Department: Sgt. Jon J, Kallas (650) 877-8927) D, Water Quality Control Department Requirements shall be as follows 1, Trash handling area must be shown on plans and must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. Show connection of trash enclosure drain to sanitary sewer. 2. Applicant may be required to pay an additional connection fee, Please provide Environmental Compliance Coordinator with the existing and proposed number of sewer fixture units or estimated water use, Contact Cassie Prudhel at 650-829-3840. 3, Amalgam separators will be required for any dental offices located at the site, (Water Quality Control Department: Cassie Prudhel, Technical Services Supervisor (650) 829-3840) Recommended Conditions of Approval December 6, 2007 Page 6 of6 E, Fire Department Requirements shall be as follows 1) Install fire sprinkler system per NFP A 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2) Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3) Install exterior listed horn/strobe alarm device. 4) Elevator if provided shall not contain shunt-trips, 5) Elevator to meet emergency medical requirements as to size, 6) All Non parking space curbs to be painted red to local Fire Code Specifications 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. Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code), State and Federal Codes Local Fire Code and vehicle specifications http://www.ssf.net/depts/fire/prevention/fire permits.asp and templates available at (Fire Department: David Scardigli (650) 829-6645) The Board had the following comments: 1, The children's play area should be expanded and improved. 2. Consider relocating the rear parking spaces to gain more usable play area, 3. Review the ADA ramp requirements with the Building Official. 4, Street trees should be added, 5, Consider painting the building with colors more compatible with the area. 6. A landscape designer should be consulted to select appropriate plants. 7, Provide ground cover instead of bark in the front yard, 8, If warranted remove the Pine trees, 9. The yard area adjacent to the multi-purpose room should be enhanced so that views of the yard are more attractive than of just the retaining wall. Re-submittal required, 3. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Jajeh, Richard & Jennifer John Muffareh 161 S Spruce Ave P07-0114, Signs07-0049 & DR07-0071 Parking Variance - Anchor Drugs (Case Planner: Chad Smalley) Parking Variance, Design Review and Type C Sign Permit to allow the conversion of an existing office building into a mix of retail and medical office uses with a monument sign including changable copy at 161 S, Spruce Ave. in the Planned Commercial (P-C-L) Zone District, in accordance with SSFMC 20,24, 20.76, 20,82 and 20,85 The Board had the following comments: 1. Verify accessibility requirements with the Building Offical. 2. Remove the "Ball" elements from the roof corners. 3, Carry the stone wall on the tower element down to grade, Replace the limestone finish at the base of the building with stucco consistent with the rest of the exterior walls. 4. Increase the cornice height 5. Move the landscape bench slightly away from the sign to the edge of the paving area, Recommend approval with conditions, 4, OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Azar, Naifeh & Shibli S Mark Bucciarelli, AlA 144 Country Club Dr P07 -0084 & DR07 -0053 New Recreation Room w/site improvements (Case Planner: Gerry Beaudin) "Re-Submittal" - Design Review of a new recreation room and site improvements at an apartment complex in the Multi-Family Residential (R-3-L) Zoning District in accordance with SSFMC Chapters 20,20 & 20.85 ANCHOR PHARMACY 11/27/2007 BACKGROUND: Anchor Drugs Pharmacy has been owned and operated in the city of South San Francisco for over 30 years by Paul, Mona, Raymond and Richard Jajeh. The Jajeh family has been strong proponents of the cities development whether in its' growth, maintaining its home town feel on Grand Avenue, renovating existing building's or participating in civic organizations. Anchor Drugs is intricately involved in community based programs that assist patients with medication therapies, vaccinations, educational seminars (small groups), etc., and other health assistance programs which is vital in sustaining their business and also differentiates them from the big box chains. The ability to adapt quickly to the every changing business environment and excellent customer service are the corner stone to the success and longevity of this family owned and operated independent pharmacy. The current location is approximately 2,000 square feet with 10 off street parking spaces and currently employees 10 to 15 part time and full time employees'. Raymond and Richard have developed the business to the point that their current location is too small to accommodate all of the services they which to provide. The business has out grown the current location, because of the lack of space they have realized that the quality of customer service is suffering and their business is slowly declining because the lack of space to support all of their service programs and specialized merchandise. SOLUTION: For the past 15 to 20 years Anchor Drugs Pharmacy has been operating from the corner of 481 Grand Avenue and Spruce. The building is owned and operated by the family and has been a great asset to the community, In order to continue to survive in this highly competitive business environment, grow the business and continue to provide the variety and quality of services Raymond and Richard expect, they decided to develop a second location in the City of South San Francisco that would enable them to grow and offer the services the current market place demands. Their business model is to house a variety of pharmacy based programs in the same building as physicians (which is a very popular business model for independent pharmacies). This concept will give a patient a place where they can get care in one location but at the same time be able to take advantage of programs that each body of professional's may offer as a group. It will allow patients to come and get educated in the latest medical and or natural based treatments, take personal responsibility for their treatments by offering informational literature and seminars, alternative treatments, community based awareness programs and a comfortable/calm environment. Ultimately it is a life style we are promoting in lieu of a miracle drug. 1 481 GRAND AVE, SOUTH SAN FRANCISCO, CA 94080 PH: 650-588-3812jFX: 650-588-1730 730 WOODSIDE ROAD, REDWOOD CITY, CA 94061 PH: 650-649-3500jFX: 650-649-3599 The building at 161 South Spruce will give Raymond and Richard the space to expand and house the array of services they wish to offer and at the sometime maintain their current location. They and other professionals (insurance companies, physicians and members of the community) are very excited about this project and the endless possibilities this facility will offer in accommodating their patients. Insurance companies are turning to pharmacists to provide programs that increase the awareness of patients in order to prevent future visits to the emergency rooms or doctors office due to prescription interaction, vitamin depletion, lack of exercise and poor diet. In addition, communities are looking to pharmacists to offer awareness programs to help with the ever increasing costs of community based programs. DESIGN VARIANCE: In order for Anchor Drugs to fully operate their business at 161 South Spruce a parking variance is required in order to accommodate retail use at this location. Retail is a vital component to their concept. In order to accommodate a full array of services a good retail center with a large variety of products (holistic and general over-the-counter goods) is required. The previous use and parking design was primarily for an office use. With the introduction of retail at this location which is acceptable in the current P-C zoning makes it difficult to meet the required parking allocation and maintain full usage of the building. We are asking for a variance in parking of (5) spaces. The current parking count is 32 we have designed for 27. Another reason for the parking variance is the addition of the circulation tower to be located on the West elevation of the building, The tower will house a new stair and elevator. The circulation tower addition is necessary in order to open up the first floor making it functional, prevent visual barriers and to better house the new elevator which will accommodate a variety of the customers using the second floor. Finally, the variety of uses will allow patients to fulfill a great number of their medical and retail needs at this location and in turn help minimize the demand for off street parking. Also, a great number of the patients that frequent Anchor Drugs Pharmacy use public transportation which will minimize the demand for off street parking. Type "c" sign permit: The request for a type "c:' sign permit is for a special circumstance use. Anchor Drugs Pharmacy would like to install a lCD sign with-in the current monument sign in order to display community based programs and dates. Our only goal with the use of the lCD sign is to help increase awareness of the programs. Product advertisement will not be disDlaved on the LCD sima 2 Description Example: Vaccinations 10/26 thru 11/5 Cholesterol and Blood pressure Screening Educational seminars, etc. Also, enhancement of the sign with masonry and accent details is our goal to improve visibility. SUPPORT INFORMATION: Business hours will be 9 to 7 Monday thru Friday and 9 to 7 on Saturday. Anchor Drugs Pharmacy is entertaining opening on Sunday. The surrounding businesses at this location are generally closed on Saturday and Sunday which opens up an enormous amount of on street parking as evident in the photos. The majority of employees and patrons use public transportation to get to work and to visit the Pharmacy, as evident at the current location at the corner of Grand Ave. and Spruce. For the past 15 to 20 years Anchor Drugs has been operating a successful and high volume business at a location with only 10 parking spaces. With the addition of the second location our goal is to transfer a number of patients that will better be served at the new location and alleviate the customer congestion at the Grand location. DESIGN GOALS: 1. Increase visibility from the street. The building is set back quite a way's and is obscured by adjacent buildings and overgrown landscaping. 2. Modify the landscaping and provide landscape lighting to create a desired atmosphere (soothing and worm). 3. Relocate the internal central stair and provide an elevator in order to increase accessibility to the second floor and to open up the first floor visually and physically. 4. Coordinate a bus stop in front of the location. A majority of employees and customers that frequent Anchor Drugs utilize the public transportation system. S. Provide pavers around the existing monument sign in order to give customers pedestrian access from the bus stop to the front entrance of the building. 6. Redesign existing handicap parking in order to meet van accessible requirement. Anchor Drugs have a good number of patients that reside in group homes and travel by van, therefore revising the van accessibility parking is required. 7. Redesign existing handicap parking in order to meet van accessible requirements. 8. Be able to occupy the building during non business hours or have the flexibility to operate a portion of the building at any given time, 3 9. Create a calm, soothing atmosphere that is conducive to self healing. The use of materials is vital in achieving this goal. We wish to use natural materials that are neutral in color along with geometric shapes to entice interest. 10. Provide a new color scheme to help liven up the buildings exterior. 11. Add architectural accents to increase the aesthetics of the building. 12. Add a vertical element in order to increase visibility, attraction and identity. 13. Create a place with a variety of service which will allow patients to complete a number of tasks without having to stop at multiple locations in turn will reduce stress and anxiety. We at Anchor Drugs Pharmacy appreciate your time in reviewing our submittal and we look forward to meeting you at the review meeting. If you have any questions please do not hesitate to call me at (650) 619.9950. _ Since elyyo~ ~~".1 / vt; f21&- / .....- ' - , Joh Mufarreh, RA (Michigan), NCARB 4 '. ..a.....~c,-""-.-;: '. __'. ~ '.: '~:. :~_,c c ."~-",.-~" ~ :: ":..l.'"~'''''''';'~~~ '.":- """':-~~-::;;::;_:',:.... 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':.. 20822 Diamond Dust 50 21215 Emerald 11 10609 French Vanilla .<> Fl~i c.o: . . ." t *~'t~ J)1~! . u '_,," ''';~....--=..........c...-..._. 11504 Gray Flannel 50 t.;~t~~t',~~ .. ~ :~~ t:~~~: . -;. ~ -;.::-:.~,/,;;:.. ~:':'.'~', ~",' uS~~~~1:~.~ .-.- --'. . ]1~iJ 10522 Ivory Key I 51 11505 London Fog 6= 1015 Mocha Cream 35 93440 Moondust 3'5 , l-.'-yr-t;~ %J ....'.-'.. :-': .) .~~L~~l:! '10611 Moonlit Sand 134 20905 Oatmeal SS 21604 Onyx 10 21612 Oyster :8 10511 Pacific Sand ~ 55 11406 Pearl Gray 71 10308 Pearl 21104 Pistachio €Q Ee http://www.stocorp.comlallweb.nsf/mpcc1assic 10/23/2007 '^~ ~~ PJ iIT'~~~ i c)\it:~ .; ....':.J o~ k,~:.~ -i~=~~~" ,3S (~.:. ~.!ll' ~ ~ u C1) a. 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Vi -< :>: ~ ~ ~ '" ~ ~ 0; ~o ~c: >~ ~~ "'", >c: Zn nm v;> n< om , Z nc: >m z-oc> -=0 o;J""O :J: -=0 Z mc m)>Cn Z;:::n:E-=OG):J: OC~ ~V)O ~~O > -=0 --I '" Z n 0-..-< Z ;:c m z o < }> -l m o OJ ~ r Q Z e;) I~ m~ ~~~~~ =tif;o:;~ if; ~ ~ ~t;~1' ~ ~~~ ~ ~U ~ ~ ~ ~ ~ m ~ ;;1 ~, ~ u I ~~ ~ '" ~ ~ ~ ~ ~I'~~ ." ~ " ' ~ " ;Jl -- .. m OX "TIC1l "TI-l (")z me;) OJ}> Co -(.. r}> Q(') Zm e;)z -l \:' ~ ~ l ~ ~ s i ~ I ~ 0 ~ ~ ~ F~O:::-J ~o:g;gg ~g;~D~ :J'-"r--.)O=':' a. ......, 0- -:< ;:::; 9r0'fl=: 1) '?" ::: )> % ~.~8g- ~:j a ~ ~ ~ o " Q. ~8 1Jl"t) "1Jl 0)> " - " n 5' ~ ~ ~ c iji ~ ~ ~~r.- ., o c " () () -, ::T o _, -+ ro G" ... ~ Planning Commission Staff Report DATE: December 6, 2007 TO: Planning Commission SUBJECT: Genentech's Founder's Research Center III (FRC III) - Buildings 16 & 17 _ Use Permit & Design Review to allow a new five story, 280,OOO-square-foot research and development two building complex, including a bridge connection between Buildings 15 & 16, located at 330 Point San Bruno Boulevard in accordance with South San Francisco Municipal Code sections 20,32, 20,39, 20.40,20,81, & 20,85. Applicant/Owner: Architect: Landscape Architect: Case Nos,: Address: Genentech, Inc. CUH2A, Inc. MP A Design P07-009l: UP07-00l5 & DR07-0057 330 Point San Bruno Boulevard RECOMMENDATION: That the Planning Commission approve application P07-009l based on the attached Findings and subject to the attached Conditions of Approval. BACKGROUNDIDISCUSSION: Background The Design Review Board completed a preliminary review of the project on September 18, 2007, The Board's comments are summarized below (DRB letter attached): · Improve the design of the main entry and make it a recognizable feature, Consider :~ adding a second swing door to frame the revolving door that is currently shown at the main entry. · Include additional building material details and information on the elevations, · Improve the details and design proposed for the screenwall surrounding the service yard. · Include a shadow study in your next submittal indicating how the outdoor spaces will be impacted by the building design, Overall the Board stated that the Founder's Research Center III (FRC III) project is in character with the existing Founder's Research Center buildings and compatible with its surroundings, STAFF REPORT - STUDY SESSION TO: Planning Commission SUBJECT: Buildings 16 & 17 - FRC III DATE: December 6,2007 Page 2 The Planning Commission conducted a study session on October 18, 2007. Overall, the Commission appreciated the design work and site planning associated with the project. The Planning Commission confirmed that the project should be presented to the Commission for approval, rather than being presented to the DRB, Proposal Overview The site plan shows how FRC III (B 16 & B 17) is designed to fit into the development pattern established by FRC I (Bll & B12) and FRC II (B13, B14, & BI5). The main research buildings are connected by pedestrian bridges, and by 'building knuckles' or smaller building sections, FRC III is proposed to be built where an existing surface parking lot is currently located, The buildings will be five stories tall with a total of 280,000 square feet of floor area. Four stories will be above grade, In addition to the research and development building areas, a 'knuckle' or small building connection is proposed to connect B 16 & B 17, as well as a bridge connection between existing B 15 and proposed B 16, The bridge will connect FRC II to FRC III, FRC III will share the existing loading area used by the FRC II complex, There are a number of on-site and off-site improvements proposed with this application. The majority of the improvements relate to making the pedestrian connections more logical and efficient and with re-aligning the remaining parking on and around the site so it best serves the users, Site Planning, Building Design, & Materials The floor plate size and shape is designed to be the optimal layout for a biotechnology research and development (R&D) building. Although the building floor plates result in two large buildings, there are a number of factors that soften the visual impact of the structure from Point San Bruno Boulevard, neighboring sites and from the Bay Trail. These factors include: the slope of the site, the vertical and horizontal wall articulation, the building orientation, and the proposed building materials, The site slopes toward the San Francisco Bay, which means that from Point San Bruno Boulevard, only three building stories will be visible. The proposed design includes both vertical and horizontal wall articulation as well as a variation of materials such as spandrel glass, aluminum mullions, curtain wall glass, metal panels, and pre- cast concrete. The metal panels and pre-cast concrete are materials that have been used in the past on either or both FRC I and II. Similarly, the roof screens will continue to be arched roof structures, made with a pre-cast panel system. The proposed design for FRC III, as well as the use of materials is designed to be an evolution of the Founder's Research Center's design and architecture, STAFF REPORT - STUDY SESSION TO: Planning Commission SUBJECT: Buildings 16 & 17 - FRC III DA TE: December 6, 2007 Page 3 The buildings have been oriented to attain the optimal R&D floor plan and to allow for vehicular access into a central (existing) loading dock. By maintaining vehicular access, the Bay Trail public parking is also maintained on the east side of the subject site, Based on study session discussion with the Planning Commission on October 18, 2007, the applicant has refined the plans to address: the main building entry, loading area screening from the Bay Trail, and the look of the building from the Bay Trail or east side of the site. The main building entry has been further developed. At this time, it is possible to more clearly see the metal framed glass canopy as well as the aluminum store front system. These elements identify the building entrance. The landscape plan, shown on sheet 7 of the plans, illustrates both the grade change and berming as well a the planting plan that will buffer the building and the loading area from the Bay Trail. Conformance to Genentech Facilities Ten-Year Master Plan The FRC III project site is located in the Genentech Research and Development Overlay District. The proposed project conforms to the approved build-out on campus since it is considered part of the Mid Campus development identified in the Master Plan and analyzed in the Master Environmental Impact Report. Conformance to Existing Zoning and General Plan The site is currently zoned in the Genentech Overlay Zoning District and is designated Business and Technology Park in the General Plan. Construction and operation of the research and development facility is consistent with the zoning and encouraged in the General Plan. Finally, the proposed project is consistent with the setback requirements, site planning, landscaping, and building design standards found in the East of 101 Area Plan and the Genentech Overlay Zoning District. ENVIRONMENTAL DETERMINATION: The City of South San Francisco prepared the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report (SCH #2005042121) to analyze the potential impacts from anticipated growth and development on the Genentech campus to 2016, This document was certified by the City Council in March of 2007, The proposed FRC III buildings are listed as a specific project and analyzed in the MEIR. Therefore, the project does not require further environmental analysis. CONCLUSION: The applicant has worked with staff throughout the design process for the FRC III project. The overall scope of the project is consistent the City's policies, guidelines, and regulations, STAFF REPORT - STUDY SESSION TO: Planning Commission SUBJECT: Buildings 16 & 17 - FRC III DATE: December 6, 2007 Page 4 including the Genentech Ten-Year Facilities Master Plan. Comments provided to the applicant by staff, the Design Review Board, and by the Planning Commission have been addressed with this submittal. Therefore, staff recommends that the Commission approve application P07 -0091 based on the attached Findings and subject to the attached Conditions of Approval. ,Ii:. ~1 Gerry eaudin Associate Planner Attachments: 1. Proposed Findings for Approval 2, Proposed Conditions of Approval 3, Design Review Board - Preliminary Comments Letter, dated September 27,2007 4. Planning Commission - Meeting Minutes, dated October 18, 2007 5, Plans, dated November 16, 2007 PROPOSED FINDINGS OF APPROVAL GENENTECH FOUNDER'S RESEARCH CENTER III (FRC III) P07-0091: UP07-0015 & DR07-0057 (As recommended by the Planning Division - December 6, 2007) As required by the "South San Francisco Municipal Code" (SSFMC Section 20,91 and Section 20.40.050), the following findings are made in support of a Use Permit for construction of Founder's Research Center III (FRC III) located at 330 Point San Bruno Boulevard, which includes two buildings Building 16 and Building 17 (B 16 and B 17), which total approximately 280,000 square feet of floor area, in accordance with SSFMC Section 20.40, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: Site Plan, landscape plan, floor plans, and elevations dated November 16,2007, prepared by CUH2A, Inc. and MP A Design, and Planning Commission direction during the Public Hearing, dated December 6,2007, 1. The proposed project is consistent with the South San Francisco General Plan, which designates this site for Business and Technology Park use. The proposed research and development complex is consistent with this designation and is specifically listed as a use, which is appropriate in this area, 2, The proposed project is consistent with the East of 101 Area Plan, The proposed FRC III buildings meet or exceed the Area Plan aesthetic and design standards and are consistent with this designation, which is specifically listed as a use that is appropriate in this area, 3. The proposed project meets all standards of the City's Zoning Ordinance for the Genentech Research and Development Overlay District, as the subject site is physically suitable for the type and intensity of the land use being proposed, 4. The proposed project meets all standards of the Genentech Facilities Ten-Year Master Plan (March 2007), as the subject site is physically suitable for the type and intensity of the land use being proposed. 5, A Master Environmental Impact Report, prepared for the Ten-Year Genentech Master Plan build-out in accordance with the provisions of CEQA, was certified by the City Council in March, 2007, The project is analyzes as part of the anticipated 2016 build-out on the Mid Campus and no further analysis is required, 6. The proposed development will not be unreasonably adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to the surrounding properties or improvements. PROPOSED CONDITIONS OF APPROVAL P05-0005 & UP05-0002 (As recommended by the Planning Division, April 5, 2007) A, Planning Division requirements shall be as follows: 1. The project shall be constructed substantially as indicated on the attached site plan, landscape plan, and elevations dated November 16, 2007, prepared by CUH2A, Inc. and MP A Design, and Planning Commission direction from the Public Hearing, dated December 6,2007. 2, The applicant shall comply with the City of South San Francisco, Department of Economic and Community Development, Planning Division, Standard Conditions and Limitations for Commercial, Industrial and Multi-Family Residential Projects, 3, All utility systems, such as Fire Department standpipes, PG&E boxes, and Calwater backflow pipes, shall be screened from view from all public streets and from the Bay Trail. The applicant shall show the type, size and location of the utility systems on the final landscaping plans. The applicant shall also submit a screening plan for each system for review and approval by the Planning Division and Fire Department. 4. The applicant shall comply will all mitigation measures outlined in the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report and Mitigation Monitoring & Reporting Program, 5. All future signage shall be subject to separate review and approval by the Planning Division. 6, The applicant shall provide a color scheme for the entire building that is subject to Planning Division approval. Building color shall be indicated on the plans submitted for a building permit and color and material samples shall be submitted to the Planning Division for review and approval prior to issuance of a building permit. 7. Final landscape and irrigation plans shall be submitted to the Planning Division for approval prior to issuance of a building permit. 8, There shall be no outside storage of materials and equipment. All outside storage shall be within building structures or other enclosed areas approved by the Chief Planner. 9. Childcare - In accordance with South San Francisco Municipal Code Section 20.115,030, prior to issuance of a building permit the applicant shall pay a childcare fee. Currently the fee for Office/R&D use is $0,57 per gross square feet of building, but is subject to annual increases. The applicant shall be entitled to a credit, based on the number of spaces provided in the existing Genentech childcare facility, in an amount not to exceed the lesser of the fee or the cost of such childcare facility as estimated by the City (Section 20.115.060), (Planning Division Contact Person: Gerry Beaudin, Associate Planner (650) 877-8535) B, Engineering Division requirements shall be as follows: I, STANDARD CONDITIONS A. The developer shall comply with the applicable conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. B, The building permit application plans shall conform to the standards of the Engineering Division's permit application plan submittal requirements, including the submittal of a grading, drainage and utility plan for the building. C. The applicant shall obtain a grading and hauling permit for all grading done on-site. The grading application and all grading permit requirements must be completed prior to issuance of a grading permit. All fees, deposits, and/or bonds shall be paid for by the Owner. D. The owner shall hire a licensed land surveyor or civil engineer authorized to practice land surveying to certifY that the new foundation forms conform with all setbacks from confirmed property lines and that all easements are verified and in conformance with the plans, A letter certifying the foundation forms shall be submitted to the Engineering Division for approval. E. The applicant shall obtain an encroachment permit for all work to be performed in the City right-of-way prior to receiving a building permit for the subject project. All frontage and utility improvements, including sewer, gas & electric connections, shall be constructed to City Standards by the applicant's contractor, in accordance with plans approved by the Engineering Division staff, at no cost to the City of South San Francisco, if applicable, All fees, deposits, and/or bonds shall be paid for by the Owner. II, SPECIAL CONDITIONS A. Upon completion of the building alterations and site improvements, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire frontage of the subject parcel, as may be required by the City's Construction Manager, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the subject project. B, Prior to the issuance of a Building Permit for the project, the applicant shall pay the Oyster Point Overpass Contribution Fee, East of 101 Traffic Impact Fee, and Sewer System Impact Fee, which will be determined prior to issuance of a building permit. C. The utility plan for the new development shall show the proposed sanitary sewer laterals for the building, their clean-outs and their point of connection to City sewer main. Installation of the sanitary sewer lateral shall be at the Developer's expense. D, Developer shall relocate any other utilities which are affected by the new building, Relocation of the existing utilities shall be at the Developer's expense. E, New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities located within the areas subject to travel by the guests, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the public storm drains, Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. As shown on the applicant's plans, the design of the project shall include settlement and retention ponds and other devices, such as grassy swales, that will filter pollutants from the site's storm water runoff, in compliance with the City's and County's storm water discharge permit requirements. F. The developer shall provide a geotechnical report to the Engineering Division for their review by the City's geotechnical consultant. The developer shall place a cash deposit of $5,000 for peer reviewing the geotechnical report. III, FEES (as of November 2007) The applicant shall pay the City of South San Francisco the following fees for a 280,000 sq, ft. R&D/Manufacturing/Lab Building, prior to the issuance of the Building Permit for the proposed development: Oyster Point Overpass Fee $702,939,70 280,000 gsfR&D Use @ 11.70 trips per 1,000 gsf= 3,276 new vehicle trips Contribution Calculation: 3,276 X $154 X (9129.31/6552.16) = $702,939.70 The Oyster Point Overpass Fee is computed based on the November 2007 San Francisco Construction Cost Index (CCI), East of 101 Traffic Impact Fee $1,279,600.00 280,000 gsfR&D use @ $4.57 per each square foot = $1,279,600.00 East of 101 Sanitary Sewer Impact Fee $357,280,00 0.4 gallons per square foot (400gpd/1000sq, ft.) X $3.19 per gallon X 280,000 gsf= $357,280,00 (Engineering Contact Person: Sam Bautista, Senior Engineer) C, Water Quality Control Plant requirements shall be as follows: 1, A plan showing the location of all storm drains and sanitary sewers must be submitted, 2, The on site catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 3, Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e,g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are required, Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: · vegetated/grass swale along perimeter · catch basin runoff directed to infiltration area · notched curb to direct runoff from parking area into swale · roof drainage directed to landscape · use of planter boxes instead of tree grates for stormwater treatment Manufactured drain inserts alone are not acceptable they must be part of a treatment train. One of the following must be used in series with each manufactured unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips, Treatment devices must be sized according to the WEF Method or the Start at the Source Design, Please state what method is used to calculate sizing, 4, The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5, Encourage the use of pervious pavement where possible, 6, The applicant must submit a signed maintenance agreement for the stormwater pollution prevention devices installed. Each maintenance agreement will require the inclusion ofthe following exhibits: a, A letter-sized reduced-scale site plan that shows the locations of the treatment measures that will be subject to the agreement. b, A legal description of the property. c, A maintenance plan, including specific long-term maintenance tasks and a schedule, It is recommended that each property owner be required to develop its own maintenance plan, subject to the municipality's approval. Resources that may assist property owners in developing their maintenance plans include: 1. The operation manual for any proprietary system purchased by the property owner. 7. The owner or his representative must file this agreement with the County of San Mateo and documentation that the County received it must be sent to the Technical Services Supervisor. 8. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements prior to issuance of a permit and return to the Technical Services Supervisor at the WQCP, 9, Landscaping shall meet the following conditions related to reduction of pesticide use on the project site: a, Where feasible, landscaping shall be designed and operated to treat stormwater runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified. b, Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. c, Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable. d. Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner. e. Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design to the maximum extent practicable, Examples of IPM principles and techniques include: i, Select plants that are well adapted to soil conditions at the site, 11, Select plants that are well adapted to sun and shade conditions at the site, In making these selections, consider future conditions when plants reach maturity, as well as seasonal changes, 111. Provide irrigation appropriate to the water requirements of the selected plants. IV, Select pest-resistant and disease-resistant plants. v, Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan. VI. Use "insectary" plants in the landscaping to attract and keep beneficial insects, 10, Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 11, Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. 12. Loading dock area must be covered and any drain must be connected to the sanitary sewer system, This must be shown on plans prior to issuance of a permit. 13, Install separate water meters for the building, landscape, and any food service facility, 14, Install a separate non-pressurized process line for sample monitoring if necessary before mixing with domestic waste in the sanitary sewer. This must be shown on the plans prior to the issuance of a permit. 15, Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 16, A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 17, Plans must include location of concrete wash out area and location of entrance/outlet of tire wash, 18. A grading and drainage plan must be submitted. 19, An erosion and sediment control plan must be submitted, 20, Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. 21, Must file a Notice of Termination with the WQCP when the project is completed, (Water Quality Control Contact Person: Cassie Prudhel (650) 829-3840) D, Police Department requirements shall be as follows: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans, B. Building Security 1, Doors a, The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 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 glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed, I The locks shaH be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece, A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Uniform Building Code, When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background, The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum, f, Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts, No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g, On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware, Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. 0, 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: I) Rated burglary-resistant glass or glass-like acrylic material. 2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b, All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws, 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges, c, All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened, or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 4, Lighting 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. 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. }\larms a . The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection, 7, Traffic, Parking, and Site Plan a, Handicapped parking spaces shall be clearly marked and properly sign posted, NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-934. 8. Security Camera System Building entrance, lobby and garage areas must be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 30 days, These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premises, 9, Mise, Security Measures Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. (Police Department contact: Lt. E, Alan Normandy (650) 877-8927) E, Fire Department requirements shall be as follows: 1, Install fire sprinkler system per NFP A 13/SSFFD requirements under separate fire plan check and permit for overhead and underground, 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003,3. 3, Install exterior listed horn/strobe alarm device, 4, Elevator if provided shall not contain shunt-trips, 5, All non-parking space curbs to be painted red to local Fire Code Specifications. 6. Access road during and after construction shall have all weather driving capabilities and support the imposed load of 68,000 pounds, 7. Road gradient and vehicle turning widths shall not exceed maXImum allowed by engineering division. 8, Provide fire flow in accordance with California Fire Code Appendix III-A. 9, Provide fire hydrants; location and numbers to be determined. 10, All buildings shall provide premise identification in accordance with SSFMC Section 15.24.100, 11, Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 12, The South San Francisco Fire Department is presently considering initiating a study of its offensive capabilities at the scene of hazardous materials emergencies, If it is determined that a study is necessary, the study may conclude that the Department should supplement its training, staffing, equipment or some combination thereof, and may identify potential funding sources, Those potential funding sources may require a financial contribution from property and business owners benefiting from the Department's additional capabilities, 13, This is considered a four-story structure, South San Francisco Municipal Code Section 15.24,130 requires a modified smoke control system, Please submit a rationale analysis before construction starts. 14, Project must meet all applicable local (SSFMC, Ch 15,24 Fire Code), State, and Federal Codes, (Fire Department contact: David Scardigli, at (650) 829-6645) CITY COUNCIL 2007 RICHARD A. GARBARINO, MAYOR PEDRO GONZALEZ, VICE MAYOR MARK N, ADDIE GO, COUNCILMEMBER JOSEPH A. FERNEKES, COUNCILMEMBER KARYL MATSUMOTO, COUNCILMEMBER DESIGN REVIEW BOARD APPROVAL Date: 9/27/2007 BARRY M, NAGEL, CITY MANAGER DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT PLANNING DIVISION (650) 877.8535 FAX (650) 829.6639 Applicant: GENENTECH INC 1 DNA Way #MS24 South San Francisco, CA 94080 Site Address: 330 Point San Bruno Blvd Project No.: P07 -0091, UP07 -0015 & DR07 -0057 On Tuesday, September 18, 2007, the Design Review Board reviewed your preliminary plans for a Use Permit & Design Review to allow a new five story, 275,000-square-foot research and development building (FRC III) located at 330 Point San Bruno Boulevard in accordance with South San Francisco Municipal Code sections 20,32, 20,39, 20.40, 20.81, & 20,85, The Board has determined that the application requires the following revisions be made to the plans: 1, Improve the design of the main entry by making it a recognizable feature. Consider adding a second swing door to frame the revolving door that is currently shown at the main entry, 2, Include the required details for the building materials on the elevations. 3, Improve the details and design proposed for the screenwall surrounding the service yard. 4. Include a shadow study in your next submittal to the City Please include these comments and any others in your re-submittal for a Design Review. If you have any questions regarding this matter, please feel free to contact the Planning Division at (650) 877-8535, Sincerely, ;5h' Gerry Beaudin Associate Planner Attachments: Engineering, Police and Water Quality CC: 315 MAPLE AVENUE . P,O, BOX 711 . SOUTH SAN FRANCISCO, CA 94083 Planning Commission Meeting of September 20, 2007 11III Javier & Elvira Valencia/Owner Javier & Elvira Valencia/Applicant 648 Commercial Ave. PUD07-0001 (Continue to October 18,2007) Planned Unit Development application to allow the construction of a new single-family house on a 7,000 square-foot lot located at 648 Commercial Avenue with the following exceptions to the R-3 Multiple Family Zone District (R-3): front yard setback of 10 feet in accordance with SSFMC Sections 20,20 & 20,84, mm- I sss- PUBLIC HEARING 4, Genentech Banners Genentech, Inc/owner Genentech Campus P07-0062: SIGNS07-0022 (Continue from September 6, 2007) Type "C" Sign - (Special Circumstances) application to allow Genentech to install and manage a comprehensive sign program for: identified blank walls, glazed elements of pedestrian bridges, and glazed elements of building stairwells on the Genentech Campus in accordance with SSFMC Chapters 20.76,20.81, 20,85, & 20,86, Public Hearing opened. Associate Planner Beaudin gave a PowerPoint presentation. Shar Zamanpour and Lisa Sullivan, Genentech Inc., gave a PowerPoint of the banner program, materials, content and locations. Public Hearing closed. Commissioner Teglia complemented Genentech on the program. He concurred with staff there are some banners that do not meet current requirements but noted that if some of these are removed they will take away from the positive effect that they have on the public. He noted that the building at the end of DNA Way is dressed up by the sign and that that sign could be improved by making it a frameless design. He noted that the banners are appropriate on DNA Way but the approval has to be specific to the Genentech Overlay District so that this does not set a precedent for other areas of the City. Chairperson Prouty asked if the approval is connected to the overlay district this would eliminate the spot zoning situation. Assistant City Attorney Woodruff noted that it could be incorporated into the Master Plan for the area and added that per Commissioner Teglia's recommendation the Master Plan would be slightly amended to allow specific display program and that the zoning ordinance sign regulations would not apply. He added that the Master Plan amendment process would be a different process that what the Commission has before them resulting in a recommendation to City Council to amend the Master Plan. Vice Chairperson Giusti noted that she walks the Bay Trail frequently and the banners humanize the area. Commissioner Sim felt that the campus has unique characteristics and the signs can be used to create elevation effects with blank walls. He noted that the signs have been oriented towards the bay. He noted that the banner on Building 4 fit in with the building because it is an odd rectangular piece on a blank wall. Commissioner Zemke agreed with the Commissioners that the sings fit in with the campus, C:\DOCL<V\;\,eVcts ~VcC> settiVcgs\b~gL<il~v\Lowl settLVcgs\TeV\;\,l'Ov~vi:J IVctevvcet Files\OLI<.1.G2\03-::20-Or RPC MiVcL<tes,c>oc P~ge 2 of 5 Planning Commission Meeting of September 20, 2007 ... Chairperson Prouty noted his initial concern with the application. He noted that if the signs are incorporated as part of the Overlay District the signs are fine for the area but was concerned with creating spot zoning if the signs are not in the District. He added that the signs need to be oriented toward the interior of the campus. He noted that the artistic work is nice and stated that the signs should be maintained and changed on a regular basis. Ms. Zamanpour stated that the signs will be maintained on a regular basis. Chairperson Prouty noted that he was concerned with 64 and 620 signs. Commissioner Moore commended Genentech for working with staff on the banner program. Commissioner Honan felt that the signs within the campus add to the campus like environment but was concerned with the signs on the streets and agreed with Staff's recommendation with regard to the three banners. Assistant City Attorney Woodruff noted that the motion by the Commission would be to approve the sign permit as recommended by staff so that consideration of those three displays could be reviewed as part of a future application. Commissioner Honan noted that the master plan was approved 3 months ago. Commissioner Teglia noted that the Master Plan approval was still open with regards to entrances and other items. Chief Planner Kalkin noted that the Master Plan was adopted in March and it alludes to patient success stories but does not give guidance on the process or that it is different than that in the zoning ordinance process for signs, She added that the Master Plan would need to be amended with specific sign requirements and the Planning Commission and Council would have to review this. Motion Teglia I Second Giusti to approve P07-0062: SIGNS07-0022 as recommended by staff and directing staff to prepare the appropriate documents to review and approve the 84, 820 and 836 signs, On the auestion: Chairperson Prouty asked for alternatives on the sign for 64 and 620. Commissioner Sim added that there need to be alternatives for all three of the sites. He noted his concern with the amendment allowing the three signs as they are being presented to the Commission and cautioned staff against that. Chief Planner Kalkin noted that a Master Plan Amendment would specify a process to deal with these banners outside of the standard sign program requirements and once this is in place the signs would go before the Commission separately. Assistant City Attorney Woodruff added that the details in the amendment would include design review by the Commission giving them the opportunity to look at alternatives. Ms. Sullivan noted this process is fine for them. Ayes: Commissioner Zemke, Commissioner Teglia, Commissioner Sim, Commissioner Moore, Commissioner Honan, Vice Chairperson Giusti and Chairperson Prouty Noes: None Abstain: None Absent: None Approved by roll call vote. 5, The Korean First Baptist/applicant SSF Unified School District/owner 1400 Hillside Blvd P07-0066: UP07-0008 C:\Docc<""'-e""ts V1""ci settc""gs\bVlge<cLVlY\U>cVlL settc""gs\ Te""'-'POYVlY1:j l""teY~t FcLes\OLk:1b2\03-:w-07 RPC Mc""e<tes,cioc PVlge 3 of 5 , - t fir II HPs8 !J i t ~ rr ~ z 0 '" ~ '" g ~ " '" '0 cJ g c- O> < '" ~ i'I ~ 0 '0 >> I- 0 ~ - z 0 ~ ~ ~ '0 <: <: ~ ~ ~ >> " ~ ~ c '" :g ~ >> c ~ <D ~ " '0 ~ ~ ~ ~ :ii '" 6 " " \1 z " ~ r. ~ '0 ,!! 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M Z o ~ ~, ---- ,. ~ o ,. ;;I o ~ ~ \~\ '\ Planning Commission Staff Report I DATE: December 6,2007 TO: Planning Commission SUBJECT: Genentech Research and Development Overlay District (Section 20.40) - Zoning Text Amendment Application to include regulations for signs and banner displays in the Genentech R & D Overlay District section of the South San Francisco Municipal Code in accordance with Sections 20.40, 20.76, 20.86 Applicant/Owner: Case Nos.: Address: Genentech, Inc. P07-0ll8: ZA07-0006 Campus Wide I RECOMMENDATION: That the Planning Commission adopt the attached Resolution recommending that the City Council approve ZA07-0006. BACKGROUND: On September 20,2007 the Planning Commission approved Genentech's application to install a "patient success story" banner program on the Genentech campus, subject to conditions of approval associated with a Type C 'Special Circumstances' Sign Permit. The conditions of approval limited the signage to internally facing banners that are not visible from the public right-of-way. At that time, the Commission stated their support for the three signs that were excluded from the approval (signs on Building 4, Building 20 and Building 36), but had concerns about the precedent that might be set by approving signage or displays that would be visible from the public right-of-way and which were not architecturally integrated with the structures they would be attached to. As part of the approval for the Type C 'Special Circumstances' Sign Application, the Commission directed staff to prepare the appropriate documents to review and approve the B4, B20, and B36 signs. This application is the result of that effort. DISCUSSION: A Zoning Code text amendment was determined to be the most effective way to address the Planning Commission's direction on the three banner signs. The text amendment is included as an attachment to the staff report. Section 20.40.070 of the Genentech Research and I Development Overlay District is proposed to modified to include new text in subsection (0) Signs and subsection (p) Displays. Subsection (0) Signs references the procedure to approve STAFF REPORT TO: Planning Commission SUBJECT: Genentech R&D Overlay Text Amendment DATE: December 6, 2007 Page 2 signage within the Genentech Overlay Zoning District. Subsection (p) Displays, references the 2006 Genentech Master Plan and notes that the 'displays' are "intended for the direct benefit of Genentech Employees". Per the new subsections, approval authority for 'displays' lies with the Planning Commission, per the Type "C" sign permit process. Six provisions have been drafted to provide staff and the Commission some direction when reviewing 'displays' applications. Each of the six provisions or findings is briefly discussed below: (i) An application for the Display(s) is otherwise consistent with chapters 20.76 and 20.86 The purpose of this provision is to ensure that the City has a process for reviewing all sign/display applications. Generally speaking, chapters 20.76 and 20.86 setout the framework, process, and review criteria for signage in South San Francisco. Understanding that the 'displays' signage is unique, provisions (ii) through (vi) have been included as well. (ii) The proposed Display(s) are consistent with the objectives described in section A.8-4 of the 2006 Genentech Facilities Ten-Year Master Plan Update, as it may be amended from time to time The purpose of this provision is to ensure that the content and general message on the displays is consistent with the intent stated in the Master Plan. This provision, Section A.8-4 of the 2006 Genentech Facilities Ten- Year Master Plan acknowledges Genentech's "patient success story program". The stated intent of the program is "to support the sense of mission to make a difference in the lives of patients and provide a constant reminder of why employees come to work each day". (iii) To the extent reasonably possible under the circumstances, the proposed Display(s) have been architecturally integrated with the buildings to which they are attached, based on characteristics such as scale relationships, color, materials, and graphic style, or otherwise enhance the fa~ade of the buildings to which they are attached The purpose of this provision is to provide flexibility to Genentech and the Planning Commission for signage that cannot be architecturally integrated with a building. A required Finding of Approval in Chapter 20.86 (Sign Permit Procedure) ofthe South San Francisco Municipal Code is "Integration with Architectural Features". During the September 20, 2007 Planning Commission hearing, the architectural integration finding could not be made STAFF REPORT TO: Planning Commission SUBJECT: Genentech R&D Overlay Text Amendment DATE: December 6, 2007 Page 3 for three signs (B4, B20, and B36). This provision provides the Planning Commission with flexible language ("to the extent reasonably possible under the circumstances") to approve signage that is not architecturally integrated with a building. (iv) To the extent reasonably possible under the circumstances, any separate structure or apparatus required to attach the Display(s) to buildings has been disguised or hidden Similar to provision (iii), the purpose of this provision is to provide flexibility. This time the flexibility is related to the structural support of the display. This provision will allow the City to discuss the frame and support structures being proposed for displays on the Genentech Campus. (v) Where feasible, the Display(s) have been oriented toward the campus and not a public area, including public rights-of-way and public open space Similar to provisions (iii) and (iv), provision (v) provides the Planning Commission with flexibility during the decision-making process. The "where feasible" language ensures that this can be a discussion item, should this issue be a concern for the Commission on future display applications. Staff understands that Genentech would like this provision to be removed, since the Planning Commission supported signage shown for B4, B20, and B36 during a previous hearing. However, Genentech has requested that the displays affected by the text amendment not be limit the approval of displays on Buildings 4,20 and 36. Instead, provision (vi) allows Genentech to install one 'display' in each neighborhood. At this time, Genentech has four neighborhoods identified in the 2006 Master Plan. Going forward, the proposed text amendment will allow Genentech to include additional displays as neighborhoods come into use (West Campus, and potentially Bay West Cove, should it be brought into the overlay district). Staff believes that it is reasonable for the Planning Commission to review the orientation of future displays relative to the public right-of-way. Provision (v) simply allows the Planning Commission some review authority related to the orientation and visibility of future displays. (vi) No more than one such Display in each Genentech Campus neighborhood, as described in the 2006 Genentech Facilities Ten-Year Master Plan Update as it may be amended from time to time, may be erected pursuant to this section 20.40.070(p) at anyone time The intent of this provision is to limit the number of displays to one per campus neighborhood. At this time there are four campus neighborhoods referenced in the Master Plan - Lower, Mid, Upper and West. STAFF REPORT TO: Planning Commission SUBJECT: Genentech R&D Overlay Text Amendment DATE: December 6, 2007 Page 4 ENVIRONMENT AL DETERMINATION: The City of South San Francisco prepared the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report (SCH #2005042121) to analyze the potential impacts from anticipated growth and development on the Genentech campus to 2016. The subject application is for a text amendment related to display signage. Therefore, the project does not require further environmental analysis. CONCLUSION: The subject Text Amendment to allow displays on the Genentech Campus achieves the objectives setout by the Planning Commission at the September 20,2007. Staff recommends that the Planning Commission review the text amendment and refer the matter to the City Council for approval. fl-L : Gerry Beaudin Associate Planner Attachments: 1. Resolution 2. Exhibit A - Zoning Text Amendment RESOLUTION NO. PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO ST ATE OF CALIFORNIA A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO RECOMMENDING THAT THE SOUTH SAN FRANCISCO CITY COUNCIL ADOPT AN ORDINANCE AMENDING SECTION 20.40.070 OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE TO ADOPT REGULATIONS FOR SIGNS AND DISPLAYS IN THE GENENTECH R & D OVERLAY DISTRICT WHEREAS, Chapter 20.40 of the South San Francisco Municipal Code establishes regulations and development standards for the Genentech R&D Overlay District; and WHEREAS, Chapter 20.40 does not provide any specific regulations for either "Signs" or "Displays," but section 20.40.070(a) indicates that regulations for such Signs and Displays should be applied on a facility-wide basis; and WHEREAS, the 2006 Genentech Ten Year Facilities Master Plan Update provides that the siting and size of Displays as part of Genentech' s "patient success story program," intended for the benefit of Genentech employees, will be approved by the Planning Commission; and WHEREAS, at its regular meeting on September 20,2007, the Planning Commission approved an application for some "patient success story" Displays and granted a Type C, "Special Circumstances" permit, while denying the application for three Displays that were more than just incidentally visible from the pubic right-of-way; and WHEREAS, the Planning Commission has expressed support for greater flexibility to approve Displays within the Genentech R&D Overlay District that may be more than incidentally visible from the public rights-of-way, provided that the Displays are otherwise consistent with the City's Municipal Code, including sign regulations, and the 2006 Genentech Master Plan Update. NOW, THEREFORE, the Planning Commission of the City of South San Francisco does hereby RESOLVE as follows: 1. Based on the entirety of the record, which includes, without limitation, the City of South San Francisco General Plan; the 2006 Genentech Master Plan Update; all reports and minutes prepared for the Planning Commission meeting of September 20, 2007; all reports and minutes prepared for the Planning Commission meeting of December 6, 2007, the Planning Commission finds that the proposed amendment to Section 20.40.070, attached to this Resolution as Exhibit A, is consistent with the City's General Plan, internally consistent with the City's Municipal Code, and consistent with the 2006 Genentech Master Plan Update. 2. The Planning Commission recommends that the City Council of the City of South San Francisco adopt an ordinance to amend section 20.40.070 ofthe South San Francisco Municipal Code to add the proposed language included as Exhibit A to this Resolution, to adopt regulations for Signs and Displays within the Genentech R&D Overlay District. BE IT FURTHER RESOLVED that the Resolution shall become effective immediately upon its passage and adoption. * * * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the day of , 2007 by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: ATTEST: Susy Kalkin Secretary to the Planning Commission City of South San Francisco I 1034223.1 Exhibit A Proposed Municipal Code Amendment Regarding Signs and Displays Within the Genentech R & D Overlay District PROPOSED MUNICIPAL CODE AMENDMENT REGARDING SIGNS AND DISPLAYS WITHIN THE GENENTECH R & D OVERLA Y DISTRICT The proposed amendment would add the following Subsections (0) and (p) to South San Francisco Municipal Code Section 20.40.070: (0) Signs. (1) Proposed signage shall comply with the design standards and requirements described in chapter 20.39, and the regulations and permit procedures described in chapters 20.76 and 20.86. (p) Displays (1) "Displays," as described in section A.8-4 of the 2006 Genentech Facilities Ten-Year Master Plan Update, as it may be amended from time to time, which are intended for the direct benefit of Genentech employees, shall be reviewed and approved by the Planning Commission in accordance with chapters 20.76 and 20.86. (2) In recognition of the unique nature and location of the Genentech campus facilities, Displays that would require a Type "C" sign permit, but for which the findings described in section 20.86.060 cannot be made, may nonetheless be approved or conditionally approved at the discretion of the Planning Commission, in limited circumstances, provided that: (i) An application for the Display(s) is otherwise consistent with chapters 20.76 and 20.86; (ii) The proposed Display(s) are consistent with the objectives described in section A.8-4 of the 2006 Genentech Facilities Ten-Year Master Plan Update, as it may be amended from time to time; (iii) To the extent reasonably possible under the circumstances, the proposed Display(s) have been architecturally integrated with the buildings to which they are attached, based on characteristics such as scale relationships, color, materials, and graphic style, or otherwise enhance the fayade of the buildings to which they are attached; (iv) To the extent reasonably possible under the circumstances, any separate structure or apparatus required to attach the Display(s) to buildings has been disguised or hidden; (v) Where feasible, the Display(s) have been oriented toward the campus and not a public area, including public rights-of-way and public open space; and (vi) No more than one such Display in each Genentech Campus neighborhood, as described in the 2006 Genentech Facilities Ten-Year Master Plan Update as it may be amended from time to time, may be erected pursuant to this section 20.40.070(p) at any one time. 1034224.1 I Planning Commission Staff Report DATE: December 6, 2007 I TO: Planning Commission SUBJECT: Genentech Research and Development Overlay District (Section 20.40) - Type C 'Display' Sign Application to allow three 'displays' one on Building 4, one on Building 20, and the other on Building 36 in accordance with Genentech R & D Overlay District section of the South San Francisco Municipal Code (Sections 20.40, 20.76, 20.86). Applicant/Owner: Case Nos.: Address: Genentech, Inc. P07-0119: SIGNS07-0050 Campus Wide RECOMMENDATION: That the Planning Commission approve application P07-0119: SIGNS07-0050 based on the attached Proposed Findings and subject to the attached Proposed Conditions of Approval. BACKGROUND: On September 20, 2007 the Planning Commission approved Genentech's application to install a "patient success story" banner program on the Genentech campus, subject to conditions of approval associated with a Type C 'Special Circumstances' Sign Permit. The conditions of approval limited the signage to internally facing banners that are not visible from the public right-of-way. At that time, the Commission stated their support for the signage that was excluded from the approval (signs on B4, B20 and B36), but had concerns about the precedent that might be set by approving signage or displays that would be visible from the public right-of- way and which were not architecturally integrated. In addition to approving the Type C 'Special Circumstances' Sign Application, the Commission directed staff to prepare the appropriate documents to review and approve the B4, B20, and B36 signs, as they were presented during the September 20, 2007 hearing. A text amendment has been drafted for the Commission's review. This application presents the displays proposed for Building 4, Building 20, and Building 36 in light of the draft text amendment. DISCUSSION: Based on the Commission's general support for the signage proposed at the September 20,2007 meeting, staff drafted a text amendment (application P07-0118: ZA07-0006) which allows the Planning Commission to consider the B4, B20, and B36 signage proposed with the subject STAFF REPORT - STUDY SESSION TO: Planning Commission SUBJECT: Genentech Type C 'Display' Application DATE: December 6, 2007 Page 2 application. Based on the Commission's request at the September meeting, Genentech has submitted options for the display locations. Building 4 Display Displays proposed for B4 is found on Sheet 03 of the plan set. There are two options, one is 434 square feet and the other is 287 square feet. Since the sign actually covers a large blank area of wall, staff recommends the larger sign for this location. Building 20 Display The display proposed for B20 is found in the lower right comer of Sheet 04 of the plan set. Building 36 Display Displays proposed for B36 is found on Sheet 04 of the plan set. The display that was shown at the September 20th hearing is 264 square feet in area, which does not allow any building area to frame the sign. The' Alternate' display is 231 square feet. The reduced size allows some building area behind the sign to frame the design. Therefore staff recommends that the Commission approve the 'Alternative' design for B36. ENVIRONMENTAL DETERMINATION: The City of South San Francisco prepared the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report (SCH #2005042121) to analyze the potential impacts from anticipated growth and development on the Genentech campus to 2016. The subject application is for three new display locations. Therefore, the project does not require further environmental analysis. CONCLUSION: The Commission stated their support for the signage that was excluded from a previous approval (signs on B4, B20 and B36), and directed staff to draft a text amendment to allow the signage to be considered. The text amendment application is in process and at this time staff is recommending that the Planning Commission approve application P07-0119: SIGNS07-0050 based on the attached Proposed Findings and subject to the attached Proposed Conditions of Approval. h~) Gerry Beaudin Associate Planner STAFF REPORT - STUDY SESSION TO: Planning Commission SUBJECT: Genentech Type C 'Display' Application DATE: December 6, 2007 Page 3 Attachments: 1. Proposed Findings 2. Proposed Conditions of Approval 3. Plans, dated November 16,2007 PROPOSED FINDINGS OF APPROVAL TYPE C SIGN APPLICATION - DISPLAYS P07-0119: SIGNS07-0050 (As recommended by the Planning Division - December 6, 2007) As required by the "South San Francisco Municipal Code" (SSFMC Section 20.91 and Section 20.40), the following findings are made in support of a Type C 'Displays' application for three locations including Building 4, Building 20, and Building 36, in accordance with SSFMC Section 20.40, based the materials submitted to the City of South San Francisco Planning Division dated November 16,2007, prepared by Prop + Guerin, and Planning Commission direction during the Public Hearing, date December 6, 2007. 1. The application for displays is consistent with the Zoning Code. The framework, process, and review criteria for signage in South San Francisco had been adhered to with this application. Section 20.40 (Genentech R&D Overlay District) has been amended to allow the review of 'display' on the Genentech Campus. 2. The proposed Display(s) are consistent with the objectives described in section A.8-4 of the 2006 Genentech Facilities Ten-Year Master Plan Update. The intent and objectives outlined in the Master Plan are focused on motivating employees. 3. To the extent possible, the proposed Display(s) have been architecturally integrated with the buildings. Staff has made recommendations in the staff report based on the alternatives presented by the applicant. Overall, the preferred signage is in character with the building that is will be attached to and/or it will otherwise enhance the fayade of the buildings. 4. To the extent possible the structure or apparatus required to attach the Display(s) to buildings have been disguised or hidden. The brackets proposed for the displays will not be visible from the front of the display. 5. Where feasible, the Display(s) have been oriented toward the campus and not a public area, including public rights-of-way and public open space. In this instance, the Planning Commission (at the Planning Commission meeting on September 20,2007) deemed that it was not necessary or feasible to orient the signage for B4, B20, and B36 away from public areas. 6. No more than one such Display shall be erected in each Genentech Campus neighborhood at anyone time. The displays proposed as part of this application include not more than one display in the Lower Campus neighborhood (B4), the Upper Campus neighborhood (B20) and the Mid-Campus neighborhood (B20). PROPOSED CONDITIONS OF APPROVAL TYPE C SIGN APPLICATION - DISPLAYS P07-0119: SIGNS07-00S0 (As recommended by the Planning Division - December 6, 2007) A. Planning Division requirements shall be as follows: 1. The project shall be constructed substantially as indicated on the attached plans dated November 16, 2007, prepared by Prop + Guerin, and Planning Commission direction, dated December 6, 2007. 2. The applicant shall comply with the City of South San Francisco, Department of Economic and Community Development, Planning Division, Standard Conditions and Limitations for Commercial. Industrial and Multi-Family Residential Projects. 3. The applicant cannot install any signage/display associated with this application until the Zoning Text Amendment (P07-0118: ZA07-0006) Resolution has been adopted by the City Council and the applicable appeal period has expired. 4. With respect to B4, the applicant shall install "Proposed - September, 20th" display shown on sheet 03 of the plan set. 5. With respect to B36, the applicant shall install "Alternative - November 16th" display shown on sheet 04 of the plan set. (Planning Division Contact Person: Gerry Beaudin, Associate Planner (650) 877-8535) ." ~ "T1 ~ ("') C/) Ul ." OJ :E cn("')C/)......rG")~ Ql......)>QlUl Ql ~ Ul 0 -. 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C ~c.o-,c_ - :7" -, 0 ro ~;:-~;;Q. 0- c ::l -, Cll :: ~)>--.J\Jg:'~ o ;:::: 0 <::J --; c ro t::!.. 0::l ;:: ::lg.(j)OCll roCll-gO~ Q.~ro~ro oOro~ro g'~~~~ = -, Cll . 9:?6Q.(f)(j) ::l ro :7" _, (Qro ~ ~Q. ro -,(j) (j) 3"6- Ci Ul Ul Cll CJ~ 0.. =c co Cll~ ./=>. -, C (J1 G)eD w C ., Ci Cll ::l Cll (f) ""0 1< (') In o I~ l~ m CJ) ::J: I !Ol " -'Ii .~ ... ~ J: '" ~ iI ""0 ~ 'at -f '.... m z -f CJ) C ,.... (') (') m CJ) CJ) CJ) -f o :;;0 -< -=i -< \J o )> r TI o ::0 m )> o :r: g en \J r ~ ~-,-'P' Ii';/ - r o G') o CJ) -f o :;;0 -< ""0 ~ -f m z -f Planning Commission Staff Report DATE: December 6, 2007 TO: Planning Commission SUBJECT: Six-Month Review of Use Permit and Design Review allowing the addition of a drive-though service window to an existing fast food restaurant within 200 feet of a residential zoning district. Project Location: 0.465 acre site situated at 435 El Camino Real (APN 013-241-170) in the Retail Commercial (C-1) Zone District. SSFMC Chapters: 20.74,20.81 and 20.85. Owner: Ruth L. Bushman Applicant: Jesus Ontiveros Case No.: P05-0124 (UP05-0025 & DR05-0070) RECOMMENDATION: That the Planning Commission conduct a Six-Month Review of a Use Permit and Design Review allowing the addition of a drive-through window to an existing fast food restaurant within 200 feet of a residential zoning district. BACKGROUNDIDISCUSSION: The project approved by the Planning Commission on October 6, 2005 included a drive-through service window, relocation ofthe trash facility and site upgrades including new landscaping. At the hearing, in addition to reviewing the design and quality of the improvements, the Planning Commission discussed measures to accomplish the following: 1. Reducing sound associated with the operation of the service window and trash pickup including controlling the placement and volume of the loudspeaker and limiting the hours of trash pickup to daylight hours. 2. Odors and views associated with the trash and enclosure including relocating the enclosure towards El Camino Real, and eliminating a parking space providing further screening of the enclosure from the adjacent residences. The Planning Commission adopted the recommended conditions of approval that included Staff Report To: Planning Commission Subject: Six-Month Review ofP05-0124 December 6, 2007 Page 2 of2 requiring a six-month review, requiring an acoustic report of the operation of the loudspeaker [associated with the drive-through window] limiting trash pick-up between the hours of8 AM to 9 PM, and requiring the installation of specimen size trees. In addition, the Commissioners added conditions of approval # 9 and # 10 requiring the owner replace the two end stalls #21 and #22 abutting the residences with landscaping, and relocating the trash enclosure to an area adjacent to the end parking space abutting the dwellings, respectively. The approved construction plans incorporate the approved conditions of approval. Since the completion of the site and building improvements several months ago, no complaints have been received from the adjacent residences or commercial businesses. RECOMMENDATION: The completed improvements conform to the approved plans and conditions of approval. Therefore, staff recommends that the Planning Commission conduct the Six- Month Review and determine if additional reviews are needed. ~j;;-f~ r/-~ Steve Carlson, Senior Planner ATTACHMENTS: Conditions of Approval Approved Plans CONDITIONS OF APPROVAL 435 EL CAMINO REAL P05-0124 UP05-0025 & DR 05-0070 (As recommended by City Staff on October 6, 2005) 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 plans prepared by Alan William Coon, Architect, dated, July 22, 2005, submitted in association with P05-0124. 3. Prior to the issuance of the Building Permit, the plans shall be revised to incorporate the Design Review Board suggestions made at their August 16, 2005 meeting. 4. Prior to the issuance of the Building Permit landscape plan shall include mature shrubs, and trees that have a minimum size of 24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 5. The operation of the service widow and loudspeaker shall comply with the SSFMC Chapter 8.32 Noise Regulations. Prior to the issuance of a Building Permit the plans and specifications shall include acoustical information regarding the loudspeaker. The plans shall be reviewed by a qualified acoustic professional that the proposed speaker will comply with the City's acoustic standards. Prior to the final inspection a qualified acoustic professional shall measure the acoustic levels at the project site and provide a report. The Report shall be subject to the review and approval of the City's Chief Planner. 6. Trash shall only be collected between the hours of 8 AM to 9 PM. Prior to the Final Inspection the owner shall provide documentation of the hours of pickup. ,. 7. The applicant shall not install any exterior signs, including, but not limited to fayade signs, monument signs, window signs, pennants, flags and/or banners, without an approved Sign Permit from the City. (Planning Division: Steve Carlson (650) 877-8353, Fax (650) 829-6639) B. ENGINEERING DIVISION 1. STANDARD CONDITIONS 1. The developer shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Conditions for Subdivisions and Private Developments" booklet dated January 1998. 2. The building permit application plans shall conform to the standards of the Engineering Division's building permit application plan submittal requirements, including the submittal of a drainage and utility plan for the building. 3. All new improvements proposed to be constructed within the EI Camino Real right-of-way, including the sewer, gas & electric connections, shall be approved by the Engineering Division and installed to City standards. An encroachment permit shall be obtained from the Engineering Division for this work, prior to receiving a building permit for the proposed project. The cost of all work shall be borne by the developer. 4. Upon completion of the building construction and site improvements, the developer shall clean, repair, or reconstruct (if necessary), the existing curb, gutter, sidewalk and driveway approach along the entire frontage of the site, as may be required by the Engineering Division staff, as needed to conform to current City standards. II. SPECIAL CONDITIONS 1. As required by City Ordinance and the standard conditions referenced above, storm water pollution control devices and filters shall be installed within the site drainage system to prevent pollutants deposited within the site from entering the San Francisco Bay. Storm drains shall not be designed with "blind" connections. Each pipe connection shall have an inlet or junction box to provide access to the junction. Connections to the existing 60" storm drain located along the property frontage shall be made by "Tap Tight", or equal, coring method. Existing storm drains to be re-used shall be cleaned and inspected to insure their integrity. 2. Each driveway exit from the site on to EI Camino Real shall be posted with an R1, "Stop" sign and an R41, "Right Turn Only" sign, mounted on a 2" diameter, galvanized steel pole, installed within the planter, at the right side of the driveway exit lane, as noted on the applicant's site plan. 3. All striping and parking lot spaces shall comply with City and Caltrans standards. 4. A 60" diameter storm drain is located along the front of the site, within the applicant's property. We believe that this drain is located within a 20' wide drainage easement. However, if this is not the case, the applicant shall dedicate to the City of South San Francisco, at no cost, a 20' wide storm drainage easement to accommodate this pipe. The applicant's surveying or engineering consultant shall prepare a plat and legal description for review and approval by the City Engineer. These documents shall be attached to an easement deed, which shall be subject to approval as to form by the City Attorney. The deed shall be offered to the City prior to receiving a building permit for the subject project. III. SITE CIRCULA nON 1. The subject proposed site plan shows two, parallel, 12' and 13' wide, driveway isles along the West side of the restaurant. These do not conform the minimum 15' wide requirement of both the "Standard Conditions" and Section 20.74. 150(b) of the South San Francisco Municipal Code, for one- way travel. However, due to the slow speeds involved within the lot, and considering that the traffic flow within the isles will be in the same ( counterclockwise) direction, it appears that the reduced isle width is necessary for the proper functioning of the restaurant within the constraints of the existing site and will have no adverse effect on the public safety and welfare. Therefore, in accordance with Section 20.74. 150(c)(1) of the Code, it is recommended that the proposed 12' and 13' wide isle widths be approved. 2. The applicant shall submit a turning radius analysis for the automobile traffic that will be using the drive-thru window lane, to verify that there is sufficient inside radius at the comers of the building to accommodate vehicle turns, without the vehicles encroaching into the adjacent pass- through lane. If there is insufficient radius at the comers of the building to accommodate the drive-through window lane turns, then the building and/or the concrete curb at the comers of the building shall be modified as required to provide the necessary turning radius. (Engineering Division: Michelle Bocalan (650) 829-6652) C. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 ofthe Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 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 lock1 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 10ck1 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- 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. resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type oflock 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: 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. 1) Rated burglary-resistant glass or glass-like acrylic material. 2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. d. Exterior parking lighting must be a minimum of 5 foot candles, using high-pressure sodium lighting on 10 foot masts. 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. c. Individual tenant spaces will also be numbered at entryways and hallways, to provide direction for public safety. Monument signage at main entrance is required. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. b. Closed circuit camera with digital recording system to monitor drive through area. (Police Department contact, Sgt. E. Alan Normandy (650) 877-8927) D. FIRE DEPARTMENT 1. Install Knox Box (Fire Department key) for emergency fire access to building. (Fire Department: Bryan Niswonger (650) 829-6671) E. WATER QUALITY CONTROL PLANT 1. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 2. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. 3. The owner must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. This must be submitted prior to the issuance of a permit. 4. Trash handling area must be shown on plans and must be covered, enclosed and must drain to sanitary sewer. This drain must be connected to a grease removal device prior to discharge into the sanitary sewer. 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Planning Commission Staff Report DATE: December 6, 2007 TO: Planning Commission SUBJECT: Review of Use Permit allowing outdoor storage of trucks and extended hours of operation from 6:00 a.m. to 2:00 a.m. in the M-l Industrial District in accordance with SSFMC 20.30.040 (a) and (b). Owner: Clarence Krieger Applicant: Double Day Office Services Site Address: 340 Shaw Road Case No.: P03-0137/UP03-0026 RECOMMENDATION: That the Planning Commission allow the applicant to continue to conduct its business under the subject Use Permit in accordance with the original conditions of approval adopted by the Commission on February 19, 2004, and with an additional condition requiring a Planning Commission review within ninety (90) days of the date of this public hearing (December 6, 2007). BACKGROUNDIDISCUSSION: The Planning Commission conducted a 6-month review of the project at its meeting of August 19, 2004 and tentatively scheduled a 45-day follow-up progress meeting for December 2, 2004. City staff did not schedule the subsequent Commission reviews since the owner had made little progress complying with three interrelated and unmet conditions of approval involving storm water drainage. The property owner and the applicant have been cooperative to a point - they have completed all other conditions of approval associated with the approved Use Permit. However, they continue to operate in violation ofthe three last remaining conditions [Engineering Division II #1, #2 & #3]. City staff has contacted the owner and representatives numerous times; on each occasion the owner and/or representatives have assured staff that the drainage work is being addressed. While the drainage system design has been developed [consisting of a simple 20+ foot drainage line segment and basin connection from the front ofthe property to the street] and approved by the City Engineer, despite staffs outreach efforts, the Encroachment Permit has never been issued and the work has never been started. City staffhas scheduled the review in the expectation that the Planning Commission may have an opportunity to review the development and provide comments and direction. Staff Report To: Planning Commission Subject: P03-0137 Use Permit Review December 6, 2007 Page 2 of2 The Commission has a full range of options including: 1. Continue to work with the owner and amend condition Planning Division condition of approval # 10 requiring that the Use Permit be reviewed by the Planning Commission within ninety (90) days (February 21,2008 Commission meeting). 2. Directing Code Enforcement to initiate an investigation, and if warranted, issue a citation with fines. 3. Schedule the Use Permit for revocation. Given the owner's inaction on this matter, one approach would be to first adopt options #1 and #2- giving the owner one last chance to perform; if the Engineering Division conditions are not met, then the Commissioners could in good conscious consider option #3. CONCLUSION: The Planning Commission originally approved this Use Permit in February 2004. The applicant has worked to comply with the conditions of approval. Over a couple of years have passed since the Planning Commission approved the application, yet the applicant has not completed one of the most important tasks identified in the original conditions of approval. In the continuing spirit of cooperation, City staff is willing to work with the owner and applicant and recommends that the Planning Commission amend the conditions of approval requiring that the Use Permit be reviewed at the Planning Commission meeting of February 21,2008. If the tasks identified in the conditions are not met by that time, then the Planning Commission may wish to consider other options including Revocation of the Use Permit. ~#~r:-~~ Stevt Carlson, Senior Planner ATTACHMENTS: Conditions of Approval (Adopted by the Planning Commission on August 19,2004 and amended on November 17, 2005) Planning Commission Minutes August 19,2004 November 17,2005 CONDITIONS OF APPROVAL P03-0137 USE PERMIT DOUBLE DAY OFFICE SERVICES 340 SHAW ROAD (As approved by the Planning Commission on August 19,2004 and amended on November 17, 2005) A. PLANNING DIVISION requirements shall be as follow: 1. The owner shall comply with the applicable requirements of the Planning Division's "Standard Conditions and Limitations for Commercial, Industrial, and Multi-Family Residential Projects" dated February 1999, except as amended by the conditions of approval associated with Use Permit 03-0026. 2. The construction drawings shall substantially comply with the Planning Commission approved plans prepared by, Ibarra Associates, dated January 23, 2004 in association with Use Permit Application P03-0137/UP03-0026. 3. Prior to the issuance of any Building Permit, the applicant shall include on the parking lot construction plans 16 parking spaces for employee and visitor passenger vehicles. The location and design of the parking lot shall be subject to review and approval by the Chief Planner. 4. Prior to the issuance of any Building Permit, the applicant shall include on the construction plans either an indoor trash room or outdoor trash enclosure. The location and design of the trash facility shall be subject to review and comment by a representative of the South San Francisco Scavengers. The plans, including the comments from the South San Francisco Scavengers, shall be subject to review and approval by the Chief Planner. 5. Prior to the final inspection the applicant shall upgrade the on-site landscaping, including the replacement of all dead plants and removal of all weeds. The applicant shall be responsible for maintaining the landscaping situated on-site and in the public right-of-way along Shaw Road in front ofthe property. 6. The maximum number of vehicles allowed to be stored on the site is ten (10) bobtail trucks and 4 passenger vehicles. Servicing of vehicles is limited to the use of the indoor truck wash rack. Outdoor storage of additional vehicles, changes in the hours of operation, or changes in use shall only be authorized by the Planning Commission. 7. Prior to the issuance of building permits the applicant shall pay the Child Care Impact Fees. Fees may be paid on a lump sum basis. The total fees are estimated to be $1,353.60 based on the following calculation [Phase I (Outside storage 2,880 SQ. FT. X $0.47/SQ. FT]. 8. Prior to operation at the site the applicant shall obtain a Business License from the City of South San Francisco. 9. The exterior of dIe building shall be repainted prior to October 1, 2004, to the satisfaction of the Chief Planner. 10. The Use Permit shall be reviewed by the Planning Commission at their meeting of December 2,2004 June 16, 2005 to determine the compliance with the conditions of approval. (Planning Division: Steve Carlson (650) 877-8535) B. ENGINEERING DIVISION requirements shall be as follows: I. STANDARD CONDITIONS 1. The developer shall comply with all applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments," contained in the South San Francisco "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. A copy of this booklet is available at the Engineering Division located at 315 Miller Ave. II. ON-SITE IMPROVEMENTS 1. The applicants shall design, construct and install a drainage system capable of accommodating a 10-year design storm, to control storm water runoff within the site, which will insure that it does not flow into adjacent private property, or sheet flow over the street sidewalk and curb. Any existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. 2. A site drainage report shall be prepared by the applicant's drainage consultant and submitted to the City Engineer for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant's consultant shall design the drainage improvements described in the approved report and submit them to the City's Engineering Division for review and approval, prior to receiving a building permit for their tenant improvements. The storm drain work described on the approved plans shall be performed to the satisfaction of the City's Construction Manager prior to receiving an occupancy permit for the Double Day Offices Services tenant improvements. 3. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities, as required to prevent pollutants deposited on the lot from entering City streets or public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator for review and approval. 4. The applicant shall submit a striping, signage, parking and traffic control plan for the project, conforming to the requirements of the Municipal Code, for the review and approval of the Engineering Division. The exit driveway shall be posted with an Rl "Stop" sign, mounted on a 2"diameter galvanized steel pole, as required by the Municipal Code. (Engineering Division: Michelle Bocalan (650) 829-6652) c. POLICE DEPARTMENT requirements shall be as follows: 1. 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. The applicant shall provide a detailed striping, parking and traffic circulation plan for the project that clearly denotes traffic patterns for vehicles driving and parking within the site. 3. A lighting plan shall be submitted for the exterior perimeter parking lots and travel lanes. Photometrics shall be submitted for this project. 4. The applicant shall submit a detailed plan regarding the storage vaults and specific locations within the project they will be kept. The contents and values of vault storage shall be identified for the purpose of providing appropriate security standards. 5. A security plan shall be submitted including onsite security personnel, card access systems, as well as individual vault alarms. This is necessary for the preservation of property reducing thefts. 6. On street parking for trucks shall not be permitted at anytime, nor shall obstruct access to the rear storage area at anytime. (police Department: Sergeant AI Normandy (650) 877-8927) D. FIRE PREVENTION DIVISION requirements shall be as follows: 1. Combustible storage greater than 2,500 cubic feet requires a renewable annual fire permit. (Fire Prevention: Bryan Niswonger (650) 829-6645) MINUTES August 19, 2004 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS TAPE 1 7:30 p.m. PRESENT: Commissioner Giusti, Commissioner Honan, Commissioner Sim, Commissioner Romero, Commissioner Zemke, Vice Chairperson Teglia* and Chairperson Ochsenhirt ABSENT: STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Bertha Aguilar, Admin. Asst. II AGENDA REVIEW Chief Planner Sparks noted that there were no changes to the agenda but informed the Commission that 111 Chestnut Avenue was not ready for review by the Commission and would be continued off calendar. ORAL COMMUNICATIONS None CONSENT CALENDAR 1. Charles K. Ng/applicant Charles K. Ng/owner 111 Chestnut Ave. P02-0020, AHA02-0001, PUD02-0002, RZ-02-0002, SA02-0001, and Negative Declaration ND02-0002 (Continue Off Calendar) Zoning Reclassification from Medium Density Residential Zoning District (R-2-H) to High Density Residential Zoning District (R-3-L), Tentative Subdivision Map allowing an 11 lot residential subdivision, Planned Unit Development, Design Review allowing ten new dwellings and an Affordable Housing Agreement for the property located at 111 Chestnut Avenue situated in the Medium Density Residential Zoning District (R'2-H) in accordance with SSFMC Title 19 and Chapters 20.78 & 20.85. Motion Giusti / Second Sim to approve the Consent Calendar. Approved by unanimous voice vote. ~ PUBLIC HEARING 2. Double Day Office Services/ applicant Krieger, Clarence/owner 340 Shaw Rd. P03-0137 & UP03-0026 6-Month Review: Use Permit to allow outdoor storage of trucks and extended hours of operation from 6 AM to 2 AM in the M-1 Industrial Zoning District in accordance with SSFMC 20.30.040 (a) and 20.30.040 (b). Categorical Exemption Class 1 Section 15301 Existing Facilities Chief Planner Sparks presented the staff report. He added that condition of Approval 9 was added to allow the applicant and owner of the building to paint the building within 45 days. If the building is not painted the Commission can take decide at that point what they wish to do. Planning Commission Meeting of August 19, 2004 Sheryl Ringlemen, Double Day, noted that the property owner has agreed to paint the south wall only. Public Hearing opened. There being no speaker the Public Hearing was closed. Commissioner Honan asked if the entire building was going to be repainted and not just the south wall. Chief Planner Sparks replied that the entire exterior is required to be painted. Motion Romero / Second Zemke to amend the conditions of Approval to allow 45 additional days for the applicant and owner to paint the building. Approved by majority voice vote. 3. Performance Tow Marc Tonelli/applicant Scopesi, Gino & Delieu/owner 216 Ryan Way P04-0089 & UP04-0025 Use Permit to allow a 24-hour towing business with inside storage of vehicles within an existing multi-tenant industrial building at 216 Ryan Way in the (M-l) Industrial Zone District in accordance with SSFMC Sections 20.30.030 (c) and 20.30.040 (a) Categorical Exemption: Class Section 1, 15301 Existing Facilities Chief Planner Sparks presented the staff report. Marc Tonelli, applicant, noted that they are applying for a Use Permit to have storage within the building and avoid junk cars being seen by the neighborhood. Public Hearing opened. There being no speakers the Public Hearing was closed. . Vice Chairperson Teglia arrived at 7:37 p.m. Motion Honan / Second Giusti to approve P04-0089 & UP04-0025. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 4. Items from Staff Chief Planner Sparks reminded the Commission that August 20th was the last day to sign up for the trial run of the ferry rides. 5. Items from Commission None 6. Items from the Public None 7. Adjournment Motion Honan / Second Sim to adjourn the meeting. Approved by unanimous voice vote. 7:39 P.M. Thomas C. Sparks Secretary to the Planning Commission City of South San Francisco Rick Ochsenhirt, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting September 2, 2004, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA TCS/bla s:\Ml",,,,tes\Fl,,,~llzed Ml"''''tes\:2oo-'1-\OI?-:1,3-0-'1- RPc-_doc p~ge :2 of :2 Planning Commission Meeting of November 17 3. Type "C" Sign (Shell) Peter Tobin/applicant Equilon Enterprises, LLC/owner 123 linden Ave. POS-0072: SIGNSOS-002S (Continued to December 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 123 Linden in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86. 4. Type "C" Sign (Shell) Peter Tobin/applicant Shell Oil Co./owner 248 So. Airport Blvd. POS-0073: SIGNSOS-0026 (Continued to December 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 248 So. Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86. S. Type "c" Sign (Shell) ARC Architects, Inc./applicant Derenzi, Marie G/owner 140 Produce Ave. POS-Olll: SIGNSOS-0043 (Continued to December 15, 2005) Type "C" Sign Permit allowing a master sign program including building facade signs, canopy signs, monument sign, and a pylon signs exceeding 10 feet in height and signs exceeding 100 square feet in area, situated at 140 Produce Avenue, in the Planned Commercial (P-C) Zoning District, in accordance with SSFMC Chapters 20.81 & 20.86 Senior Planner Carlson noted that this is the second or third continuance being requested by the applicant. He also pointed out that the unauthorized signs have not been removed and is inclined to work with Code Enforcement to get these removed. Consensus bv the Commission to continue the Public HearinQ to December 15, 2005. * 6. Krieger, Clarence/Owner Double Day Office Services, Inc./ Applicant 340 Shaw Rd. P03-0137/UP03-0026 and Categorical Exemption Class 1 Section lS301 Existing Facilities Review of Use Permit to allow outdoor storage of trucks and extended hours of operation from 6 AM to 2 AM in the Industrial (M-1) Zoning District in accordance with SSFMC 20.30.040 (a) and 20.30.040 (b). Senior Planner Carlson noted that the applicant is out of town. 7. Jackson Arms Use Permit Jackson Arms/applicant S:\MeV\,[.{tes\FeVl.~lezed MeVl.[.{tes\::W05\:L:L-1J--OSRPC MeVl.[.{tes,doc p~ge :2 of J- Planning Commission Staff Report DATE: December 6,2007 TO: Planning Commission SUBJECT: 80 Chestnut Avenue - General Plan Conformity finding for a purchase by the City of South San Francisco Redevelopment Agency of a property located at 80 Chestnut Avenue (APN 011-324-160), in the O-S Open Space Zone District, in accordance with provisions of State Planning Law (Govt. Code Section 65402). Owner: Applicant: Case No. California Water Company City of South San Francisco Redevelopment Agency P07 -0122 & PCA07 -0006 RECOMMENDATION: It is recommended that the Planning Commission fmd the proposed purchase of the subject property by the City of South San Francisco Redevelopment Agency to be in conformity with the City's General Plan. BACKGROUND/DISCUSSION: The City of South San Francisco Redevelopment Agency (RDA) is interested in acquiring a 30,000 square foot parcel at 80 Chestnut Avenue, adjacent to Orange Memorial Park, including a 3,640 sq. ft. building and site improvements. In December 2006, the City began the updating of the Orange Memorial Park Master Plan, which included an expansion of the park and other public uses into the old Mazzanti property and the Cal Water site. The Park Master Plan has been approved by the City Council and the RDA proposes to acquire the property for the expansion of Orange Memorial Park and/or other public purposes. In accordance with State Law, all proposals for acquisition of property by the City or County must be submitted to the Planning Commission for review as to the property's conformity with the City's General Plan (Govt. Code 65402). The subject site is located in an area designated Park and Recreation in the General Plan, which allows a park and related public uses. The City's proposal would be in conformance with the current land use designation. CONCLUSION: The RDA proposes to purchase the subject site for a future mixed-use redevelopment project, a use that would be consistent with the current General Plan. Staff recommends that the Planning Commission find the proposed acquisition of property to be in conformity with the City's General Plan. , Senior Planner Location Map I> ~ A ~ ;:: ... I) ~ OJ .~ c(D "Q 16 I " ~ 0 ~ '1 .. 0 -... ~ AI?I?Or'O ~ ~ OR_ - hl ~ ~ ill ... ...... ;;; c(D ~ Q ::0 ~ ... J> ~ '7 n ~- """- Q tJJ C ::0 tlJ C ::0 '-- [>[>[>'7 Q:t.. :tJ 0 'I l") ~ ~ .... ~ :tJ 1>: C'\ ~ Ii) ~ ~ nj Q E ~ =< "b ~ !;) ~ :::! '1l 0 ~ CIl ...... "" 0 .... ~ ~ Z P :t: '" II> ~ ~ =tl ~ I\l ~ :'l ~ ~~ f8 C;; a N N ~ (~) hi a @ y i! ... l") g nj :t.. =tl ~ I I I I AVE. U'J-"'w 3Cl4~ ;;, ~ \ ~ @ @ <II c:. 0 " ~ '" t ~ "'.. ........ ~ V\ rj~- .r, ~ ~ ~~\ (\ . ~ I W N DATE: December 6,2007 TO: Planning Commission SUBJECT: 314 Miller Avenue - General Plan Conformity finding for a purchase by the City of South San Francisco Redevelopment Agency of property located at 314 Miller Avenue (APN 012-311-250), in the D-C Downtown Commercial Zone District, in accordance with provisions of State Planning Law (Govt. Code Section 65402). Owner: Applicant: Case No. Trinidad, Edgar A City of South San Francisco Redevelopment Agency P07-0123 & PCA07-0007 RECOMMENDATION: It is recommended that the Planning Commission fmd the proposed purchase of the subject property by the City of South San Francisco Redevelopment Agency to be in conformity with the City's General Plan. BACKGROUNDIDISCUSSION: The City of South San Francisco Redevelopment Agency (RDA) is interested in acquiring a 3,500 square foot parcel on the north side of Miller Avenue, between Linden and Maple Avenues, which includes two residential units. The RDA proposes initially to retain and upgrade the existing units and potentially create a new 24,500 sq. ft. parcel by combining the subject property with two City owned properties (the City parking lot and 310-312 Miller Avenue) for a residential redevelopment project. In accordance with State Law, all proposals for acquisition of property by the City or County must be submitted to the Planning Commission for review as to the property's conformity with the City's General Plan (Govt. Code 65402). The subject site is located in an area designated Downtown Commercial in the General Plan, which permits residential use. Therefore, the RDA's proposal is in conformance with the current land use designation. CONCLUSION: The RDA proposes to purchase the subject site for a future residential project, a use that would be consistent with the current General Plan. Staff recommends that the Planning Commission find the proposed acquisition of property to be in conformity with the City's General Plan. Location Map (')~O!':l CJ'J (')~o~ (')~o~ (')~O:7 0. ~ N ~ :> ~ ~N~?; ~ N ~ :> ~ N ~ :> s: --< ~~::>"C a ~ ~ ::> ~ Po ::> "C ~ ~ ~ "C 6 g..l.U~ Z g..UJ~ Z g...w~ Z g~~z c~-lo ~ cVlCJ'JO c8~::: c. CJ'Jo ~ VI o::J.,.... ~8~N 8CJ'J- ::> ~(/)~~ M ~ "TlN ~ "TlN 8- ~~~~ ~~~~ .. ~' :;o...,,,,~ !!. (') In .... ~ ..., - o 0._ o :>- o :>- ~' :>';'" ~ In ~' 5: tl ~ ~ 0: _ N 0 ao~ a 0 er 8l ~ ::l ",0 a r:, ... ~ ~ ;>;" a :> S' ao ~ Planning Commission Staff Report DATE: December 6,2007 TO: Planning Commission SUBJECT: 1 Chestnut Avenue - General Plan Conformity finding for a purchase by the City of South San Francisco Redevelopment Agency of property located at 1 Chestnut Avenue (APN 011-322-030), in the P-C Planned Commercial Zone District, in accordance with provisions of State Planning Law (Govt. Code Section 65402). Owner: Applicant: Case No. Price Ronald/Florine Trust City of South San Francisco Redevelopment Agency P07-0124 & PCA07-0008 RECOMMENDATION: It is recommended that the Planning Commission imd the proposed purchase of the subject property by the City of South San Francisco Redevelopment Agency to be in conformity with the City's General Plan. BACKGROUND/DISCUSSION: The City of South San Francisco Redevelopment Agency (RDA) is interested in acquiring a 1.68-acre parcel on the northeast comer of Chestnut Avenue and Antoinette Lane, which includes a 27,360 sq. ft. auto dealership and maintenance shop. The property is currently a Subaru Dealership that is managed by Ron Price Motors. Ron Price Motors will discontinue the dealership operations in December 2007. The RDA proposes to acquire the property and plan for a future commercial redevelopment project. In accordance with State Law, all proposals for acquisition of property by the City or County must be submitted to the Planning Commission for review as to the property's conformity with the City's General Plan (Govt. Code 65402). The subject site is located in an area designated Community Commercial in the General Plan, which allows for commercial uses. The RDA's intent to develop a future commercial project on the site would be in conformance with the current land use designation. CONCLUSION: The RDA proposes to purchase the subject site for a future mixed-use redevelopment project, a use that would be consistent with the current General Plan. Staff recommends that the Planning Commission find the proposed acquisition of property to be in conformity with the City's General Plan.' J DATE: December 6, 2007 TO: Planning Commission SUBJECT: 216 Baden Avenue - General Plan Conformity finding for a purchase by the City of South San Francisco Redevelopment Agency of property located at 216 Baden A venue (APN 012-334-030), in the D-C Downtown Commercial Zone District, in accordance with provisions of State Planning Law (Govt. Code Section 65402). Owner: Applicant: Case No. Raffin, Evelyn L Trust City of South San Francisco Redevelopment Agency P07 -0125 & PCA07 -0009 RECOMMENDATION: It is recommended that the Planning Commission rmd the proposed purchase of the subject property by the City of South San Francisco Redevelopment Agency to be in conformity with the City's General Plan. BACKGROUNDIDISCUSSION: The City of South San Francisco Redevelopment Agency (RDA) is interested in acquiring a 3,500 square foot parcel on the north side of Baden Avenue, between Linden and Cypress A venues, which includes a single-story commercial unit. Until last spring, Hot Shots operated a limited service restaurant in the unit. The RDA proposes to acquire the property and plan for a future mixed-use redevelopment project. In accordance with State Law, all proposals for acquisition of property by the City or County must be submitted to the Planning Commission for review as to the property's conformity with the City's General Plan (Govt. Code 65402). The subject site is located in an area designated Downtown Commercial, which allows mixed residential and commercial uses. The RDA's intent to develop a future mixed-use project on the site would be in conformance with the current land use designation. CONCLUSION: The RDA proposes to purchase the subject site for a future mixed-use redevelopment project, a use that would be consistent with the current General Plan. Staff recommends that the Planning Commission find the proposed acquisition of property to be in conformity with the City's General Plan. J .-f!tO /) ;'<~ A/{ --" / Michael Lap Attachment: , Senior Planner Location Map ...... _ ~T:.~'_, 'p" A....=\~~ ~-- ."'",,;. ar. (l'II , . Q:'l'I .... ." Q:!!O:i:' N:l;> @ ~ = '"tl a"-.J~ Z C><cno Cf.l~tn....... ~Cf.l'Tlt;-J n....;;oW o tlw 3 >f> ~ ~ rl eI Q:!!O~ :l N :l; > r! ~ = '"tl a"w~ Z C\l!~o ",<5 - ~ VJ - t;-J n....=w o trlw 3 "f> 3 -<,8 '" = 0 rl r-' eI ;' Q:!!Oa; =l ~ :l; .. ~:.j~> ~" ..., 'tI -8~z S;:ocno ~~'TlN '"tl ;;0' ~ tltl Q. >f> = ao ~ s Q:!!OC; :l N :l; .. r!~~> a~""""C C" cnZ ~><~8 ..<5;;oN Of!l,tl8 q, >f> ey C; Q. 0 = ao ~ Planning Commission Staff Report DATE: December 6, 2007 TO: Planning Commission SUBJECT: Resolution endorsing the Ten Guiding Principles of the Grand Boulevard Initiative, directing that they be incorporated into future plans involving EI Camino Real. RECOMMENDATION: It is recommended that the Planning Commission adopt a resolution recommending the City Council endorse the Ten Guiding Principles of the Grand Boulevard Initiative and directing staff to incorporate them into future plans involving EI Camino Real. BACKGROUNDIDISCUSSION: The Grand Boulevard Initiative (GBI) is a collaboration of 19 cities, the counties of San Mateo and Santa Clara, local and regional agencies, private business, labor and environmental organizations united to improve the performance, safety and aesthetics of Highway 82 on the Peninsula from Daly City to downtown San Jose. (Details, including the Task Force roster, can be found at http://www.grandboulevard.net). The Initiative encompasses 43 miles ofEI Camino Real, from its northern end beginning in Daly City, where is it is known as "Mission Street" and ends in San Jose near the Diridon Station, where it is known as "The Alameda." The study area boundaries also include 1/4 mile on both sides, forming the "EI Camino Real corridor." GBI utilizes a committee system to assure widespread participation in developing specifics of the Initiative. The Task Force, made up of elected officials and executive-level staff from regional agencies and Caltrans, sets policies and makes policy decisions. The detail work is performed by the Working Committee, made up of assigned staff members from the member agencies. Mayor Rich Garbarino represents the City on the Task Force; Associate Planner Chadrick Smalley represents the City on the Working Committee. The first step GBI took was creating The Existing Conditions report, which examined City and County planning documents and identified common themes. These themes became the base for the Guiding Principles. The GBI Task Force, by unanimous vote, adopted these Guiding Principles and requested that all involved units of government also formally endorse these principles and incorporate them into future plans. Staff Report To: Planning Commission Subject: Resolution - Grand Boulevard Guiding Principles December 6, 2007 Page 2 of 5 The following are the Guiding Principles of the Grand Boulevard Initiative: 1. Target housing and job growth in strategic areas along the corridor 2. Encourage compact mixed-use development an high quality urban design and construction 3. Create a pedestrian-oriented environment and improve streetscapes, ensuring full access to and between public areas and private developments 4. Develop a balanced multimodal corridor to maintain and improve mobility of people and vehicles along the corridor 5. Manage parking assets 6. Provide vibrant public spaces and gathering places 7. Preserve and accentuate unique and desirable community character and the existing quality of life in adjacent neighborhoods 8. Improve safety and public health 9. Strengthen pedestrian and bicycle connections with the corridor 10. Pursue environmentally sustainable and economically viable development patterns General Plan Consistency EI Camino Real is identified as a distinct planning subarea in the General Plan. The Guiding Policies applicable to the entire corridor are as follows: 304-G-l Develop EI Camino Real as a boulevard, that accommodates its role as a regional corridor but with streetscape and development that provide identity to the street. 3 A-G-2 Encourage development of a mix of uses, with pockets of concentrated activity that provide foci and identity to the different parts of EI Camino Real. 304-G-3 Develop the South San Francisco BART station area as a vital pedestrian-oriented center, with intensity and mix of uses that complement the area's new role as a regional center. 304-G-4 Develop more east-west crossings (of) EI Camino Real that connect the city's neighborhoods, and a continuous parallel street on the eastside to provide alternative travel routes. Furthermore, General Plan Implementing Policy 304-1-2 provides a means of execution of the above Guiding Policies by requiring that the City "prepare and implement an EI Camino Real overlay district in the City's Zoning Ordinance that provides development standards that further EI Camino's development as a mixed-use boulevard, accommodating the need for both auto-oriented uses as well as designated pedestrian-oriented centers." Consistent with this policy, the Zoning Ordinance Update now underway includes a budget item for this work. Thus, the GBI Guiding Principles are consistent with the City's General Plan for the area. Staff Report To: Planning Commission Subject: Resolution - Grand Boulevard Guiding Principles December 6, 2007 Page 3 of 5 Next Steps for the Grand Boulevard Initiative The GBI recently completed its first competition for awards for projects and plans that embody the Guiding Principles. The awards are designed to recognize communities and developers that have taken significant strides towards upgrading elements of the corridor. In addition, Sam Trans, C/CAG and VT A have awarded grants to projects on EI Camino. Those programs were independent of the Grand Boulevard Initiative, but it is worth noting that the recipient projects all parallel the Guiding Principles. GBI staff will continue to seek funding to assist cities and counties with plans and projects that embody the Principles. CONCLUSIONIRECOMMENDA TION: Staff recommends that the Planning Commission adopt the attached resolution recommending the City Council endorse the Ten Guiding Principles of the Grand Boulevard Initiative and directing staff to incorporate these principles into future plans that involve EI Camino Real. As the Guiding Principles are consistent with the policies of the General Plan applicable to the corridor, this resolution will essentially symbolize commitment to the City's General Plan for the area. ATTACHMENTS: Draft Resolution Grand Boulevard Initiative background information RESOLUTION NO. A RESOLUTION RECOMMENDING THE CITY COUNCIL ENDORSE THE GUIDING PRINCIPLES OF THE GRAND BOULEVARD INITIATIVE AND DIRECTING STAFF TO INCORPORATE THEM INTO FUTURE PLANS INVOLVING EL CAMINO REAL. WHEREAS, after one year of research and debate the Grand Boulevard Task Force has approved ten Guiding Principals and recommended their adoption by member agencies; and WHEREAS, Guiding Principles were formulated as a result of examining the common themes and goals from City and County plans for EI Camino Real; WHEREAS, the Guiding Principles are consistent with the General Plan Guiding Policies applicable to the EI Camino Real planning subarea; WHEREAS, The Guiding Principles will further the Grand Boulevard Vision statement, that "EI Camino Real will achieve its full potential as a place for residents to work, live, shop and play, creating links between communities that promote walking and transit and an improved and meaningful quality of life"; and WHEREAS, The Guiding Principles will be an integral part of shaping an improved future for EI Camino Real in our community, meeting our goals of enhancing neighborhoods and supporting local business; NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of South San Francisco recommends that the City Council endorse the Grand Boulevard Guiding Principles as approved and recommended by the Grand Boulevard Task Force and directs staff to incorporate these Guiding Principles into plans to be developed that involve EI Camino Real in this community. * * * * * * * * * * * * I hereby certify that the foregoing Resolution was introduced and adopted by the City Council of the City of South San Francisco at a Public Hearing held on the 11 th day of July, 2007 by the following vote: Grand Boulevard Initiative Page 1 of 1 . Members o Task Force El Camino Real is the most important arterial on the Peninsula, carrying more Roster people than any other. It meets these responsibilities fairly well, though there are o Working widespread complaints about congestion, appearance and safety. The public Committeeperception has been that the street is not well planned. RosteI . Home . Proiect Background o History ofEl Camino o Grand Boulevard IttWiltjy~ . Library . MaQ.S. . Presentations . Existing Conditions ReRort . Transit Oriented DeveloRment Search I powered by FreeFind The Grand Boulevard Initiative The Grand Boulevard is a collaboration of 19 cities, counties, local and regional agencies united to improve the performance, safety and aesthctics of El Camino Real. Starting at the northern Daly City city limit (where it is named Mission Street) and ending near the Diridon Caltrain Station in central San Jose (where it is named The Alameda), the initiative brings together for the first time all of the agencies having responsibility for the condition, use and performance of the street. Though many localized planning efforts are underway, they remain uncoordinated. For that reason, the San Mateo County Transit District (SamTrans), Santa Clara Transportation Authority (VfA) Joint Venture: Silicon Valley Network and SAMCEDA (San Mateo Economic Development Association) started an extensive program of collaboration, bringing together all of the agencies having partial responsibility for the street, for the first time in the history of El Camino. The effort also includes businesses located on El Camino, environmentalists, labor, and advocates for housing, transit, bicyclists, economic development and smart growth. It features two committees, a Task Force comprised of policy makers from the public and private sector, which will make the final decisions on all matters, and a Working Committee comprised of local and regional agency staff members, which will perform the detailed research and make recommendations to the Task Force. The Working Committee anticipates widespread participation from the many interested groups. Technically the goal is to produce a coordinated series of policy decisions that will be embraced by all jurisdictions, thereby helping El Camino Real to function and look better. But the vision goes farther: the Grand Boulevard initiative seeks to recreate the street to do a better job of connecting our communities (north-south) and of better integrating it with each of our communities (east-west.). It will transform EI Camino Real into a boulevard that will stand as one of the highlights of our communities, successfully fulfilling its role as the Peninsula's most important arterial, while bringing pride and unity to San Mateo and Santa Clara counties. Calendar I Contact Us I Links @ 2007, Joint Venture: Silicon Valley Network. All rights reserved. http://www.grandboulevard.net/ini tiati ve.html 11130/2007