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Home My WebLink About01-17-2008 PC e-packet CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE January 17,2008 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 Wallace M. Moore Commissioner Marc C. Teglia 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 January 17, 2008 Time 7:30 P.M. CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL I CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS REORGANIZATION - Election of 2008 Planning Commission Chair and Vice Chair. Resolution Commending Judith Honan for Planning Commission Service CONSENT CALENDAR 1. Approval of regular meeting minutes of June 21st, July 19th, August 16th and September 6,2007. PUBLIC HEARING 2. Jin Xiuhua/applicant SSF School District/owner 1400 Hillside Blvd P07-0120: UP07-0022 Use Permit application for the East Asia Chinese Academy to operate in an unoccupied portion of the South San Francisco Unified School District buildings at 1400 Hillside Boulevard in the School Zone District (S) in accordance with SSFMC Chapter 20.49 & 20.81 3. MarketShare, Inc/applicant Antonio Cuneo Jr/owner 1309 Mission Rd P07-0131: Signs07-0052 & DR07-0079 Type "C" Sign Permit for temporary marketing signs for an off-site leasing office for Summerhill Homes at 1309 Mission Road in the Transit Village Zone District. 4. Urban Sprouts, inc/applicant Eberle, Joseph E & Adeline/owner 1165 EI Camino Real P07-0113: UP07-0019, DR07-0070 & VAR07-0005 Use Permit and Design Review allowing the conversion of a former private emergency service faCility to a day care facility with daily weekday hours of operation between 8 AM and 6 PM with building upgrades, and new fencing and landscaping; and Variance allowing 4 parking spaces and an on-street curbside passenger loading area instead of 7 on-site parking spaces located at 1165 EI Camino Real in the Retail Commercial (C-1-L) Zone District SSFMC Chapters: 20.22, 20.74, 20.81, 20.82 & 20.85 . Planning Commission Agenda - Cont'd January 17, 2008 Page 3 of 4 II S. Lowe's HIW, Inc./applicant Project 101 Associates/owner 608-720 Dubuque Ave POS-0097: Signs07-00SS Type C Sign Permit allowing a Master Sign Program for a two tenant commercial center consisting of several building faC(ade and two double faced monument signs with a total sign area exceeding 100 square feet, situated at 608-720 Dubuque Avenue in the Planned Commercial Zoning District (P-C-L), in accordance with SSFMC Chapters 20.76 and 20.86. 6. Richard Haskins/applicant Richard Haskins/owner 69 S Linden Ave P07-0074: UP07-0010 & DR07-0047 (Continued from November 1, 2007) Use Permit and Design Review allowing reuse of three existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 111 at- grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing up to eight feet in height in the minimum required setbacks, situated at 69 and 103 South Linden Avenue, in the Industrial Zoning District (M-1), in accordance with SSFMC Chapters 20.30, 20.74, 20.81, and 20.85. 7. Britannia Pointe Grand II Modification 2S0-270 East Grand Avenue POS-01S9: UPMOS-0004, PUDMOS-0001, DROS-0094, TDMOS-0004 & EIROS-OOOS a. Public Hearing to receive comments on the Draft Environmental Impact Report (EIROS-OOOS). b. Study Session - Use Permit, Planned Unit Development Modification, Design Review and Preliminary Transportation Demand Management Program to demolish four existing 1 & 2 story buildings (177,938 sf total) within the Britannia Point Grand Development and construct in their place three 3 story and one 5 story office/R & D buildings (461,500 sf total) and an 8 level parking garage in the Planned Industrial (P-1) Zone District in accordance with SSFMC Chapters 20.32, 20.81, 20.84, 20.85 & 20.120 ADMINISTRATIVE BUSINESS 8. Starbucks Armanino, Rosemary/Owner Starbucks (Zeden Jones}/Applicant 329 Grand Ave. POS-0012: UPOS-0003 & DROS-0010 6 month review - Use Permit to allow a 1,776 sq. ft. coffee shop with an approximately 192 square-foot outdoor seating area in an existing building at 329 Grand Avenue in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26 & 20.81. s:\AgeVccl~s\Pl~VcVciVcg CoV\.CV\.CissioVc\2002\0:1-rr-02 RPC AgeVccl~.clot . Planning Commission Agenda - Cont'd January 17, 2008 Page 4 of 4 I 9. STUDY SESSION Parking Comp of America/applicant Hanna, Elias S/owner 160 Produce Ave P06-0088: PUD07-0003, UP06-0020 & DR06-0072 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 vehicles, 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 ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT ~) . ,jc;,z~b "-- . Susy Kalkln Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting February 7,2008, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/plannina/aaenda minutes. asp or via http://weblink.ssf.net SKlbla s:\AgeVccl~s\Pl~VcVciVcg coV\.CV\.CissioVc\2002\0:1-:17-02 RPC AgeVccl~.clot Planning Commission Staff Report I DATE: January 17,2008 TO: Planning Commission SUBJECT: East Asia Chinese Academy - Use Permit application to allow a private school use to operate at 1400 Hillside Boulevard within the the School (S) Zone District in accordance with SSFMC Chapters 20.49 and 20.81. Owner: Applicant: Case Nos.: South San Francisco District School Board Xiuhua Jin - East Asia Chinese Academy P07-0l20: U07-0022 RECOMMENDATION: It is recommended that the Planning Commission approve Use Permit application P07- 0120: UP07-0022 based on the attached draft Findings and subject to the attached draft Conditions of Approval. BACKGROUNDIDISCUSSION: The subject site is located in the School Zone District. In accordance with SSFMC Section 20.49.030, private school uses are permitted subject to obtaining a Conditional Use Permit. Location and Other Uses at the Site The site is located at 1400 Hillside Boulevard. Residential zoning surrounds the site to the north, west and south, including Terrabay Phase I, which is on the north and west sides ofthe site. The eastern side of the property abuts San Bruno Mountain open space. Mills Montessori School was granted a Use Permit for this site in December of2006 and the Korean First Baptist Church was granted a Use Permit at the subject site in September of2007. Project Overview The East Asia Chinese Academy serves as a Chinese language school for children between the age of 5 and 12, during the hours of 1 :30pm and 6:00pm, Monday through Friday. The applicant currently has a lease agreement to use one room (#27 - labeled and highlighted on page Al of the attached plans). The room is approximately 800 square feet in size. Two teachers would be present while the children occupy the building. At this time the school has approximately 7 students ready to start classes at the subject site. The applicant has stated an interest in future expansion of both space and number of students. Specifically, the applicant has talked with the School District about using room #26, in addition to room number 27. The maximum number of children that would be allowed at the site would be 30. P07-0066: UP07-0008 Use Permit - East Asia Chinese Academy Page 2 of3 The total site is 10 acres and it is owned and operated by the South San Francisco School District. There are three major buildings totaling 31,382 square feet, as well as a parking area with 56 spaces, and large playing fields. General Plan Consistency & Zonin2 The General Plan designation for the subject site is "Public/Institutional". Private school and day care services are identified as potential uses within this designation subject to consistency with the Zoning Code. The subject site is zoned'S' School District and is within 200 feet of a residential area. As outlined above, the applicant requires a Use Permit with in the School Zone District. Parking There are 56 parking spaces available on the property. A Joint Use Parking Agreement was approved by the Commission in September of 2007, allowing the Mills Montessori School to share parking with the Korean First Baptist Church. The parking requirement for the East Asia Chinese Academy is six (6) spaces, based on one space for every five children. There is sufficient parking onsite to accommodate the East Asia Chinese Academy (see table below). Further, the parking space requirement for the Chinese Academy would not interfere with the Joint Use Parking Agreement that is in place for the existing tenants. Weekdav Parking Space A vailabilitv User Mills Montessori School East Asia Chinese Academy County Special Needs Prog. Total Total Spaces Available Maximum No. of Students 175 30 15 220 Spaces Required 35 6 3 44 56 Sign age No signage has been approved with this application. The owner of the property is working on a master sign program for the property and will submit an application prior to erecting any signage on the property. CEQA: The proposed development has been determined to be categorically exempt under the provisions of Section 15301 - Class 1 - (a): Minor alteration to existing facilities. CONCLUSION: Staff recommends that the Planning Commission approve application P07-0l20: UP07-0022 based on the attached Findings and subject to the attached Conditions of Approval. The proposed private school use within the underused school site meets the intent of the General Plan and complies with all the development standards outlined in the Municipal Code. P07-0066: UP07-0008 Use Permit - East Asia Chinese Academy Page 3 of3 ... TMS/ ghb Attachments: Findings of Approval Conditions of Approval Plans, dated July 20, 2007 FINDINGS OF APPROVAL P07-0120: UP07-0022 EAST ASIA CHINESE ACADEMY 1400 HILLSIDE BOULEVARD (As recommended by City Staff January 17, 2008)) As required by the "Use Permit Procedures" (SSFMC Chapter 20.81) the following findings are made in support of allowing a Private School use at 1400 Hillside Boulevard in the S School District in accordance with SSFMC Chapter 20.8 1 subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to the plans prepared by the applicant with a date of July 20, 2007; Planning Commission staff report, dated January 3, 2008; and Planning Commission meeting of January 3, 2008: 1. The Private School use at 1400 Hillside Boulevard will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The East Asia Chinese Academy will reuse an underused portion of a former school site during the afternoon hours on weekday afternoons. 2. The proposed project complies with the General Plan Land Use Element designation of "Public/Institutional" by conforming with the zoning regulations for a Private School use. 3. The proposed project complies with the standards and requirements of the S Zone District. The private school will move into an existing building. The onsite parking is adequate for the use, which will operate from Monday through Friday between the hours of 1 :30PM and 6:00PM. * * * DRAFT CONDITIONS OF APPROVAL P07-0120: UP07-0022 EAST ASIA CHINESE ACADEMY 1400 HILLSIDE BOULEVARD (As recommended by City Staff January 17, 2008)) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial, Industrial and Multi-family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by the applicant, dated July 20, 2007. 3. The applicant shall limit the number of students to 30 or less. 4. The applicant shall limit their use of the building to include only room 27, as identified on the attached plans. If room 26 is eventually rented by the applicant, the applicant shall contact the Planning Division to ensure a proper safety and accessibility review is completed. Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353 B. Police Department conditions of approval are as follows: 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Miscellaneous Security Conditions Special events with more than 75 persons in attendance require prior approval from the Police Department. The Police Department will assess the need for additional security and traffic issues at the time of application. Applications must be submitted no less than 10 business days before the event. The applicant is responsible for the conduct of all persons attending the event. NOTE: For additional details, contact the Community Relations Sergeant at (650) 877- 8922. Conditions of Approval P07-0l20: UP07-0022 East Asia Chinese Academy 1400 Hillside Boulevard Page 2 of 2 Police Department contact, Sergeant Jon Kallas (650) 877-8927 C. Building Division conditions of approval are as follows: 1. Comments at Plan Check Building Division contact Jim Kirkman, 650/829-6670 D. Fire Department conditions of approval are as follows: 1. Fire alarm needs to have annual alarm test. 2. If cooking is to occur in kitchen, the hood and duct fire extinguishing system needs servIce. 3. Rooms that exit to the outside, not the hallway, need to be posted with an exit sign above the door. 4. Post the room occupancy. 5. Provide a site map with locations of occupancies, fire alarms - contact Fire Department for format. 6. Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code), State and Federal Codes. Local Fire Code and vehicle specifications and templates available at http://www.ssf.net/depts/fire/prevention/fire permits.asp Fire Prevention contact, David Scardigli, 650/829-6645 ..,.--_."'...,....~ ..,.--_."'...,....~ I i 1 .1 ! 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Planning Commission Staff Report DATE: January 17, 2008 TO: Planning Commission SUBJECT: Type C Sign Permit (Special Circumstances) allowing two (2) new non- illuminated temporary advertising signs consisting of one freestanding double- sided project sign, totaling 75 square feet and one Information Center sign, totaling 10 square feet, adjacent to the construction trailer, and ten flags along the street frontage at 1309 Mission Road in the Transit Village Zoning District Zone in accordance with SSFMC Chapters 20.76.170 and 20.86.060 Owner: Antonio Cuneo Jr. Applicant: Market Share Inc. and Summerhill Homes Site Address: 1309 Mission Road Case Nos. P07-0131, Signs 07-0052, and DR07-0079 RECOMMENDATION: That the Planning Commission approve a Type C Sign Permit, Special Circumstances, allowing two (2) new non-illuminated temporary advertising signs and flags consisting of one freestanding double-sided project sign, totaling 75 square feet, and one Information Center sign, totaling 10 square feet, adjacent to the construction trailer and ten flags along the street frontage at 1309 Mission Road in the Transit Village Zoning District Zone, subject to making the findings and adopting the conditions of approval. BACKGROUND/DISCUSSION: The Project Site is located on a vacant site at 1309 Mission Road in the Transit Village Zoning District. In January 2006, the City Council approved an application by Summerhill Homes to develop the 99-unit "Park Station" condominium project at 1410 El Camino Real. Summerhill Homes is currently constructing the project on the approximately 2-acre site. Due to safety concerns, the applicant chose to locate the temporary sales office off-site for approximately ten months, until November 2008, while the Park Station project is under construction. The applicant is requesting two temporary signs and ten flags, which would identify the site as the temporary sales office for the condominium project. As the project nears completion, the sales office and signage will be removed from the site and relocated tol410 El Camino Real. The two signs and ten flags are temporary and are designed for the purpose of condominium sales. The freestanding double-sided sign would be located near the main driveway facing McLellan Drive. It would be constructed of wood with an overall height often feet and sign area of37 square feet in Staff Report To: Subject: Date: Planning Commission P07-013 1, Temporary Signs at 1309 Mission Road January 17, 2007 Page 2 size on each side. The Information Center sign would be located in front of the sales office and be constructed of brushed metal, 5 square feet in size on each side. The flagpoles, which rise 23 feet high, would be located along the street frontage. The colors of the two signs and the flags are blue, brown, and gray. Temporary signs are permitted to be emplaced on a site for not more than 30 days (South San Francisco Municipal Code Section 20.76.160). The applicant is requesting the signage for the duration of construction ofthe project, or until November 2008 (see attached letter). Consequently, the signage would be on the site in excess of the 30 days permitted for Temporary Signs. Section 20.76.170 "Special Circumstances" of the South San Francisco Municipal Code is applied to projects that have special circumstances which require signage larger or for a longer duration than that stipulated by Code. The Applicant's temporary sign program is requested under the auspices of special circumstances. Section 20.76.l70(f) states that the special circumstances provision and procedures applies to "Signs in the El Camino Real, Airport/South Airport Boulevard, and Highway 101 corridor areas, which have special sign needs due to the regional nature ofthe use, the travel- oriented nature ofthe use, or other special requirements." DESIGN REVIEW BOARD The Design Review Board reviewed the plans for the proposed signage on December 18, 2007. The Board felt that the proposed signage was appropriate for the site and agreed that the proposed project would comply with the Zoning Ordinance and the City's Design Guidelines. ENVIRONMENTAL REVIEW Staff has determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 (a) On-premise signs (California Code of Regulations, Title 14, Chapter 3 - Guidelines for the California Environmental Quality Act) (CEQA Guidelines). ANALYSIS Section 20.86.060 Type C Sign Permits requires that the Planning Commission address the following findings when acting to approve or deny a Type C sign: A. Neighborhood Compatibility. The size, materials, colors, graphic style, illumination and other features of the sign shall be assessed to ensure that the sign is in keeping with the visual character of the street or area which it is proposed. Proposed new signs should reflect the highest quality of design possible for a given area. Analysis: The signs are temporary and are designed for readability along the El Camino Real Staff Report To: Subject: Date: Planning Commission P07-0131, Temporary Signs at 1309 Mission Road January 17, 2007 Page 3 Corridor, which includes regional commercial uses, for the purpose of condominium sales. The signs would be constructed of durable, high-quality materials. A condition of approval is included to ensure signs are maintained in excellent condition. B. Readability. To ensure that signs perform their essential communicative function appropriately, such characteristics as the proportion between different parts ofthe sign, visibility from important vantage points and other design features will be considered. Analysis: The entry sign is designed to mark the entry of the site and to identify the sales office. The second sign would be located in front ofthe sales office any away from the street. The size of the signs is appropriate at this location. C. Integration with Architectural Features. In order to be aesthetically pleasing as well as effective in communication, signs should be treated as an integral part ofthe total design concept of a site. Based upon characteristics such as scale relationships, color, materials and graphic style, signs will be assessed in terms of their compatibility with the forms and themes of the building and landscape design. Analysis: The signs are temporary and relate to communicating the availability of condominium units. The freestanding sign marks the entry of the site and includes a high- quality graphic of the completed condominium project. The proposed signage is appropriate to the site while the Park Station project is under construction. D. The Recommendations of the Design Review Board. Analysis: The Design Review Board evaluated the proposed signage on December 18, 2007. The Board found that signs were consistent with the City's Municipal Code requirements and recommended approval of the signs. E. Special Circumstances, if applicable, which may warrant consideration under the provisions of Section 20.76.170. Analysis: The site does have special circumstances as called out in Section 20.76.170. The site is along the El Camino Real corridor. The signs would be used during the construction of the Park Station project at 1410 El Camino Real. The signs will be temporary only and will be removed no later than November 2008. The successful sale of units in the Park Station condominium project is dependent on a regional market. CONCLUSION The standards stipulated in Section 20.86.060 as noted above are met with the proposed signage. The Staff Report To: Subject: Date: Planning Commission P07-0131, Temporary Signs at 1309 Mission Road January 17, 2007 Page 4 findings can be made in the affirmative, also identified in A-E, above. Therefore, it is recommended that the Planning Commission approve a Type C Sign Permit, Special Circumstances, allowing two (2) new non-illuminated temporary advertising signs, consisting of one freestanding double-sided project sign, totaling 75 square feet, and one Information Center sign, totaling 10 square feet, adjacent to the construction trailer, and ten flags along the street frontage at 1309 Mission Road in the Transit Village Zoning District Zone, subject to making the findings and adopting the conditions of approval. ATTACHMENTS: 1. Location Map 2. Draft Findings of Approval and Draft Conditions of Approval 3. Design Review Board Minutes, December 18, 2007 1. Letter from Summerhill Homes 5. Plans, dated October 24,2007 1309 Mission Road Location Map Subject Site FINDINGS OF APPROVAL P07-0131 TYPE C SIGN PROGRAM 1309 MISSION ROAD (As recommended by City Staff January 17, 2008) As required by SSFMC Chapter 20.86 Sign Permit Procedures the following findings are made in approval P07-013l Type C Sign Permit, Special Circumstances, allowing two (2) new non-illuminated temporary advertising signs and flags consisting of one freestanding double-sided project sign, totaling approximately 37 square feet per side and one Information Center sign, 5 square feet per side, adjacent to the construction trailer at 1309 Mission Road in the Transit Village Zoning District Zone, subject to making the findings and adopting the conditions of approval. The approval is on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by the Hunter Group, submitted in association with P07 -0131; Design Review Board meeting of December 18, 2007 and said minutes; and Planning Commission staff report dated January 17, 2008: 1. The temporary signs and related flags are consistent with the City's General Plan Land Use Element, which designates this site for mixed Commercial, High-Density Residential and Office uses. 2. The sign program is consistent with the SSFMC Chapters 20.76 and 20.86. 3. The sign program will not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. 4. The signs are temporary and are designed for readability along the El Camino Real Corridor for the purpose of pre-sale of residential condominium space. The two signs and flags are temporary and are designed for readability along the El Camino Real Corridor for the purpose of condominium sales. The freestanding sign would be located near the main driveway facing McLellan Drive. It would be constructed of wood with an overall height often feet and sign area of approximately 75 square feet. The Information Center sign would be located in front of the Sales Office and be constructed of brushed metal and 10 square feet. Ten flagpoles, rising 23 feet high, would be located along the street frontage. The colors of the two signs and flags are blue, brown, and gray. 5. The signs are temporary and relate to communicating the availability of residential condominium units. The freestanding sign marks the entry of the site and includes a high-quality graphic of the completed office buildings. The proposed signage is appropriate to the site while the Park Station project is under construction. The sales office and signage will be removed from the site in conjunction with the termination or the lease, or by November 2008. 6. The Design Review Board recommended approval of the signs and flags. 7. The site does have special circumstances as called out in Section 20.76.170. The site is along the El Camino Real corridor. The successful pre-sales ofthe condominium units are dependent on a regional market. * * * PROPOSED CONDITIONS OF APPROVAL P07-0131 TYPE C SIGN PROGRAM 1309 MISSION ROAD (As recommended by City Staff January 17, 2008) A. PLANNING DIVISION requirements shall be as follow: 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 sign plan prepared by the Hunter Group in association with P07-0131, dated October 24,2007. 3. The sign program consists oftwo new temporary signs with a total sign area of75 square feet and flags. No additional signs or revisions shall be placed on the site without prior approval from the Planning Commission. 4. The signs shall be maintained in excellent condition throughout their tenure on the site. 5. The signs shall be removed in conjunction with the termination of the lease on the site, or no later than November 30, 2008. (Planning Contact Person: Michael Lappen, Senior Planner, (650) 877-8535) 5. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Antonio Cuneo Jr MarketShare, Inc 1309 Mission Rd P07-0131 & Signs07-0052 Park Station Lofts - Type "C" Sign (Case Planner: Mike Lappen) Type "C" Sign Permit for temporary marketing signs for Summerhill Homes at 1309 Mission Road in the Transit Village Zone District. 6. Recommend approved as submitted. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Fregoso, Jose D & Leonor Arnoldo Hernandez 319 Baden Ave P07 -0130 & DR07 -0078 Los Pino's Expansion (Case Planner: Chad Smalley) Design Review of a proposed expansion of the Los Pino's restaurant at 319 Baden Avenue in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 20.26 & 20.85. Recommend approved as submitted. 7. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Ortega, Carlos & Sheila Ortega, Carlos & Sheila 225 Alta Loma Dr P07-0117 & DR07-0074 Ortega Residence (Case Planner: Chad Smalley) Design Review to demolish an existing garage and add a new 2-car garage and a new master bedroom at 225 Alta Loma Drive in the Single Family Residential (R-1-E) Zone District in accordance with SSFMC Chapters 20.16 & 20.85 The Board had the following comments: 1. Relocate the water heater in the garage. 2. Add a street tree -15 gallon min. Recommend approval with conditions SummerHill Homes sMUrbaJl Construction 5000 Executive Pkwy, #150 San Ramon, CA 95376 (925)244-7514 (925) 90 I-I 050 fax August 27, 2007 Mr. Michael Lappen Planner City of South San Francisco 400 Grand A venue South San Francisco, CA 94080 Mr. Lappen, Included in this application is SummerHill Park Station's submittal for its temporary off- site sales trailer which will be located at 1309 Mission Road. As requested, please find the following documents: · Site Plan · Landscape Plan · Trailer Elevations and associated engineering documentation · Related SigIlage This sales trailer will serve as a temporalY model until the model units are completed and opened within the project. We anticipate delivery of the trailer in October '07 and the operations being roughly twelve months, from January '08 to December '08. It will have a kitchen mockup, handicap accessible bathroom. and offices for sales staff. The hours of operation will be IO:OOam - 5 :OOpm during the winter months (standard time), and 10:00um - 6:00pm during the summer months (daylight savings time). As stated above. this application will be for temporary purposes only; we will return the lot to its original condition once operations at the sales office have ceased. 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By sending thiS proof, It IS our Intent to Improve the turnaround and accuracy of your order. Prompt response IS required to avoid any delays or rescheduling. Please note: colors as displayed on thiS drawmg are for presentation purposes only. Actual colors of final product will vary due to production limitations All Rights Reserved By Markelshare. Inc. No Unauthorized Reproduction Allowed. ( '\ (J)"Tl ("')= ~ I CD "'tlZ - III III - ~3 -! (J)CD - " III - ~ 0' ::::l .. I ..-.. (J) -! c: 3 3 ;.. CD ~ .. w I .. (0 w Ol .. 0 .- co I\) - U1 - U1 -- I / -I> i" ..... ~ / ~ .. A''''y",j.",JL-- '" / ..-.. I'o,! '/ .. E!!. " 'I 'I ,--;' q / - . .. - - - ~ - - -! '" !4Il .. ~ ;.. ~ - '---< 0 .. aJ -.. CD ;.. -0 - ::!. \. ... :J --L -! CD a. / - '---< -0 .. ::!. .- :J .. 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Please note: colors as displayed on thiS draWing are for presentation purposes only. Actual colors of final product Will vary due to production limitations. All Rights Reserved By Marketshare. Inc No UnauthOrized ReprOduction Allowed. \J ..... o Q. c: Q. 0' :J Z o <ii (fl "; ""! q ~ X ~ Cf) o C ::t> JJ m s: m :x;! , ~"'OCf) _O---l ZCf)JJ ---l-lC mCf)o Os;lo---l Cf)OC ~JJ~ zgo enCf)m ,en:x;! ::t>::t>- OJJ' "Cf)~ ./ '\ l (' "T1 Tl r= en <1) -cz I~ ~ "t]. . l>> ... " en Ii a. o :::::l I ~ ~ '"oJ :t ~ /- "" .... Ci :Y /' I '" - Ci IV ( / -:. q --- / 1"" F- ;( o ~ <1) -0 ~. ::J r0- o. ~ VI r- m ~ o " o g z C\ w Ci ":. -/ ~ ~ ---~- /v -0 ~. ::J ro 0- OJ '< -0 o 0- c ~ o ::J Z o ro- (f) (' 0 0 DDD~ 000.0 -0 enenO . ~ zo . -0 ~(f) . ~~ . c...(f) c.o~ enQ "t]-O lit: "\ o}> ~ m ..., -r+<1) 0 ,<<1) ~. mO rm 0)0 c: !!l .2. 0 <D' o:g ro s:: s:: s:: s:: 0 0- CDl>>(f) -0 c o ill -0 3- . m 0. 0 m 0..., 3 80 ~ -- 0-0 g-o 0-0 Q. 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'< 0- ><9 m U EI (f) ~~ ~~ ~~ c ::J ~ .. ~ 0 ~ (f) OJ '< Tl ~ ::::l m < Ie 00 00 00 o' '< 0 . m "- - I ::l <1) 2001 TAROB COURT MILPITAS CA 95035 PHONE: (408) 262-0677 FAX (408) 262-9328 I ROSEVILLE OFFICE PHONE: (916) 773-7460 FAX: (916) 773-7250. By sending tillS proof. It is our mtent to Improve tile turnamund and aCOJracy or your order. Prompt n~$~lf)IlSH IS 1P,'ILJlfed tu dvnHI allY (Idays 01 n~sdwdLJllllq PIH<lSP Ilnte Ct)I(II~ ClS tllsplaYt:11 tHl thiS drawlIlq art-! fur IU'eSt:llltdlll)\11IU1111 ISi'~S ()llly A(1llal c(IIOl'::i IIf hna1 IIHH1uct will I/ory tlllA In l'IudlJctlon hlllltntlflllS ^II HI\lhts 1~"SAI\lHd Uv MarkHlsharH. In,; Nfl UIl<luthdrlZl;il r~i~l~nHlllctl(J1l AIItIW/ltt a ,. ~ . l.' \ , ), ;' t. '-. i ~ }- " . ' . " "f I \ J . ! -4 ". ..... . ... ~ I' ..,. ., . . ~ I ~ . ~.~. t ' . t' ~ .~., ,. ..~ ~ '... - ~ ~ .. ~, r. . . >'i" ~.- ~. . ." . .. j. p:' "J f P --' 't (;II. . ~ .'....-., ..:.~~ '"',: " " :f:t'-t ... ''''''.. .. ~ .. ;'\. 'I" '.- . ., ~ "," - ":,,, Q ..,.~ ~ ~. ,'~ .. ..j~ ~; :t~ ,":';..... JI"'III f ;;i '~ ,~ ., ~ - ;... .,;: - . .. . ~~ ~' ~ j -;~, \., ..., lL ~ -.). ... t.. lI'~i;I' r.. .r ..-, :; ~, -- - .. :1. , I''!~''''''~' : '^-. " " :.-.:- '-~ { ',of': -1\. :t; -;.' .', ~. '.- . . II.; r l 1 i,l. ~,- ~ .. '"" .... ,..,. .i ~ r ;.." ... . . J' ~:;. t. ( ,.''''' ,: ,~ .. . ." - ': .. " i,-!- -. ... . t ~ I" .. J r ~.' ,'1>- !u.... ~ ~t 10'" j r', ~ "..~ ".. ~. ,. ., f ' 'r'f ; . . .. .' r :: .. F- ...--- 0_ :16';', -~ - ~~...- ..~ Nt CII . ~"1J UI-J: -to ~ . . ., .. l~ :lI "J i. .. .. C:i III Planning Commission Staff Report DATE: January 17,2008 TO: Planning Commission SUBJECT: 1. Use Permit and Design Review allowing the conversion of a former private emergency service facility to a day care facility with weekday hours of operation between 8 AM and 6 PM, exterior building upgrades, and new fencing and landscaping. 2. Variance allowing 4 parking spaces and an on-street passenger loading area instead of 7 on-site parking spaces Site: 1165 El Camino Real Avenue (APN 010-391-200) in the Retail Commercial (C-l) Zone District. SSFMC: Chapters 20.22,20.74,20.81,20.82 & 20.85 Owner: Joseph Eberle Applicant: Urban Sprouts, Inc. Case No.: P07-0113 [UP07-0019, V AR07-0005 & DR07-0070] RECOMMENDATION: That the Planning Commission approve 1) Use Permit and Design Review allowing the conversion of a former private emergency service facility to a day care facility with _weekday hours of operation between 8 AM and 6 PM, exterior building..upgrades, and new fencing and landscaping, and 2) Variance allowing 4 parking spaces and an on-street passenger loading area instead of 7 on-site parking spaces, subject to making the fmdings of approval and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The 0.246 acre site consists of a single-story building with a total floor area of 2,235 square feet (SF) with 4 open at-grade parking spaces and landscaping. The site was owned by the City of South San Francisco and developed in 1949 for a fire station. The site was sold some time later to the current owner. In the 1980's a Use Permit was approved allowing the site to be used for offices [UP 83-653]. During the 1990's, the site was used as a private emergency vehicle facility. The applicant is proposing to convert the property into a day care facility, accommodating up to 35 children. The new facility will provide a reconfigured parking lot accommodating 4 open at- grade parking spaces, an on-street curbside loading area accommodating 2 vehicles, new Staff Report To: Planning Commission Subject: P07-0l13 January 17, 2008 Page 2 of4 landscaping, painting of the building exterior, ADA upgrades, construction of a new perimeter wood fence, and new landscaping. The existing flag pole and the historic mission bell monument will be retained. The facility will employee 3 full-time staff and one part-time staff person. The hours of operation would be Monday through Friday between 8 AM to 6 PM. The applicant's written narrative provides a more detailed description of the operation. The site is adjacent to other commercial and residential uses. The project site's General Plan land use designation, Business Commercial, allows day care facilities. The project complies with the General Plan goals and policies that specifically encourage day care facilities in all land use district and zoning districts. Day care facilities are allowed uses in a Commercial (C-l) Zone District with an approved Use Permit by the Planning Commission [SSFMC Section 20.22.035]. The site and buildings generally comply with current City development standards as displayed in the following table: DEVELOPMENT STANDARDS Site Area: 0.246 acres [10,700 SF] Floor Area: 2,235 SF Floor Area Ratio: Maximum: 0.4 to 0.6 Existing: 0.21 Proposed: 0.21 Lot Coverage Maximum: 60% Existing: 21% Proposed: 21% Landscaping Minimum: 10% Existing: 33.5% Proposed: 33.5% Automobile Parking Minimum: 7 Existing: 4 Proposed: 4 Setbacks Minimum Existing Proposed Front 15 FT 5-7.5 FT 5-7.5 FT Left Side 0 FT 30 FT 30 FT Rear 10 FT 15 FT 15 FT Note: 1. 6 foot landscaped side setback required of parking lots. 2. Parking based on a rate of 1/5 students. A Variance is requested to reduce the on-site parking to 4 spaces; in conjunction a condition of approval is added requiring a curbside sign-in and loading area. 3. Landscape area does not include the play area nor the area within the public-right-of-way. The site was originally developed to accommodate only 4 parking spaces. The minimum on-site parking requirement is 7 spaces - a rate of 1 parking space/five students [SSFMC Section Staff Report To: Planning Commission Subject: P07-0l13 January 17, 2008 Page 3 of 4 20.74.050(d)]. Adequate area on-street exists for a curbside loading area. The hours and procedures for drop off and loading, detailed in the applicant's narrative, and the availability of on-street parking in the vicinity of the project due to the project frontage, should result in little or no conflicts with neighboring businesses and residents. The requirement for the periodic review will provide greater assurance that any parking conflicts that occur can be addressed in a timely manner. The proposed wood fences and gate along Del Paseo Drive and El Camino Real are proposed to be a minimum of 6 feet in height. A portion of the fence, along Del Paso Drive, is proposed to be located in the minimum required 15 foot setback. Fences over 3 feet in height may be allowed in minimum required street setbacks with a Use Permit approved by the Planning Commission [SSFMC Section 20.73.020 (d)(l)]. The proposed wood fences will complement the existing building. A Variance is requested to reduce the parking contingent on adding a curbside loading area accommodating up to 2 vehicles. The applicant will also institute a curbside staff sign-in that will eliminate the need for parents walking their children from the parked vehicles into the facility. These procedures should also speed up the sign-in process resulting in a faster curbside vehicle turnover. A condition of approval has been added that will require the curbside loading area, implementing the curbside sign-in and a six-month and one year review. DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meeting of November 21, 2007. The Board was generally supportive of the proposed design, but added several landscape comments including: 1. The children's play area should be expanded and improved, security fencing compatible with the building should be included. 2. Consider relocating the rear parking spaces to gain more usable play area. 3. Review accessibility requirements (including acessibility of the play area) with the Building Official. 4. Street trees should be added. 5. Consider painting the building with colors more compatible with the area. 6. Consider securing the assistance of a landscape designer to select appropriate plants. 7. Provide ground cover, turf, ornamental grasses or shrubs instead of bark in the front yard. 8. Removal ofthe Pine tree is acceptable to the Board, provided the requirements of the City's Tree Preservation Ordinance are fulfilled. Staff Report To: Planning Commission Subject: P07-0113 January 17, 2008 Page 4 of 4 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. The applicant revised the plans and resubmitted to the DRB Landscape Architects for their review. The DRB Landscape Architects offered a couple of suggestions including: 1. Add a street tree along the frontage. 2. The landscape plantings should be redesigned so that they use the related materials. The applicant has revised the landscape plans in accordance with the comments. A condition of approval has been added to ensure that the final plans incorporate the Design Review Board comments. ENVIRONMENTAL REVIEW In accordance with the provisions of the California Environmental Quality Act [CEQA], City staffhas determined that the proposed project is Categorically Exempt pursuant to the provisions of Section 15301 Class 1 Existing Facilities. Because the project has been determined to be exempt, the Planning Commission need take no action regarding the environmental review. RECOMMENDATION: That the Planning Commission approve 1) Use Permit and Design Review allowing the conversion of a former private emergency service facility to a day care facility with weekday hours of operation between 8 AM and 6 PM, exterior building upgrades, and new fencing and landscaping, and 2) Variance allowing 4 parking spaces and an on-street passenger loading area instead of 7 on-site parking spaces, subject to making the findings of approval and adopting the conditions of approval. Attachments: Draft Use Permit Findings of Approval Draft Variance Findings of Approval Draft Conditions of Approval Design Review Board Minutes of November 21,2007 Plans DRAFT FINDINGS OF APPROVAL USE PERMIT 07-0019 1165 EL CAMINO REAL (As recommended by City Staff January 17, 2008) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of a Use Permit allowing the conversion of a former private emergency service facility to a day care facility with weekday hours of operation between 8 AM and 6 PM, exterior building upgrades, and new fencing and landscaping, subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Landscape, Site and Building Plans prepared by Grey Studio, dated December 2007; Design Review Board meeting of November 21,2007; Design Review Board minutes of November 21,2007; Planning Commission staff report, dated January 17,2008; and Planning Commission meeting of January 17,2008: 1. The proposed building renovation to convert the building into a day care accommodating up to 35 children with 4 staffmembers will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The project has been designed in accordance with the City of South San Francisco Design Guidelines to provide an adequate quality of fit with the existing surrounding industrial development. The new landscaping will make the site more visually pleasing. Conditions of approval are required which will ensure that the development complies with local development standards. 2. The proposed building renovation to convert the building into a day care accommodating up to 35 children with 4 staff members, complies with the General Plan Land Use Element designation of the site of Business Commercial and the goals and polices that specifically encourage the development of day care facilities throughout the City and in all land use and zoning districts 3. The proposed building renovation to convert the building into a day care accommodating up to 35 children with 4 staff members, that is situated in the Retail Commercial (C-l) Zone District adjacent to other commercial and residential uses complies all applicable standards and requirements of SSFMC Title 20. * * * DRAFT FINDINGS OF APPROVAL VARIANCE 07-0005 1165 EL CAMINO REAL (As recommended by City Staff January 17, 2008) As required by the Variance Procedure [SSFMC Chapter 20.82], the following findings are made in approval of a Variance allowing 4 on-site parking spaces and a curbside loading zone instead of the required 7 on-site parking spaces, subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Landscape, Site and Building Plans prepared by Studio Grey, dated December 2007; Design Review Board meeting of November 21, 2007; Planning Commission staff report, dated January 17,2008; and Planning Commission meeting of January 17,2008: 1. The proposed Variance allowing 4 on-site parking spaces and a curbside loading zone instead of providing the minimum requirement of 7 parking spaces is necessary to allow continued use of the site. The project site was developed in a fashion that given its highly unusual fan shape and sloping topography, make it impractical to add parking without redeveloping and significantly re-grading the site. Similar to other commercial properties in the immediate project vicinity, the site was developed with a few parking spaces and in part has relied on street parking to meet parking demand. Parking is not available for use by the proposed project on other nearby properties. The use will not be detrimental to the surrounding properties in that the hours of operation of the business will not conflict with the neighboring business, a curbside loading zone with be provided and procedures implemented to facilitate and expedite drop-off and pick-up of children and parking is available on-street that can accommodate any parking overflow. 2. Granting the Variance would not constitute a special privilege to the owner inconsistent with the limitations on other properties in the vicinity and Retail Commercial (C-l) Zone District in that other commercial properties and businesses in the immediate project vicinity are similarly deficient in parking, having been developed prior to the adoption of current City parking requirements, and out of necessity have relied in part on street parking to meet parking demand. The commercial area, including the project site, has small lot sizes and limited options to expand parking. All of the businesses in the immediate project vicinity have of necessity relied on the availability of on- street parking to meet customer demand for parking. The proposed business would have a similar parking demand as the previous uses at the site and would not increase parking demand due to the nature of the clientele and limited staff. * * * PROPOSED CONDITIONS OF APPROVAL P07-0113 1165 EL CAMINO REAL (As recommended by City Staff on January 17, 2008) 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 Grey Studio, dated December 2007 in association with P07-0113. 3. The landscape plan shall be revised to include trees with a minimum size of 24 inch box and 15% of the total number of proposed trees shall be a minimum size of36 inch box. The landscape plan shall comply with the Design Review Board recommendations of November 21, 2007 and the comments offered in December 2007, and shall be subject to the review and approval by the City's Chief Planner. 4. The project hours of operation shall be limited to weekday hours between 8 AM and 6 PM. A maximum of 35 students and 4 staff members are allowed as described in the applicant's written business narrative associated with P07-0113. Any extension of the hours of operation or an increase in either the number of students or staff, or any other aspect of the project for which a Use Permit is being sought, shall require a Modification of the Use Permit to be first approved by the Planning Commission. 5. Prior to the final inspection, the owner shall obtain an Encroachment Permit and install a curbside loading area along the project frontage in accordance with City Engineering Division standards. The applicant shall utilize the drop-off and loading procedures outlined in the applicant's written narrative submitted in association with P07 -0113. Any change in the drop-off and loading procedures shall first be approved by the Planning Commission or it's designated representative. 6. The Use Permit shall be subject to a six-month and one year review by the Planning Commission. At the time of the review the Planning Commission may amend, add or delete conditions of approval, extend the periodic review, or take other action. 7. Prior to the start of the business, the applicant shall provide documentation of a valid license from the State of California to operate the facility for a maximum of35 children. (Planning Contact: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) Conditions of Approval P07-0l13 Page 2 of 9 B. ENGINEERING DIVISION: I. STANDARD CONDITIONS The developer shall comply with the applicable requirements of the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", as contained in the Engineering Division's "Standard Development Conditions" booklet, dated January 1998. A copy ofthis booklet is available from the Engineering Division at no cost. II. SPECIAL CONDITIONS A. The owner shall, at hislher 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. The developer/owner shall evaluate the site/project for traffic safety. The developer/owner shall provide a plan prepared by a registered traffic/civil engineer showing any traffic safety improvements, which may include, but not limited to, striping, dropoff/loading zones and signage. The plan shall be reviewed and approved by the Engineering Division and constructed at the expense ofthe owner. 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 contact: Sam Bautista, Sr. Civil Engineer 650/829-6652) C. POLICE DEPARTMENT requirements: I. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code; "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. Conditions of Approval P07-0113 Page 3 of 9 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 of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lock! with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock! with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non- removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazini or the 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 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/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval P07-0l13 Page 4 of 9 shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic- equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic materia1.2 Or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. Conditions of Approval P07-0113 Page 5 of 9 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. Conditions of Approval P07-0113 Page 6 of 9 c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. b. All parking shall be restricted to on-site. No vehicles associated with this use may be parked on the street. Refer to Engineering comments for possible White Zone (Passenger Loading / unloading only). NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. 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 Conditions of Approval P07-0l13 Page 7 of 9 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. Miscellaneous 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. Parking lots, (including parking lots with carports), circulation areas, aisles, passageways, recesses and grounds contiguous to buildings shall be provided with high intensity discharge lighting with sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of darkness and provide a safe, secure environment of all persons, property and vehicles on site. Such lighting shall be equipped with vandal-resistant covers. 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 of persons exiting the building. b) Exterior doors, perimeter, parking area and canopy lights shall be controlled by photocell or timer and shall be left on during hours of darkness or diminished lighting. c) Parking lot lights shall remain on during the hours of darkness. d) The lighting required in subsection (a) of this section shall be installed according to project specific illumination levels prescribed, and a lighting plan reviewed and approved by the police department. Photometrics are required for this site plan to illustrate lighting levels. 2. Landscaping Conditions of Approval P07-0l13 Page 8 of 9 Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. 3. Numbering of Buildings Buildings and individual retail/commercial businesses shall be clearly numbered within the complex and easily identifiable to emergency personnel. In addition, each individual unit within the complex shall display a prominent identification number clearly visible to approaching vehicular and pedestrian traffic. The numbers shall be of contrasting color to the background to which they are attached. 4. Alarms a) Retail and commercial businesses shall be equipped with at least a central station silent intrusion alarm. 5. Traffic, Parking, and Site Plan a) All entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC, to assist in removing vehicles at the property owner's or manager's request. b) Handicapped parking spaces shall be clearly marked and properly posted. 6. Additional Security Measures Additional security measures more stringent and site specific than those stated. (Police Department contact: Sergeant Jon J. Kallas 650/877-8927) E. FIRE DEPARTMENT 1. Install fire sprinkler system per NFP A 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. Conditions of Approval P07-0l13 Page 9 of 9 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. Facility to install a fire alarm system. System to conform to NFP A 72 and City Municipal Codes. 5. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 6. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 7. Project must meet all applicable Local (SSFMC Chapter 15.24 Fire Code), State and Federal Codes (Fire Department contact: David Scardigli, Fire Marshall 650/829-6645) ~/2. MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of November 20, 2007 TIME: MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: 4:00 P.M. Harris, Nelson, Nilmeyer, Ruiz and Williams none Steve Carlson, Senior Planner Gerry Beaudin, Associate Planner Chad Smalley, Associate Planner Patricia Cotla, Planning Technician 1. ADMINISTRATIVE BUSINESS 319 "A" Streeet The Board had the following comments: 1. Revise the plans to include a rear elevation. 2. Redesign with elements that already exist in the area to improve sensitivity to the existing context. 3. Revise the rooflines using either a gable or hip to improve consistency with the neighboring structures. 4. Substitute a hardier street tree in place of the Japanese Maple proposed in the front yard. 5. Use stain or other treatment for exterior wood finishes to maintain colors as proposed. Revise the plans and resubmit for review. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Eberle, Joseph E & Adeline Urban Sprouts, inc 1165 EI Camino Real P07-0113, UP07-0019, DR07-0070 & VAR07-0005 Use Permit - Daycare (Case Planner: Steve Carlson) DESCRIPTION Use Permit & Design Review allowing the conversion of a former private emergency service facility to a day care facility with daily weekday hours of operation between 8 am & 6 pm and exterior upgrades to the existing building, new fencing & landscaping, including a variance allowing 4 parking spaces and an on-street passenger loading area instead of 7 parking spaces in the Retail Commercial (C-1- L) Zone District in accordance with SSFMC Chapters 20.22,20.74,20.81,20.82 & 20.85 The Board had the following comments: 1. The children's play area should be expanded and improved, security fencing compatible with the building should be included. 2. Consider relocating the rear parking spaces to gain more usable play area. 3. Review accessibility requirements (including acessibility of the play area) with the Building Official. 4. Street trees should be added. 5. Consider painting the building with colors more compatible with the area. 6. Consider securing the assistance of a landscape designer to select appropriate plants. 7. Provide ground cover, turf, ornamental grasses or shrubs instead of bark in the front yard. 8. Removal of the Pine tree is acceptable to the Board, provided the requirements of the City's Tree Preservation Ordinance is fulfilled. 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 an ype C Sign Permit to allow the conversion of an exist" g office building into a mix of retail and medical office es with a monument sign including changable copy at 1 S. Spruce Ave. in the Planned Commercial (P- ) Zone District, in accordance with SSFMC 20.24, 20 . 20.82 and 20.85 The Board had the following comments: 1. Verify accessibility requiremen with the Building Offical. 2. Remove the "Ball" elements om the roof corners. 3. Carry the stone wall on th ower element down to grade. Replace the limestone finish at the se of the building with stucco consistent with the rest of the exterior w s. 4. Increase the corni height 5. Move the lands pe bench slightly away from the sign to the edge of the paving area. 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I: fS ~~ m ~ i ~~ ~ ~ ~~ -, ~~ oom 0", m;j " I ~ ~ ~ ~ ~ >> n n m o o ~ ~ ffi:!!! ~ ~ n " ~ ~ E m ~ ~ i ~ ~ g Z 5i ~ a ~ 0:11 g ; ~ g ~ ~ z; E5 ~ 3 ~ ~ " 0 m z n m ~~ ~ ~ tY~ ~ ~ ~~ ~ ~ o >> ~ < 00 m ~ ~ 00 'Ii n z o G? ~ S ~ ... ~ ~ } ;;r ~ z .... ~ ~ ~ i . ... ~ .. 0" ~ ~ IWJ~ ~ ~ ~ [ ~ ~ ~ ~ ~ ~ s. .2. ~ in I! z W a a ~ ~ z . z ~. fU4i ~ ~ ~ ~ i . ~ ~ 0 Wi! ~ g' ~ I If d -- I~ DATE: January 17,2008 TO: Planning Commission SUBJECT: Type C Sign Permit (Special Circumstance) allowing a Master Sign Program for a two tenant commercial center consisting of several building fa<;:ade and two double faced monument signs with a total sign area exceeding 300 square feet, situated at 608-720 Dubuque Avenue in the Planned Commercial Zoning District (P-C-L), in accordance with SSFMC Chapters 20.76 and 20.86. Property: 608-720 Dubuque Avenue [APN 015-021-090] Owner: Project 101 Associates Applicant: Lowe's HIW, Inc., by Steve Peterson Case Nos. P05-0097 (Signs 07-0055) RECOMMENDATION: That the Planning Commission approve a Type C Sign Program (Special Circumstance) allowing a Master Sign Program for a two tenant commercial center consisting of several building fa~ade and two double faced monument signs with a total sign area exceeding 300 square feet, situated at 608-720 Dubuque Avenue in the Planned Commercial Zoning District (P-C-L), subject to adopting the conditions of approval and the fmdings of approval. BACKGROUNDIDISCUSSION: The project is located at a new two tenant shopping center comprised of Lowe's and West Marine situated at 608-720 Dubuque Avenue. The sign program is proposed to consist of a total of 8 building fa<;:ade signs 4 per building, 2 double faced monument signs and on-site directional and informational signs. All fa<;:ade and monument signs will be comprised of illuminated channel block letters. The proposed sign program is as follows: TENANT West Marine Monument F a<;:ade Dubuque South East North SUBTOTAL Lowe's LETTER HEIGHT AREA 1 FT - 2.4 FT 64 SF 3 FT 2.7FT 3 FT 2.5 FT 90 SF 59 SF 82 SF 58 SF 353 SF Staff Report To: Planning Commission Subject: P05-0097 - Lowe's & West Marine Master Sign Program January 17,2008 Page 2 Monument Fac;ade Entry Dubuque 2.4 FT 44 SF 1. 7 FT - 7 FT 4.7FT 305 SF 88 SF 437 SF 790 SF SUBTOTAL TOTAL The fac;ade signs vary in length from between 10.5 feet to 36.67 feet. Fac;ade sign heights will range between 1.7 foot to 7 feet. The total fac;ade area amounts to 682 square feet. The monument signs are proposed to be 10 feet in height and 13 feet in length with a total area of 108 square feet. Including monument signs, the total sign area amounts to 790 square feet. The project requires a Type C Sign Permit (Special Circumstance) because the sign area is in excess of 300 SF [SSFMC Chapter 20.76]. The SFMC Section 20.76.170 allows the Planning Commission to approve signs larger than 300 square feet based on such factors as unusual site conditions, location, and unique sign requirements. The applicant's believes that the larger signage is warranted due to the nature of the use (regional in nature) and its location adjacent to US Highway 101. The proposed channel block letters, the fac;ade sign design, and the monument sign design and placement are compatible with the City Design Guidelines, City Sign Regulations (SSFMC Chapter 20.76), and with the building's architecture. DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meeting of December 18, 2007. The Board concluded that the signs, while some of Lowe's signs are large, are generally compatible with the site architecture and offered the following comments: 1. Reduce the height of the monument to 8 feet by reducing the sign base. 2. Revise the landscape plan accordingly to reduce the plant height so that the selected plants do not block views of the sign. 3. The electric raceways should not be visible. A condition of approval has been added requiring the monument sign reduction. SIGN POLICY The proposed name brand sign heights and placement will make theses signs highly visible for regional travelers on US Highway 101. The Planning Commission has generally discouraged signs with letter heights greater than 2.5 feet - reasoning that the City Sign Regulations are intended to allow business identification from the local street system and parking lots, but are not intended to identify or advertise buildings or businesses from regional roadways. Sign heights of even as little as 19 inches [1.58 feet] are sufficient to be visible from the adjacent freeway. The Staff Report To: Planning Commission Subject: P05-0097 - Lowe's & West Marine Master Sign Program January 17,2008 Page 3 only other existing signs of the requested height of as much as 7 feet are located on the few high- rise buildings east of US Highway 101. The three fayade signs directly facing the freeway and the Lowe's entry sign are fairly large and could be reduced in size without adversely affecting the identification of the businesses. The exact amount of reduction, if any, should be determined by the Commissioners. The reduced monument sign height is consistent with the heights of other monument signs approved by the Commission. The Planning Commission should determine whether the fayade sign height and area are appropriate for each building and whether the monument signs heights are suitable. The Commission may wish to consider the following options or a variation thereof: 1. Approve the Master Sign Program and adopt the findings of approval and conditions of approval. 2. Direct the applicant to reduce the visual impacts of the signs by reducing the monument sign height, the letter height, and/or limiting the total number of fayade SIgns. ENVIRONMENTAL REVIEW 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). Because the project has been determined to be exempt, the Planning Commission is not required to taken any action on the environmental document. RECOMMENDATION: The Master Sign Program does comply with the City Sign Regulations, but due to the large size of some of the letter heights the program provides a combination of regional orientation and site identification from local streets. Therefore, it is recommended that the Planning Commission should either approve the proposed Master Sign Program [with or without modifications] or take other action. -~~ ~ Staff Report To: Planning Commission Subject: P05-0097 - Lowe's & West Marine Master Sign Program January 17, 2008 Page 4 ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Design Review Board Minutes December 18, 2007 Plans FINDINGS OF APPROVAL MASTER SIGN PROGRAM 07-0055 608-720 DUBUQUE A VENUE (As recommended by City Staff on January 17, 2008) As required by the "Sign Permit Procedures~'(SSFMC Chapter 20.86), the following findings are made in approval P05-0097 Type C Sign Permit (Special Circumstance) allowing a Master Sign Program for a two tenant commercial center consisting of 8 building fa9ade and 2 double faced monument signs with a total sign area exceeding 300 square feet, situated at 608-720 Dubuque Avenue in the Planned Commercial Zoning District (P-C-L), 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 Colite International; Design Review Board meeting of December 18, 2007; Design Review Board minutes of December 18, 2007; Planning Commission staff report dated January 17,2008; and Planning Commission meeting of January 17,2008. 1. The Master Sign Program for a two tenant commercial center consisting of 8 building fa9ade and 2 double faced monument signs with a total sign area exceeding 300 square feet, consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages master sign programs. 2. The Master Sign Program for a two tenant commercial center consisting of 8 building fa9ade and 2 double faced monument signs with a total sign area exceeding 300 square feet, is consistent with the requirements ofSSFMC Chapters 20.76 and 20.86, which requires an approved Type C Sign Permit (Special Circumstances). The signs are integrated with and proportional to the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to regional and local travelers. The site is located in close proximity to and highly visible from US Highway 101. The uses are regional in nature and are oriented to regional travelers. The sign program was recommended for approval by the City's Design Review Board. 3. The Master Sign Program for a two tenant commercial center consisting of 8 building fa9ade and 2 double faced monument signs with a total sign area exceeding 300 square feet, will not be adverse to the public health, safety or general welfare ofthe community, or detrimental to surrounding properties or improvements. The sign area is proportional to the building area and the signs are of a size and design that are typical of signs associated with regional serving retail uses and big box retail businesses. The sign program will result in a consistent level of sign quality, which reflects and complements the architecture of the buildings that comprise the commercial center and are similar in design to other signs approved in the area East of Us Highway 101. * * * PROPOSED CONDITIONS OF APPROVAL P05-0097 608-720 DUBUQUE AVENUE MASTER SIGN PROGRAM (As recommended by City Staff on January 17, 2008) A. PLANNING DIVISION requirements shall be as follow: 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 sign plan prepared by Harlan Laws Corporation, dated December 2007 submitted in association with P05-0097. 3. The master sign program includes a combined total of 8 building fayade signs and 2 double faced monument signs. No additional signs shall be placed without prior approval from the Planning Commission. Banners shall be subject to the SSFMC Chapter 20.76 requirements. 4. The final construction plans shall include monument sign height of a maximum of 8 feet in height. The landscape plans shall be revised accordingly to reduce the plant height at the base of the sign so that views of the sign graphics are not obscured by plant growth. (Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) The Board had the following comments: 1. Soften views of the retaining walls by adding climbing vines. 2. The 536 Avalon rear windows should be revised to provide better porportion to the dwelling. 3. The roof should have a consistent 4 in 12 pitch. 4. The tree specifies should be identified on the plans. Consider Japanese Maple or Magnolia's. 5. The 534 Avalon south elevation horizontal skirt moulding should be continuous around the building. Revise the plans and recommend approval with conditions. 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Richard Haskins Richard Haskins 69 S Linden Ave P07-0074, UP07-0010 & DR07-0047 UP - Auto Repair & Sales (Case Planner: Steve Carlson) DESCRIPTION "Re-Submittal" - Use Permit and Design Review allowing reuse of three existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 111 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off- site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing up to eight feet in height in the minimum required setbacks, situated at 69 and 103 South Linden Avenue, in the Industrial Zoning District (M-1), in accordance with SSFMC Chapters 20.30,20.74,20.81, and 20.85. The Board had the following comments: 1. Correct the elevation labels on sheet A6. 2. The signage should be removed from the plans as no sign application is included. 3. Trees should be added to the rear of the property aligned with the driveways to provide visual interest and soften views. 4. Provide trees in front of Building #A to soften views of the building and to carry the line of trees proposed along the remainder of the street frontage. 5. Provide shrubs with a height of 3 feet to 4 feet in front of the proposed ADA ramp to soften views of the ramp. 6. Use spreading type ground cover such as spreading Gazanias rather than clumping type in order to provide better durability. 7. Provide a substitute for the Coleonema shrub such a Fortnight lily to provide greater height and durability. Revise the plans and recommend Approval with Conditions Signage Design Criteria 600-790 Dubuque Ave. South San Francisco, CA Prepared By: SUBMITTED BY: 1.11.'~C81"'AT'" IDENTIFICATION SIGNS (602) 233-8750 236 N, 48th Ave, Phoenix, AZ 600-790 Dubuque Ave. Appl icant: Lowe's Companies, Inc. 1 530 W. Faraday Ave. Suite 140 Carlsbad, CA 92008 760/804- 5300 phone 760/602-101 8 fax South San Francisco, CA . November 2007 TABLE OF CONTENTS: Introduction .......................3 Land lord/ . . . . . . . . . . . . . . . . . . . . . . . 3 Tenant Requirements Sign Type Guidelines........ .......4 Permissible Signs.... .... ... .... 5 Prohibited Signs.......... ....... 6 Calculation of Sign Area.... ....... 7 Abandonment of Signs...... .......7 Inspection.. . ............ .... ... .... 7 Mai ntenance ................ . .. .... 7 Owner/Developer: Boulevard Property Investments 500 Third Street, Suite 555 San Francisco, CA 94107 41 5/778-3900 phone 41 5/778-3909 fax Attn: Paul Bressie Signage Design Guidelines 600-790 Dubuque Ave. South San Francisco, CA . November 2007 INTRODUCTION The intent of this sign criteria is to provide the guidelines necessary to achieve a visually coordinated, balanced and appealing sign environment, harmonious with the architecture of the project, while maintaining provisions for individual graphic expression. Performance of this sign criteria shall be rigorously enforced and any nonconforming sign shall be removed by the tenant of his sign contractor at their expense, upon demand by the landlord. Exceptions to these standards shall not be permitted without approval from the landlord and will require approval of a modification to the sign program application by the City. Accordingly, the landlord will retain full rights of approval for any sign used in the center. No sign shall be installed without the written Landlord approval and the required City permits. LANDLORD/TENANT REQUIREMENTS 1. Each Tenant shall submit to the Landlord for written approval, two (2) copies of the detailed shop drawings of this proposed sign, indicating conformance with the sign criteria herein outlined. 2. The Tenant shall pay for all signs, related materials and installation fees (including final inspection costs). 3. The Tenant shall obtain all necessary permits. 4. The Tenant shall be responsible for fulfillment of all requirements of this sign criteria. 5. Should a sign be removed, it is the Tenant's responsibility to patch all holes, paint surface to match the existing color, and restore surface to original condition. Signage Design Guidelines 600-790 Dubuque Ave. South San Francisco, CA . November 2007 SIGN TYPE GUIDELINES 1. All signs and their installation shall comply with the local building and electrical codes. 2. All electrical signs will be fabricated by a U.L. Approved sign company, according to U.L. Specifications and bear a U.L. label. 3. The sign installation company shall be fully licensed with the City and State and shall have full Workman's Compensation and general liability insurance. 4. All penetrations of building exterior surfaces are to be sealed and waterproof. Signs shall be mounted without visible means of attachment, unless attachments make an intentional statement. 5. Painted surfaces shall be either of gloss or satin finish. Only paint containing acrylic polyurethane products may be used. 6. All signs shall be kept in good condition, free of corrosion. The standards for maintenance and repair of signs shall be that which will assure the highest visual quality. 7. All sign fabrication work shall be of excellent quality. All logo images and type-styles shall be accurately reproduced. Lettering that approximates type-styles will not be acceptable. The Landlord reserves the right to reject any fabrication work deemed to be below standard. 8. All lighting must match the exact specification of the approved working drawings. No exposed conduits will be allowed. 9. Joining of materials (i.e. Seams) shall be unnoticeable. Visible welds shall be continuous and smooth. Rivets, screws, and other fasteners that extend to visible surfaces shall be flush, filled, and finished, so that they are unnoticeable. 10. Finished surfaces of metal shall be free from oil canning and warping. All sign finishes shall be free of dust, orange peel, drips, and runs and shall have a uniform surface. 11. Exposed raceways shall be painted a specific color to be obtained from the building architect. 12. Exposed junction boxes are not permitted. Signage Design Guidelines 600-790 Dubuque Ave. South San Francisco, CA . November 2007 PERMISSIBLE SIGNS 1. Each Tenant, as specified by the Landlord is allowed up to (1) primary fascia sign for the main entrance and up to (3) minor primary signs for the remaining elevations, as well as (2) secondary signs for the main elevation, providing any deviation is subject to the discretion of the Landlord. 2. Building Sign Area: Each tenant is allowed up to 1.5 square feet of signage for each linear foot of building frontage. 3. Building Sign Height: Allowed a maximum of 8'-0" tall channellettersjlogo for their Primary sign and a maximum of 26" tall channel letters for the secondary wall signage. Any deviation is subject to the discretion of the landlord. 4. Style: Tenant signs must be individual face lit channel letters with either neon, LED illumination, or T-8 fluorescent lamp lighting systems to be flush mounted to the fascia, or on a raceway painted the same color as the building. 5. Single Tenant Monument Sign: Only one monument sign is approved by the Landlord to be exclusively used for Lowe's. 6. Single Tenant Monument Sign Area: Sign area is not to exceed 65 square feet. 7. Single Tenant Monument Sign Height: The maximum height shall be 10'-0". 8. Single Tenant Monument Sign Placement: See attached site plan, with set back as determined by the City of South San Francisco. 9. Multi-Tenant Monument Sign: One monument sign is approved by the Landlord to be used for Lowe's and tenant. 10. Multi-Tenant Monument Sign Area: Sign area is not to exceed 80 square feet. 11. Multi-Tenant Monument Sign Height: The maximum height shall be 10'-0". 1 2. Multi-Tenant Monument Placement: See attached site plan, with set back as determined by the City of South San Francisco. Signage Design Guidelines 600-790 Dubuque Ave. South San Francisco, CA . November 2007 PROHIBITED SIGNS: 1. Signs painted directly on a building surface will not be permitted. 2. Wall signs may not project above the top of the roof line. 3. Box signs hanging in display windows are not allowed, unless consistent with corporate image with Landlord's approval. 4. Exposed junction boxes, wires, transformers, lamps, tubing, conduits, or neon crossovers of any type. 5. There shall be no signs that are flashing, oscillating, moving or audible. 6. Banners, Pennants & Balloons Used for Advertisement Purposes: Temporary flags, banners, or pennants, or a combination will be allowed upon approval of the landlord and upon permit approval from the City of South San Francisco. Signage Design Guidelines 600-790 Dubuque Ave. South San Francisco, CA . November 2007 CALCULATION OF SIGN AREA: The allowable size of a tenant's signage is based on a calculation of sign area. Individual sign area is measured around the perimeter, or outside edge, of individually mounted letters. ABANDONMENT OF SIGNS: Any tenant sign left after thirty (30) days from vacating the premises shall become the property of the Landlord. INSPECTION: Landlord reserves the right to hire an independent electrical engineer at the Tenant's sole expense to inspect the installation of all Tenant's signs and to require the Tenant to have any discrepancies and/or code violations corrected at the Tenant's expense. 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').J ~~ i7 -=s:. --- <;:'\ s ~ ""7 ~ I . --- o --- I - _I -' ~ -, .- .. -\ " '\ t..-... r-- ~ 't\ ' \ft~ ,\, ~ 'I"" I \ _I ---t ! ...... \ . . \ I - ..., - Planning Commission Staff Report DATE: January 17, 2008 TO: Planning Commission SUBJECT: Use Permit and Design Review allowing reuse of three existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing 8 feet in height in the minimum required setbacks. Project Location: 1.68 acre site situated at 69 and 103 South Linden Avenue (APNs 014-103-090 & 014-103-100) in the Industrial (M-l) Zone District. SSFMC: Sections 20.30.030(c), 20.30.040(a), 20.30.040(i), 20.73.020, 20.74.l20(b) & 20.74. 1 20(e) and Chapters 20.81 & 20.85. Owner & Applicant: Richard E. Haskins Case No.: P07-0074 [UP 07-0010 & DR 07-0047] Env. Doc.: Categorical Exemption Section 15061 (b)(3) RECOMMENDATION: That the Planning Commission approve a Use Permit and Design Review allowing reuse of three existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing 8 feet in height in the minimum required setbacks, subject to making the :fmdings of approval and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The proposed project was reviewed by the Planning Commission at their meeting of November 1,2007. The Commissioners offered several comments including, but not limited to, that the building exterior should be upgraded to improve the appearance, additional landscaping be added, and that the applicant should work with City staff to resolve the design of the new sidewalk. The matter was continued off-calendar to allow the applicant sufficient time to revise Staff Report To: Planning Commission Subject: UP 07-0010 & DR 07-0047 January 17,2008 Page 2 of3 the plans. The applicant has met with City staff and developed a sidewalk design that meets the City requirements, and has redesigned the exterior building fayade facing the street to introduce vertical elements consisting of replacement of the opaque vertical fiber glass panels with glass windows and the addition of metal pilasters. The revised plans are attached to this staff report. Additional project information is contained in the attached November 2007 staff report. To limit parking impacts to neighboring businesses a condition of approval has been added requiring a one year review. To ensure that vehicles associated with the business are not parked on the street, a condition of approval has been added that does not allow parking of any of the employee or customer vehicles on the streets in the immediate project vicinity including South Linden, South Maple and Victory Avenues. Because the property owner does not want to merge the project properties, a license agreement or other equivalent legal document will be required for the off-site parking [SSFMC Section 20.74. 120]. With the agreement the two sites will be linked so long as the proposed use is located at the project site. This requirement has been added as a condition of approval including a provision that the document be recorded in a manner satisfactory to the City Attorney DESIGN REVIEW BOARD The revised plans were reviewed by the Design Review Board at their meeting of December 18, 2007. The Board was generally supportive of the proposed design changes and recommended approval, but offered the following comments: 1. Add several trees along the rear perimeter in alignment with the driveways to provide a focal point and soften the views. 2. Add a few trees in front of Building #A to continue the proposed tree line and to soften views of the building. 3. Use spreading type ground cover such as Gazanias rather than clumping type inorder to provide better durability. 4. Provide shrubs with a height of 3 feet to 4 feet adjacent to the new ADA ramp to screen views of the ramp from the street. 5. Provide a substitute for the Coleonema shrub such a Fortnight lily to provide greater height and durability. The railing ofthe ADA ramp should be revised to use vertical metal pickets to complement the adjacent new fencing. The applicant has revised the plans incorporating the Board's comments. A condition of approval has been added requiring that the final plans incorporate the Board's comments. Staff Report To: Planning Commission Subject: UP 07-0010 & DR 07-0047 January 17, 2008 Page 3 of3 ENVIRONMENTAL REVIEW The proposed development was determined by City staff to be Categorically Exempt from the provisions of the California Environmental Quality Act [CEQA] pursuant to Section 15061 (b )(3). Pursuant to these provisions the project was judged not to have the potential for causing a significant effect on the environment. Because the project is exempt, in accordance with the CEQA, the Planning Commission need take no further action. RECOMMENDATION: That the Planning Commission approve a Use Permit and Design Review allowing reuse of three existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor display and overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allow fencing 8 feet in height in the required minimum setbacks. Attachments: Draft Findings of Approval Draft Conditions of Approval Design Review Board Minutes August 21, 2007 December 18, 2007 Planning Commission Staff Report November 1,2007 Applicant's Narrative Plans DRAFT FINDINGS OF APPROVAL USE PERMIT 07-0074 69 SOUTH LINDEN AVENUE (As recommended by City Staff January 17, 2007) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval ofP07-0074, 1) Use Permit allowing reuse of three existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing 8 feet in height in the required minimum setbacks, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: revised Landscape, Site and Building Plans prepared by Antonio M. Brandi; site Survey prepared by Triad/Holmes Associates, dated June 28, 2002; Design Review Board meeting of August 21,2007; Design Review Board meeting of December 18,2007; Planning Commission staff report, dated November 1, 2007; and Planning Commission meeting of November 1,2007; Planning Commission staff report, dated January 17, 2008; and Planning Commission meeting of January 17,2008: 1. The proposed auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off- site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing 8 feet in height, will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The project has been designed in accordance with the City of South San Francisco Design Guidelines to provide an adequate quality of fit with the existing surrounding industrial development. The new landscaping will make the site more visually pleasing. Conditions of approval are required which will ensure that the development complies with local development standards. Payment of childcare impact fees will help to improve childcare services. 2. The proposed auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing 8 feet in height, complies with the General Plan Land Use Element designation of the site of Mixed Industrial. 3. The proposed auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off- site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing a fencing 8 feet in height, situated in the Industrial Zone District adjacent to other industrial uses, complies all applicable standards and requirements of SSFMC Title 20. * * * PROPOSED CONDITIONS OF APPROVAL 69-103 SOUTH LINDEN AVENUE P07-0074 (As recommended by City Staff on January 17, 2008) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the revised plans prepared by Antonio Brandi, submitted in association with P07- 0074 [Use Permit 07-0010 & Design Review 07-0047]. 3. The landscape plan shall be revised to include planting the shrubs at a maximum of 3 feet on center, trees shall have a minimum size of 24 inch box and 15% of the total number of proposed trees shall be a minimum size of 36 inch box. The landscape plan shall comply with the Design Review Board recommendations of December 18, 2007 and be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance of any permit and within 60 calendar days of the effective date of the Planning Commission decision, the applicant shall execute a license agreement for off-site parking between the owner(s) of69 and 103 South Linden Avenue. The license agreement shall be subject to the review and approval by the City Attorney and the Chief Planner. Should the license agreement not be completed within the 60 day time limit, nor completed to the satisfaction of the City Attorney, City staff shall initiate proceedings to revoke the Use Permit. The parking agreement shall be recorded in a form satisfactory to the City Attorney. 5. The project shall be subject to a one-year review from the effective date ofthe Planning Commission decision. At the time of the review the Planning Commission may amend, add, or delete conditions of approval, take other action, or extend the reVIew. 6. The final plans shall identify that a minimum of 15 parking spaces are labeled for the use of customers and employees. Prior to the final inspection the 15 parking spaces shall be clear marked as reserved for customers and employees. The location of the spaces shall be near the main entry gate to 69 South Linden Avenue and shall be subject to the review and approval of the City's Chief Planner. 7. The business shall be limited to the hours between 8:00 AM to 7:00 PM Monday through Saturday, to a maximum of 9 employees, the storage of a maximum of 16 work bays, and parking for up to 109 vehicles. Any increase in the number of work bays or areas, number of employees, the number of parking spaces or any other aspect of the project for which a Use Permit is being sought, shall require a modification of the Use Permit to be first approved by the Planning Commission. 8. Prior to the Final Inspection, the applicant shall remove from 69 South Linden A venue all of the following including the roof mounted antenna, the curbs and bollards associated with the former above ground storage tank, the gate posts and gates adjacent to the former tank and the middle driveway, and shall remove the goal post type frame at the driveway entry of 103 South Linden A venue. The middle driveway shall be replaced with landscaping consistent with the landscape design and materials proposed for the street frontage. The landscape plan and restoration of the affected surfaces shall be subject to the review and approval of the City's Chief Planner. 9. The owner, employees and customers of the business shall not park motor vehicles on the public streets within the immediate project vicinity including South Linden, South Maple, and Victory Avenues. 10. Prior to the issuance of any Building Permit, the owner shall provide written documentation that the trash enclosure has been reviewed and approved by a representative of the South San Francisco Scavengers. The plans, including the comments from the South San Francisco Scavengers, shall be subject to the review and approval by the Chief Planner. 11. The maximum number of vehicles allowed to be stored on the site is 109 passenger vehicles and small trucks with a vehicle weight load of under 10,000 pounds and with a vehicle height of less than 8 feet. All vehicles stored in the parking lot shall be fully enclosed by a continuous fence equal to or greater than the height of the vehicles. Any increase in the size of the stored vehicles or the height of the fencing shall require prior approval by the Planning Commission. 12. Prior to the issuance of any Building Permit the applicant shall pay the Child Care Impact Fees in accordance with SSFMC Chapter 20.115. Fees may be paid on a lump sum basis. The total fees are estimated to be $ 11,556.00 based on the following calculation [(21,400 SQ. FT. X $0.54/SQ. FT = $ 11,556.00]. 13. Prior to operation the owner shall obtain and thereafter maintain a Business License from the City of South San Francisco. 14. The owner shall move vehicles and other items of value to a safe location when conditions are such that flooding may occur on the site in order to avoid creating a nuisance on the property. (Planning Division: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION 1. STANDARD CONDITIONS The developer shall comply with the conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. 2. SPECIAL CONDITIONS A. The developer shall install three 150 wt. City standard street lights with 8' arms along the South Linden Avenue street frontage of the applicant's site, at locations designated by the City Engineer, replacing the existing wood-pole mounted lights. The lights shall be connected to an approved PG&E connection point, via underground conduit and wiring and activated in accordance with PG&E's LS-2A rate schedule. All work to design, furnish, install and activate the street light system shall be accomplished in accordance with City Standards, plans approved by the City Engineer and at no cost to the City. B. As required by the standard conditions, the applicant shall construct a new 5- foot wide concrete sidewalk with new monolithic curb and gutter and new commercial driveway approaches, where needed for access, along the entire frontage of the site. All work shall conform to City standards and be performed at no cost to the City, pursuant to an encroachment permit issued by the Engineering Division. C. The frontage improvements described above shall be constructed and installed by the applicant prior to receiving an Occupancy Permit for the office building. The public improvement work shall be secured by a bond or cash deposit in an amount acceptable to the City Engineer. The required security shall be deposited with the City and an encroachment permit obtained for the work, prior to receiving a building permit for the project. D. At the time of the final acceptance of the public improvements, constructed and installed within South Linden Avenue, the applicant shall submit one set of "record drawing" plans of the improvements to the City Engineer. The plans shall be the original tracings or permanent plastic film transparencies of a quality acceptable to the City Engineer. The plans shall be marked "Record Drawing" by the applicant's civil engineer. E. Appropriate storm water pollution control filtering devices shall be installed within the new and existing site drainage facilities, as required to prevent pollutants deposited on the site from entering nearby Colma Creek. If the applicant will have a vehicle fueling area, the drainage system shall also incorporate a three-compartment oil separator within the fueling area drainage basin. Plans for this facility shall be prepared by the applicant's civil engineer and submitted to the Engineering Division for review and approval. F. The applicant is advised that the entire site is located within a Flood Hazard Zone. The applicant will have to comply with all FEMA and Municipal Code requirements that apply to the construction and modification of buildings located within a Flood Hazard Zone AH. G. The applicants shall design, construct and install a drainage system within the site that will prevent runoff from the paved areas of the property from overflowing into adjacent private property or surface flowing into South Linden A venue. The drainage system shall connect, by reinforced concrete pipe, to the public storm drain system. All existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved, as required to conform to City Engineering Division site drainage standards. A report shall be prepared by the applicant's drainage consultant and submitted to the City Engineer for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The system may require a backflow preventing device and a raised berm to keep storm water from flowing into the site, during heavy rains and/or high tide conditions. The applicant shall design, construct and install the drainage improvements described in the approved report, in accordance with the approved site improvement plans, to the satisfaction of the City Engineer's, prior to receiving an occupancy permit for the development. The raised berm shown on the plans is integrated into the driveway. The maximum slope for a driveway is 12% and a vertical curve will need to be installed. H. The applicant shall submit on-site pavement repair, striping, signing and traffic control plans for the parking and storage lots within the site. Rl "Stop" signs shall be installed at each exit from the site. The traffic control signs shall be mounted on 2" diameter, galvanized steel poles. (Engineering Division: Sam Bautista, Senior Engineer, 650/829-6652) C. POLICE DEPARTMENT requirements: Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lock! with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock! with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazin!f 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 I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. '5/16" security laminate, V4" polycarbonate, or approved security film treatment, minimum. used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic materia1.2 or: 2) Iron bars of at least 112" 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 118" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. b. Vehicle Storage: Passenger vehicles may not be parked or stored in an exposed lot in excess of 24 hours. Passenger vehicles that must be stored in excess of24 hours for repair or customer pick-up, must be stored inside a secured building and not visible to public. c. Off-Street Parking Required: All vehicles associated with this business must be parked on the premises. No vehicles may be parked or stored on the public street. NOTE: For additional details, contact the Traffic Bureau Sergeant at 650/829-934. 8. Security Camera System Building entrance, lobby and garage areas must be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 30 days. These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premIses. 9. Misc. Security Measures Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. 10. A violation of any of the listed Conditions of Approval will result in the immediate suspension of the Use Permit, and a review for permanent Use Permit revocation by the Planning Commission. (Police Department: Sergeant Alan Normandy 650/877-8927) D. FIRE DEPARTMENT 1. Install fire sprinkler system per NFP A l3/SSFFD requirements under separate fire plan check and permit for overhead and underground for all new structures (Fire sprinklers may be required per local code if change in use). 2. Provide circulation diagram for emergency vehicle access and turning radii. 3. Provide Knox Box at entry point for emergency key access. 4. Water supply to be determined by 2001 California Fire Code Requirements. 5. Please contact Fire Department to review plan. 6. Meet all Federal, State and Local codes as required. (Fire Department: Brian Niswonger, Fire Marshal, 650/829-6645) E. BUILDING DIVISION 1. Provide building area calculations based on occupancy uses, construction type, open yards and sprinklers. (Building Division: Jim Kirkman, Building Official 650/829-6670) F. WATER QUALITY 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Plans must show connection of the car wash area drain to a three-compartment oil/water separator and the sanitary sewer. (Water Quality Division: Cassie Prudhel, Coordinator, 650/829-3840) MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of August 21, 2007 TIME: MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: 4:00 P.M. Harris, Nelson, Nilmeyer, Ruiz and Williams none Susy Kalkin Gerry Beaudin, Associate Planner Chad Smalley, Associate Planner Patricia Cotla, Planning Technician 1. ADMINISTRATIVE BUSINESS 2. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION GIFFRA ENTS LLC GIFFRA ENTS LLC 232 Grand Ave P07-0076, DR07-0048, UP07-0012 , PE07-0004 & AHA07-0001 West & Edwin Martin Bldgs {Case Planner: Chad Smalley} Use Permit and Design Review to allow the re-establishment of a mixed-use project consisting of 12 apartments, a new carport and 9,150 square feet of existing commercial space at 226 and 232 Grand Avenue in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26, 20.81 & 20.85. Item pulled from the Agenda 3. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Richard Haskins Richard Haskins 69 S Linden Ave P07-0074, DR07-0047, UP07-0010 Use Permit - Auto Repair Center I '-' ----~-_._-'_._---...... (Case Planner: Steve Carlson) Use Permit and Design Review allowing the reuse of existing buildings for auto repair with service bays and auto sales with outside display and overnight storage of passenger vehicles, generating in excess of 100 average daily vehicle trip ends, at 69 and 103 South Linden Avenue, in the Industrial Zoning District (M-1), in accordance with SSFMC Chapters 20.30, 20.81, and 20.85. /- _///~---_/-~_// ) c ~"\ The Board had the following comments: 1. Add a hedge species to help conceal the areas proposed to contain cars that are awaiting repair. 2. Select street trees that are uniform in size and verify actual box sizes. 3. Address accessibilty to the sidewalk and note that 2% maximum slope is '7- allowed in the existing parking lot. ( ~// ~ Recommed approval with conditions. ------- 4. OWNER Bayside Area Develp. LLC APPLICANT Bayside Area Develp. LLC ADDRESS 328 Roebling Rd PROJECT NUMBER P07-0077, UP07-0011, DR07-0050 & TDM07-0004 PROJECT NAME Britannia Modular Labs 3 (BML3) ;;._/ ,( ^) -~-_.... ( DESCRIPTION .~-- ~~--~- - -~/ \..--'--- -- ) ~ (Case Planner: Chad Smalley) Use Permit, Design Review and Preliminary TDM Plan to demolish existing buildings and construct two 2-story office/R&D buildings totaling 105,536 sf on a 2.97 acre site, with a combination of at-grade and subterranean parking at a ratio of 2.8 spaces per 1,000 sf, at 328 Roebling Road in the P-I Planned Industrial Zone District, in accordance with SSFMC Sections 20.32.060, 20.74.060(e), 20.85.020, & 20.120.020. The Board had the following comments: 1. Remove curb sidewalk and replace with a standard sidewalk with a landscaped strip (including street trees) between the curb and sidewalk. 2. Redesign the roof screen to provide detailing on the metal posts, make the screen more linear and less vertical. 3. Use New Zealand Christmas trees instead of Blackwood Acacia trees. 4. Screen the electrical transformers with clumping grasses and shrubs. 5. Use various grasses and plantings to add visual interest to the area at the corner of Robeling and E. Grand, rather than turf. 6. Use the Platanus acerifolia 'Columbia' variety of London Plane trees. Recommend approval with conditions 5. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Paul Lynch James Neubert Archtiect 102 Claremont Ave P07-0058 & DR07-0038 Lynch & Kuzovleva Residence - 2nd Story Addition (Case Planner Gerry Beaudin) "Resubmittal" - Design Review of a proposed 2nd story addition to an existing single family dwelling in the Single Family Residential (R-1-E) Zone District in accordance with SSFMC Chapters 20.16 & 20.85 ~~ 2tiJ7 The Board had the following comments: 1. Soften views of the retaining walls by adding climbing vines. 2. The 536 Avalon rear windows should be revised to provide better porportion to the dwelling. 3. The roof should have a consistent 4 in 12 pitch. 4. The tree specifies should be identified on the plans. Consider Japanese Maple or Magnolia's. 5. The 534 Avalon south elevation horizontal skirt moulding should be continuous around the building. Revise the plans and recommend approval with conditions. 4. Richard Haskins Richard Haskins 69 S Linden Ave P07-0074, UP07-0010 & DR07-0047 UP - Auto Repair & Sales OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME (Case Planner: Steve Carlson) DESCRIPTION "Re-5ubmittal" - Use Permit and Design Review allowing reuse of three existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 111 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off- site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing up to eight feet in height in the minimum required setbacks, situated at 69 and 103 South Linden Avenue, in the Industrial Zoning District (M-1), in accordance with SSFMC Chapters 20.30,20.74,20.81, and 20.85. The Board had the following comments: 1. Correct the elevation labels on sheet A6. 2. The signage should be removed from the plans as no sign application is included. 3. Trees should be added to the rear of the property aligned with the driveways to provide visual interest and soften views. 4. Provide trees in front of Building #A to soften views of the building and to carry the line of trees proposed along the remainder of the street frontage. 5. Provide shrubs with a height of 3 feet to 4 feet in front of the proposed ADA ramp to soften views of the ramp. 6. Use spreading type ground cover such as spreading Gazanias rather than clumping type in order to provide better durability. 7. Provide a substitute for the Coleonema shrub such a Fortnight lily to provide greater height and durability. Revise the plans and recommend Approval with Conditions Planning Commission Staff Report DATE: November 1,2007 TO: Planning Commission SUBJECT: Use Permit and Design Review allowing reuse of three existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing fencing up to eight feet in height in the minimum required setbacks. Project Location: 1.68 acre site situated at 69 and 103 South Linden Avenue (APNs 014-103-090 & 014-103-100) in the Industrial (M-l) Zone District. SSFMC: Sections 20.30.030(c), 20.30.040(a), 20.30.040(i), 20.73.020, 20.74.l20(b) & 20.74.120(e) and Chapters 20.81 & 20.85. Owner & Applicant: Richard E. Haskins Case No.: P07-0074 [UP 07-0010 & DR 07-0047] Env. Doc.: Categorical Exemption Section 15061(b)(3) RECOMMENDATION: That the Planning Commission approve a Use Permit and Design Review allowing reuse of three existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing a eight foot tall fence, subject to making the fmdings of approval and adopting the conditions of approval. BACKGROUND/DISCUSSION: The 1.68 acre site, comprised of two abutting lots, was for many years used as a waste transfer facility, and in the recent past was approved by the Planning Commission and used for a short Staff Report To: Planning Commission Subject: UP 07-0010 & DR 07-0047 November 1,2007 Page 2 of 4 time as a truck rental facility. The site is adjacent to the Peninsula Joint Powers Board (JPB) Caltrain railroad and other industrial uses. The northerly portion of the site, 69 South Linden Avenue, consists of two buildings with a combined floor area of 20,400 square feet. The southerly lot, 103 South Linden Avenue, is largely vacant with the exception of a 1,000 square foot building. The proposed project includes the replacement of damaged exterior metal panels, installation of 16 work bays, removal of an existing car wash and the construction of a new one, creation of open at-grade parking for 109 vehicles [including vehicles being serviced, employees and customers], installation of new landscaping, new eight foot tall fencing and gates, and curb gutter and sidewalk along South Linden Avenue. The project also includes the removal of the gates and gate posts abutting the JPB railroad, and curbs and bollards near the rear property boundary [the bollards formerly protected an above ground fuel tank which was previously removed]. Portions of the parking lot ground surface will be repaired or repaved to improve circulation and safety. A low berm will be constructed along the southerly parking area street frontage, including the driveways, to eliminate intrusion of water from the street due to flooding. The berm has been reviewed by the Fire Marshal and meets the Fire Department's vehicle design standards [it will not restrict access of emergency vehicles]. The project site's General Plan land use designation, Mixed Industrial, allows industrial uses. The project generally complies with the General Plan goals and policies. Industrial uses, including auto repair are allowed uses in an Industrial (M-l) Zone District [SSFMC Section 20.30.020(b)]. Auto sales, outdoor overnight vehicle display and storage, uses generating in excess of 100 average daily vehicle trips, fencing exceeding 6 feet in height in required minimum setbacks, and off-site parking are allowed subject to an approved Use Permit by the City's Planning Commission [SSFMC Sections 20.30.030 (c), 20.30.040 (b), 20.30.040 (i), 20.73.020, and 20.74.120 (b), respectively]. As described in the applicant's letter, the primary use is intended to be auto repair. However, a few unclaimed vehicles will also be displayed and sold as an accessory use. The facility will employee up to 9 persons. Auto repair and sales activities will occur between the weekday hours of 8:30 AM and 7:00 PM and on Saturdays between the hours of9:00 AM and 6:00 PM. The site and buildings generally comply with current City development standards as displayed in the table in Exhibit #A. The applicant is providing four parking spaces outside the main gate and has indicated that several other parking spaces inside the gate can be used for customers and employees. In order that an adequate number of parking spaces are available for customers and employees and not utilized for other purposes, a condition of approval is added that requires the owner to clearly Staff Report To: Planning Commission Subject: UP 07-0010 & DR 07-0047 November 1,2007 Page 3 of 4 mark a minimum of 15 parking spaces for customers and employees. Otherwise, the proposed 109 parking spaces meet the City's minimum on-site parking requirements [SSFMC Section 20.74.070]. While no adverse parking impacts to neighboring businesses are anticipated, and that 15 spaces provided for customers and employees will be adequate, a condition of approval has been added requiring a one year review and that any expansion of the hours of operation, increase in the number of employees or vehicles sales will require review and approval by the Planning Commission. Adequate room exists on-site to accommodate additional parking. On-street parking is in limited supply. While the site provides for a substantial amount of parking, to ensure that vehicles are not parked on the street, a condition of approval has been added that does not allow parking of any of the employee or customer vehicles on the streets in the immediate project vicinity including South Linden, South Maple and Victory Avenues. Because the property owner does not want to merge the project properties, a license agreement or other equivalent legal document will be required for the off-site parking [SSFMC Section 20.74 120]. With the agreement the two sites will be linked so long as the proposed use is located at the project site. This requirement has been added as a condition of approval including a provision that the document be recorded in a manner satisfactory to the City Attorney The project includes landscaping of an area of 10,600 square feet representing 13% of the total site area and each lot meets the minimum requirement of 10% of the lot area. The middle driveway will be closed and converted to parking spaces with landscaping along the street frontage and a wall extension of the building. A continuous landscape buffer not less than six feet in width around the perimeter of the parking areas adjacent to the property boundary is required to be provided (SSFMC Section 20.73.050 (a)). DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meeting of August 21,2007. The Board was generally supportive of the proposed design and recommended approval, but added a couple of comments including: 1. Add a hedge along the fence to reduce views of cars awaiting repair. 2. Select street trees that are uniform in size and verify actual box sizes. Staff Report To: Planning Commission Subject: UP 07-0010 & DR 07-0047 November 1, 2007 Page 4 of 4 3. Address accessibilty to the sidewalk and note that 2% maximum cross slope is allowed in the existing parking lot. A condition of approval has been added requiring that the final plans incorporate the Board's comments. During a previous review ofP03-0076 of the truck rental and repair facility, the Board also suggested that the goal post-type frames adjacent to the southerly driveway entrances be removed. A condition of approval has been added to require compliance with these previous comments. The 30+ foot antenna on the roof of the main building does not appear to have had benefit of City approval and must also be removed. ENVIRONMENTAL REVIEW The proposed development was determined by City staff to be Categorically Exempt from the provisions of the California Environmental Quality Act [CEQA] pursuant to Section 15061 (b )(3). Pursuant to these provisions the project was judged not to have the potential for causing a significant effect on the environment. Because the project is exempt, in accordance with the CEQA, the Planning Commission need take no further action. RECOMMENDATION: That the Planning Commission approve a Use Permit and Design Review allowing reuse ofthree existing buildings for an auto repair facility accommodating a maximum of 16 work bays, a new car wash, and auto sales with outdoor display, 109 at-grade open parking spaces for employees and customers vehicles, tandem parking, outdoor display and overnight parking, off-site parking, new site improvements and landscaping, upgrades to the existing buildings, generating in excess of 100 average daily vehicle trips, and allowing a fence greater than six feet in height in the required minimum setbacks. ~~~~ Attachments: Appendix #A - Development Data Draft Findings of Approval Draft Conditions of Approval Design Review Board Minutes - August 21, 2007 Applicant's Narrative Plans EXHffiIT #A DEVELOPMENT STANDARDS Address: 69 South Linden Avenue Site Area: 1.008 acres [43,895 SF] Floor Area: 20,400 SF [Bldg A&B] Floor Area Ratio : Maximum: 0.4 to 0.6 Existing: Lot Coverage Maximum: 60% Existing: Landscaping Minimum: 10% Existing: Automobile Parking Minimum: 109 Existing: Setbacks Front Right Side Left Side Rear Minimum 10FT OFT OFT 10FT Existing 10 FT 0-25 FT OFT OFT 0.47 Proposed: 0.47 38% Proposed: 38% 6.2% Proposed: 11.6% N/A Proposed: Customer & Employee: 15 Office: 16 Storage: 9 Sales: 5 16 W orkbays: 64 Total: 109 Proposed 10FT 6-25 FT 6FT 0-10 FT Note: 1. 6 foot landscaped setbacks required of parking lots. 2. Parking based on a rate of 4/each work bay, 1/1500 SF Storage & 1/300 SF Office. 3. On-Site parking for 44 spaces. Off-site parking at 103 South Linden Avenue is included for 65 parking spaces. EXHIBIT #A DEVELOPMENT STANDARDS Address: 103 South Linden Avenue Site Area: 0.64 acres [27,750 SF] Floor Area: 1,000 SF [Bldg C] Floor Area Ratio: Maximum: 0.4 to 0.6 Existing: 0.036 Proposed: 0.036 Lot Coverage Maximum: 60% Existing: 3.6% Proposed: 3.6% Landscaping Minimum: 10% Existing: 0% Proposed: 10% Automobile Parking Minimum: 110 Existing: N/A Proposed: 65 Setbacks Minimum: Existing Proposed Front 10FT OFT 15 FT Right Side OFT OFT 6FT Left Side OFT OFT 7FT Rear 10FT OFT OFT Note: 1. 6 foot landscaped setbacks required of parking lots. TO: SO. SAN FRANCISCO CITY PLANNING DEPT. Sep.07,2007. _ . R....'<'~;.~" '" ~~" ... ~ .,Ji.'!~ ~iL ACUTECH AUTOS, INC. Hours of Operation: Monday - Friday 08:30 a.m. - 7:00 p.m. Saturdays 09:00 a.m. - 6:00 p.m. SEP t' -.""',.: ,... . pl:' t'" 1',,1\ >> .t.J_ ~~ '-. We are a General Auto Repair shop, a Smog Station and Used Car Sales and have been doing business in So. San Francisco since 1991 and we are currently located at 140-A So. Linden Ave., South San Francisco, Ca 94080 with a total of 5 employees at this time. After moving to our new location at 69 So. Linden Ave., South San Francisco, Ca 94080 - we will be adding four more employees. The car wash area & the water recycling equipment will comply with the water quality control department requirement. The car sales office will be at the Main Bldg. A see plan. Car Sales will be done thru Auto magazines and car sales will be done during office hours from M-F 8:30 a.m. - 7:00p.m. and Saturdays at 9:00 a.m.- 6:00p.m. Should you need more information, please feel free to contact us at (650) 871-7797. 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I ~ r::.. ~ ~ :: (/l III ~ g ~ ~ < in o ~ Z E ~ ~ ~ I o 2 * ~ ~ il ~ m Iii m c (/l Z E ~ ~ N ~ ~ ~ ~ ~ )( (/l *: ~ ~ 0 ~ ~ m c (/l ""---- ~ t:j ~ ~ ~ ~ ~ 010 I t ~ V I o o < m :a 3 (/l % ~ III (/l 'i C> C> '-' , ~, ..", ~~ !l: Gl 8~ Z Z ~ ,. i: 15 ~ ~ r= ,... - m Zc Gl(') o ~ f: (/l 0 c 0 z ,... (/l m m 0 -l Z Gl m 6 r; III' III' Gl to ~ ~ ~ ~f 0% ~o ~Iii z~ (/l'" Gl ~ ~ III ~ en '11 :z: m m -l 0 - Gl ~ m o :a c !l: d III ~ :z: ,... ~o ,...!: ~ ""0 (/lm 5~ zc.. m)o -<'11 (/lO Cz (')- j!5 ~ m % ~ i o (/l ~ m < ~ z o ~ :z: ~ !!: A.PN. 014-103-010 0 0 0 0 (/I c.. z en nl ~ r ~ :z: Cl i ~ 0 s ~ .g2..-S;~~.g;;-g.~~ ~ )o~ ! en m III !;U!il~U ~t en CD ~ I 0 15 ,... z , C ~ m 0 0 ~ -"" ." ~ m z z p c (/I III en III 0 )0 z: Q 0 --t 0 m III -l ~ ~~.o ~~~g ~LT<g ~~... ~ c,.) ?:J C> "U 0 "':Z: ~ -< '11 gibg =~P-Q.c!:!l 0 z...~ !!!~ 0 -n ;0 ::0 III ~ ~ ~ 0 -< Z ~!l5:~~~:;:~~.ii 52~~ z ~ m 0 "'0 0 ~ ." ;g ~ .,. .,. III ~ CIl Gl ~3~'3~2-:g;8~ ioo -l r- C> "U 'TI .... [g~g~3~~~ in:z: t5 ~ z: z: N ~ ~ ~ Cl ::c ~ ;0 0 N (/l Cl In(tl :3-'(IIo..;:+:J oS?;: III n c 6; .. III III Z :z: -.j 5:8~H~~3~t3 ,...- m I" ~ en C) en ex> 0 ~ ~ 52 ~ lD:J r+.....("l C -; CI '" ~" .f m ^ m m -.j -. ((I :Yo Q'< ;<:" s:<i" n z: ~.g CD -g:::J a CD:::!. ~I "-.j z :z:: z: 0 ~ Z ~""'~s:o..9..: g.. :::~ 52 p ~ -i 52 52 ... en m (/l ,0 " CO fi 0 ~ . n ;;:0 0 @ ~ m 0 I@ I I j> II. Planning Commission Staff Report DATE: January 17, 2008 TO: Planning Commission SUBJECT: Use Permit, PUD Modification, Preliminary TDM Plan and Design Review to demolish four existing 1 & 2 story buildings (177,938 sf total) within the Britannia Pointe Grand Development and construct in their place one 3 story and two 5 story office/R & D buildings (461,500 sf total) and an 8 level parking garage in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32,20.81,20.84,20.85 & 20.120 Owners: Architect: Case Nos.: Jonathan M. Bergschneider, HCP, Inc. C. Thomas Gilman, DES Architects & Engineers P05-0159: PUDM05-000I, UPM05-0004, TDM05-0004, DR05- 0094 & EIR05-0005 RECOMMENDATION: It is recommended that the Planning Commission conduct a Study Session, review the Draft Environmental Impact Report (DEIR) for the proposed project, take public testimony on the DEIR and provide any additional comments to staff regarding the DEIR. BACKGROUNDIDISCUSSION: Project Description The applicant proposes to redevelop an older portion of the existing Britannia Pointe Grand biotechnology campus via demolition of four one and two story buildings totaling 177 ,938 square feet. In their place, the applicant proposes three buildings containing a total of 461 ,500 square feet of office and research and development (R&D) space and a seven story parking structure. Two of the new buildings are proposed to be 5 stories in height and contain 193,250 square feet each; and one building will be 3 stories and contain 75,000 square feet. The proposed parking structure accommodates 1,134 cars in seven floors over grade. Also proposed are substantial landscaping upgrades including a new entry plaza along the project area's East Grand Avenue frontage, a new landscape plaza centrally located to the proposed buildings, and a landscape mall that connects the proposed redevelopment to the existing campus. A Draft Environmental Impact Report (DEIR) analyzing the potential environmental impacts of the project has been prepared by environmental consulting firm Lamphier-Gregory. The DEIR was circulated on December 21, 2007 for a forty-five day review period. This hearing is intended to provide the public and the Commission an opportunity to present oral comments on the draft report. Written comments will be accepted until February 4,2008. Staff Report To: Planning Commission Subject: 250-70 East Grand Ave. Study Session January 17,2008 Draft Environmental Impact Report (DEIR) The environmental document discusses the potential impacts ofthe proposed project on the environment, identifies mitigation measures to avoid or reduce potential significant impacts, and discusses feasible alternatives to the proposed project, as required by the California Environmental Quality Act (CEQA). Signij7cantlmpac~ The DEIR identifies 35 significant impacts which are reduced to less-than-significant through various mitigation measures which are summarized in the document. In addition, one significant and unavoidable impact is identified in the document, related to increases in cumulative traffic volumes on Southbound Highway 101. Alternatives Analysis Chapter 13 of the document considers alternative project configurations to determine whether or not altering the project could result in an environmentally superior project. Three project alternatives were considered, including: . No Project Alternative . Reduced Intensity Alternative . Reduced Parking Alternative Of the three alternatives, the Reduced Parking Alternative is environmentally superior while fulfilling the Project Objectives to the same degree as the proposed Project. The alternative reduces the total amount of parking in the development by 215 spaces from 2,742 to 2,527 and can be conceptualized as the removal of over one story (146 spaces) from the proposed parking structure. This changes the parking ratio from 3 spaces per 1,000 gross square feet of floor area (GSF) to 2.77 per 1,000 GSF. The Reduced Parking Alternative is deemed environmentally superior because it contributes fewer cars to the transportation system thus reducing vehicle trips, reducing vehicle emissions, encouraging alternative transportation and improving the effectiveness of the TDM plan. Fewer parking spaces could also result in additional open space on the property and/or a reduction of the size of the parking structure. CONCLUSION: Staff requests that the Planning Commission solicit public comment on the DEIR and offer any other comme ts regarding the proposed 250-70 East Grand Office/R&D project. A TT ACHMENTS Design Review Board Minutes - March 21, 2006 Plans MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Regular Meeting of March 21, 2006 TIME: MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: 4:00 P.M. Harris, Nelson, Nilmeyer, Ruiz and Williams Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Mike Lappen, Senior Planner Gerry Beaudin, Associate Planner Chad Smalley, Associate Planner Patti Cabano, Administrative Assistant 1. ADMINISTRATIVE BUSINESS 2. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Britannia Pt Grand LLC Bayside Area Development 250-270 E Grand Ave P05-0l59, UPM05-0004, PUDM05-0001, DR05-0094 & TDM05-0004 Britannia Pt Grand Modification (Case Planner: Susy Kalkin/Chad Smalley) DESCRIPTION Use Penn it & PUD Modification and Design Review to demolish four existing 1 & 2 story buildings (177,633 sf total) within the Britannia Pt Grand Development and construct in their place three 3 story and 5 story officelR & D buildings (461,500 sf total) and an 8 level parking garage in the Planned Industrial (P-l) Zone District in accordance with SSFMC Chapters 20.32, 20.81, 20.84, 20.85 & 20.120 The Board had the following comments: I. Articulate the parking structure, especially the south elevation, consistent with the proposed buildings. 2. Reduce the massing of the parking structure by introducing colors and "notching" the comers. 3. Relocate the "Building C" service yard away from the pedestrian plaza. 4, Show deck ramping on the parking garage elevation drawings. 5. Use sub-drainage to protect the landscaping from salt water. 6. Use larger trees, such as Lombardi Poplars or similar, to match scale of buildings. 7. Redesign pedestrian circulation to avoid routing pedestrians from the garage across the main vehicular entry. Consider using pedestrian bridges. 8. Differentiate plant materials in the central plaza landscape area by row or grid. 9. Restripe the ADA-required van parking spaces at "Building C" to ensure compliance with current accessibility codes. 10. Screen or relocate the "Sui Iding A" service area. Consider comments for Conditions of Approval 1~~~ ~ c c_. 3 CO -i r+ ~ ~ :I:D) to en en::::::J ~ Sj >::::::J o r-" Z_. ~D "TI D) ,j) :II ~> z-C QO en -. 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I 1'", I I I I' I I I ) : // I ( I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I, 1 Ii: 1 l=i I 10 I I~ 1 l=i I I~ I 1;0: 1 1;3 I ,0 I I~ I 1m I IZ I ,-> -< C ;lJ m (/J ~ i...::-----, 1 I 1 I I I L_________ I J I J 1 1 1 1 1 I 1 I I . I . I . I . i ~ I I 1 I i i I ~ 1 . 1 . 1 . 1 . 1 1 1 1 1 1 1 1 1 1 J 1 1 1 1 cl "'I =1, !ill enl ~I 'Ii: "'I ~I ;0:1 ml :;:;, 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I I I I I I I I I I I I 1 I I I I I I I I I I , L_~__________ / lIMITiOli SiTEliM'~vEMENr: ~ - - - ./ I '" o -< :>> z ~ r Z il: m 8 :;:: :;:: o z ~ :;:: m o o :;:: :;:: o z z :>> :;:: m Planning Commission Staff Report DATE: January 17,2008 TO: Planning Commission SUBJECT: Starbucks - Review of Use Permit to allow a 1,776 sq. f1. coffee shop with an approximately 192 square-foot outdoor seating area in an existing building at 329 Grand A venue in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26 & 20.81. Owner: Applicant: Case No. Rosemary Armanino Starbucks P05-0012: UP05-0003 RECOMMENDATION It is recommended that the Planning Commission accept this report as fulfillment of Condition of Approval C.2.h.2). BACKGROUND / DISCUSSION In March 2005 the Planning Commission approved a Use Permit to allow a Starbucks Coffee shop at 329 Grand Avenue in the Downtown area, with hours of operation of 6 AM to 10 PM daily. The Conditions of approval require a 6-, 12- and l8-month review to ensure compliance with conditions, the last of which was conducted in July 2007. At these past reviews, the Commission has noted an ongoing concern with the cleanliness of the site, particularly with the pavement at the front of the store, and directed that this fourth revIew occur. Code Enforcement and Planning staff have met with Starbucks management staff who have been charged with resolving the various issues of concern, including trash accumulation in and around the site, general store cleanliness and operations. Significant steps have been taken in the past several months, including installing a new, experienced manager, increasing garbage pick-ups, repainting the rear of the building, as well as stepping up general clean-up efforts in and around the store. Code Enforcement has indicated that all of its issues have been resolved at this time. Additionally, Planning staff has made several recent site inspections and has found the site to be generally clean and well managed. Consequently, staff recommends that the Planning Commission accept this fourth report as fulfillment of the Conditions of Approval C.2.h.2). ~~L S Y Ka In --- Chief Planner ATTACHMENTS: Conditions of Approval CONDITIONS OF APPROVAL UP05-0003 (As approved by the Planning Commission on March 17, 2005) A. Planning Division requirements shall be as follow: 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial Industrial and Multi-Family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by Starbucks Coffee Company dated 12/3/04, except as otherwise modified by the conditions that follow. 3. Signs shall be limited to those depicted on the attached plans prepared by Sign Resources dated 1/7/05. No additional flags, banners, pennants, freestanding signs, etc. shall be permitted without prior approval of an appropriate sign permit issued by the City. 4. The business management shall responsible for ensuring that the site and perimeter properties remain free of litter generated by patrons of this business. 5. Hours of operation shall be limited to 6:00 AM to 10PM daily. [Planning Division contact: Susy Kalkin, Principal Planner (650) 877-8535] B. Engineering Division requirements shall be as follow: 1. The applicant shall comply with all of the applicable conditions in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments" booklet, dated January 1998. This booklet is available from the Engineering Division, at no cost to the applicant. 2. The applicant shall redesign the parking area at the rear of the building to minimize the potential conflicts due to vehicles backing on to the alley. The alley does not have sidewalks, revise proposed accessible path of travel to prevent conflicts with vehicles in the travel way of the alley. 3. Provide grading, paving, striping and drainage plans for the rear parking area. [Engineering Division contact: Dennis Chuck, Sr. Civil Engineer (650) 829-6652] c. Police Departments requirements shall be as follow: I. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right Conditions of Approval RE: Starbucks - P05-0012: UP05-0003 Date: March 17,2005 Page 2 of5 to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Building Security a. Doors I) The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. 2) Glass doors shall be secured with a deadbolt lock! with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. 3) Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock! with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. 4) Outside hinges on all exterior doors shall be provided with non-removable pins when pin- type hinges are used or shall be provided with hinge studs, to prevent removal of the door. 5) Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. 6) Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface- mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. 7) On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, U4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval RE: Starbucks - P05-0012: UP05-0003 Date: March 17, 2005 Page 3 of5 protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. 8) Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. b. Windows 1) Louvered windows shall not be used as they pose a significant security problem. 2) Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. 3) Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings I) All glass skylights on the roof of any building shall be provided with: i) Rated burglary-resistant glass or glass-like acrylic material.2 or: ii) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: iii) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. 2) All hatchway openings on the roof of any building shall be secured as follows: i) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. ii) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. iii) 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: Conditions of Approval RE: Starbucks - P05-0012: UP05-0003 Date: March 17, 2005 Page 4 of5 i) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: ii) A steel grill of at least 1/8" material or two inch mesh and securely fastened, and iii) I f the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. d. Lighting 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. i) In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. f. Alarms I) The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well In advance of the final inspection. g. Traffic, Parking, and Site Plan 1) Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau at 829-3934. Conditions of Approval RE: Starbucks - P05-0012: UP05-0003 Date: March 17, 2005 Page 5 of 5 h. Misc. Security Measures 1) Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. 2) This Use Permit application shall be subject to 6, 12 and 18-month reviews by the Planning Commission, upon start of business. [Police Department contact: Sgt. E. Alan Normandy (650) 877-8927] D. Water Quality Control Department requirements shall be as follow: I. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 2. A plan showing the location of all storm drains and sanitary sewers must be submitted. 3. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. Trash handling area must be shown on plans and must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. 6. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 7. Applicant may be required to pay an additional connection fee. Please provide Environmental Compliance Coordinator with the existing and proposed number of sewer fixture units. Contact Cassie Prudhel at 650-829-3840. 8. Applicant will be required to obtain a wastewater retail food facility permit prior to the beginning of operation. Please contact Craig Lustenberger at Water Quality Control (650) 829-3882 to set up an inspection after completion of construction. [Water Quality Control contact: Cassie Prudhel, (650) 829-3840] Planning Commission Staff Report DATE: January 17, 2008 TO: Planning Commission SUBJECT: STUDY SESSION OF: 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-l13-450, 015-l13-460, 015-113-470, 015- 113-480,015-113-490 & 015-13-500). Zoning: Planned Industrial (P-I) Zone District and the Industrial (M-1) 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 conduct a study session and offer comments. BACKGROUND/DISCUSSION: The Planning Commissioners reviewed the proposed project at their December 6, 2007 meeting. The Commissioners focused their comments on the proposed reduction of landscaping, and the landscape and fencing design. They directed that a study session be conducted and that the applicant provide street elevations ofthe site and provide a power point presentation, so that the effectiveness of the fencing and landscaping screening could be more easily evaluated. Staff Report To: Planning Commission Re: P06-088 - 160 Produce Avenue Study Session January 17, 2008 Page 2 of 3 The applicant has developed several street elevations, made changes to the plans and will make a power point presentation to the Commissioners. 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 A venue 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 A venue. More detailed site and project information can be found in the December 2007 Planning Commission staff report. The intent of the proposed landscaping and fence upgrades along the street frontages is to reduce views of parking areas. The fences along Terminal Court will be relocated 12 feet behind the sidewalk, and 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. 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% of the site area] does not meet the City's minimum requirement of 47,350 square feet [10% ofthe 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. City staff is recommending that the Planning Commission consider approving a PUD to allow the perimeter landscaping along the street frontages and 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 of the previously approved Use Permit, would result in a direct economic loss to the business estimated in the range of between Staff Report To: Planning Commission Re: P06-088 - 160 Produce Avenue Study Session January 17, 2008 Page 3 of 3 50 to 1 00 parking spaces, and the combination of the perimeter landscaping and fencing will effectively limit views ofthe 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 ofthis magnitude could 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. The Planning Commission could require that the owner make a contribution to the Cultural Arts Fund [SSFMC chapter 20.101] 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 ofthe 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. CONCLUSION/RECOMMENDATION: The Planning Commission conduct a study session and offer comments. ATTACHMENTS: December 6, 2007 Staff Report Revised Plans 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. BACKGROUND/DISCUSSION: 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 ofa 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 of the 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 I 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 of the 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 Avenue. 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 Avenue 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% of the 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 of34,465 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 of the previously approved Use Permit, would result in a direct economic loss to the business estimated in the range of between 50 to100 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 oflandscape 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 staff has 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). 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. :fr &~ ----Steve ~ 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 of the 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 A venue. 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 dIe 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% of the total number of proposed trees shall have a minimum size of 36 inch box. Trees along the street frontage shall be a minimum size of24 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 I. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. II. Building Security 1. Doors a. The j arnb 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 ofthe 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/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 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 lock1 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 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 25/16" security laminate, 1/4" 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) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material. 2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. 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 of the Use Permit be violated, the Chief Planner may immediately revoke the Use Permit upon written request by the Code Enforcement Division or the Police Department. (police Department contact, Sgt. E. Alan Normandy PH: 650/877-8927) D. FIRE DEPARTMENT 1. 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, electricaVmechanical 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 storm water 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 I ndustrial (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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