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CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
February 7, 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-
[email protected].
Mary Giusti
Chairperson
Wallace M. Moore
Commissioner
Eugene Sim
Commissioner
Marc C. Teglia
Vice-Chairperson
John Prouty
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.
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PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
February 7, 2008
Time 7:30 P.M.
I
I
CALL TO ORDER I PLEDGE OF ALLEGIANCE
ROLL CALL I CHAIR COMMENTS
Presentation of a resolution commending Judith Honan for Planning Commission Service.
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Approval of regular meeting minutes of September 20,2007.
PUBLIC HEARING
2. Myers Development/applicant
Myers Development/owner
San Bruno MntlBayshore Blvd
PM07-0001: P06-0073
Parcel map to divide the 17.91 acre parcel known as "The Development Parcel" (APN No. 007-
650-160) into two parcels: Lot A 15.00 acres and Lot B 2.91 acres; located in the Terrabay
Specific Plan District in accordance with SSFMC 20.63 and Title 19 (Subdivision Ord.)
3. Burns & McDonnell Engineering/applicant
Shell Oil Products/owner
135 N. Access Rd
P07-0135: UP07-0024 & DR07-0080
Use Permit and Design review allowing an 8 foot tall fence within the minimum require front
setback situated at 135 North Access Road, in the Planned Industrial (P-I) Zone District, in
accordance with SSFMC Chapters 20.32, 20.73, 20.81 and 20.85.
Planning Commission Agenda - Cont'd
February 7. 2008 I
Page 3 of 3
4. Parking Company of America/applicant
Elias S. Hannat/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 14,113 square feet instead ofthe minimum requirement of 47,350 square feet. Use Permit
and Design Review allowing a new canopy entry and landscaping, 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
ADMINISTRATIVE BUSINESS
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
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Secretary to the Planning Commission
City of South San Francisco
NEXT MEETING: Regular Meeting February 21, 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
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Planning Commission
Staff Report
DATE: February 7,2008
TO: Planning Commission
SUBJECT: Centennial Towers - Tentative Parcel Map to resubdivide an existing 17.74 acre
parcel into two lots: Parcell - 14.8283 acres and Parcel 2 - 2.9096 acres, in
accordance with SSFMC Chapter 19 and the State Map Act.
Location:
1200 Airport Boulevard
Applicant:
Myers Peninsula Ventures
Case Nos.:
PM07-0001
RECOMMENDATION:
It is recommended that the Planning Commission approve PM07-0001 based on the attached
findings and subject to the attached conditions of approval.
BACKGROUNDillISCUSSION:
The subject parcel is governed by the approved Final Terrabay Phase III Specific Plan, the Terrabay
Specific Plan Zoning District and the Terrabay Precise Plan all of which were approved by the City
Council on October 25,2006 (Resolution 82-2006). The applicant proposes to subdivide an existing
17 .91-acre parcel known as "The Development Parcel" which is approved for development of two
office towers, a parking garage, 24,000 square feet of retail, a 1 00-chi1d day care center and 200-seat
shared use performing arts facility. Centennial Towers is the third phase of Terrabay and is located
along the westerly side of Airport Boulevard. Two lots would be created and would consist as:
Parcel One: 14.8283 (14.84) acres which includes the 12-story 328,978 square foot office tower
known as "The South Tower" which includes approximately 11,544 square feet of retail, a 100-chi1d
day care center, a 20-seat shared use performing arts facility, a seven level parking garage consisting
of 646,032 square feet and 55 surface parking spaces. These improvements are under construction.
Parcel Two: 2.9096 (2.90) acres which includes the 21-story 364,041 square foot office tower
known as "The North Tower" including 12,465 square feet of retail space. Construction on these
improvements is anticipated to commence 2009.
Staff Report
To: Planning Commission
Subject: Centennial Towers Parcel Map
February 7,2005
Page 2
The floor area ratio (FAR) for Terrabay Phase III is calculated on the total parcel area of all the
commercial parcels designated Business Commercial in the Specific Plan and General Plan of the
City. Therefore, the tota110t area for FAR calculation is 20.87 acres consisting of the 2.69-acre
Buffer Parcel and the 17.74 acres which is the subject of the lot division for a tota11and areaof20.87
acres. The FAR is 0.78 which is the same that was approved by City Council when the precise plan
was approved in October 2006. The proposed lot split does not alter the land use entitlements or
development regulations that were approved by the City on October 25, 2006. Therefore, the
Conditions of Approval associated with Resolution #82-2006 still applies to the project development
and operation, and the Mitigation Monitoring and Reporting Program adopted by City Resolution
#81-2006 still applies to the project and project development.
The two parcels will be governed by a Reciprocal Easement Agreement (REA) if the lot split is
approved. The REA addresses cross easements to insure that the site, improvements thereupon, and
the land uses function as a single development. Therefore the REA addresses access and
maintenance for commonly used improvements on the site as a whole which includes parking,
sidewalks, open spaces, access, geotechnical mitigation instruments and maintenance of the debris
basin, Buffer Parcel, utilities and landscaping. An REA is a legal arrangement that is often used for
shopping centers and mixed-owner campuses again to insure that a project functions as a seamless
"single" development. The REA is near final form as the Applicant, the City Attorney and staff are
reviewing the second revision to the document. The REA is required to be recorded and the REA is
cited on the cover page of the Parcel Map.
Environmental Determination - A 1998/99 Supplemental Environmental Impact Report was
prepared and certified in 1999 for Terrabay Phases II and III. A 2005 Supplemental Environmental
Impact Report was prepared and an Addendum to that report was prepared in 2006 for Terrabay
Phase III. Both the 2005 Supplemental Environmental Impact Report and the 2006 Addendum were
considered and certified by the City Council October 11,2006 (Resolution #81-2006). The proposed
lot split does not alter in any way the maximum development, land use layout, design, intensity or
use that was analyzed in the 2006 Addendum and 2005 Supplemental Environmental Impact Report.
Additionally, minor land divisions are categorically exempt pursuant to the provisions of the
California Environmental Quality Act (CEQA): Class 15, Section 15315 (minor land divisions).
Because the project has been determined to be exempt and in light of the adopted Mitigation
Monitoring and Reporting Program for project development and operation, the Planning
Commission is not required to take any further action on an environmental document.
Staff Report
To: Planning Commission
Subject: Centennial Towers Parcel Map
February 7, 2005
Page 3
CONCLUSION:
The tentative parcel map complies with the City's Subdivision Ordinance and with the State Map
Act. Therefore, staff recommends that the Planning Commission approve PM07-0001 based on the
attached findings and subject to the attached conditions of approval.
ATTACHMENTS: Proposed Findings of Approval
Proposed Conditions of Approval
Tentative Parcel Map
PROPOSED FINDINGS OF APPROVAL
PM07-0001
(February 7,2008 Planning Commission Meeting)
As required by the "Minor Subdivision Procedures" (SSFMC Section 19.48) the following findings
are made in support of the Tentative Parcel Map to subdivide a 17.74 acre site into two lots with a
Reciprocal Access Easement, for a site located at 1200 Airport Boulevard, in the Final Terrabay
Phase III Specific Plan Area and the Final Terrabay Specific Plan District, based on public testimony
and the materials submitted to the City of South San Francisco Planning Commission which include,
but are not limited to: "Centennial Towers Tentative Parcel", dated January 24,2008, prepared by
Brian Kangas Foulk; Planning Commission staff report dated February 7,2008; testimony received
at the Planning Commission hearing of February 7,2008; the Mitigation Monitoring and Reporting
Program adopted by City Council Resolution # 81-2006 and the Conditions of Approval for project
development adopted by City Council Resolution #82-2008 on October 25, 2006.
1. The proposed tentative parcel map is consistent with the standards and requirements of the
City's Zoning Ordinance and the Terrabay Specific Plan District requirements, as required by
19.12.020 of the City's Municipal Code (Subdivision Ordinance). The tentative parcel map
would not alter any of the site development standards approved by the City Council by
Resolution #82-2006 on October 25,2006. The tentative parcel map complies with the site
development standards approved in 2006 which are codified in the Terrabay Specific Plan
Zoning District in that:
A. The Terrabay Specific Plan District does not identify a minimum lot size for
development. As a comparison, the Zoning Ordinance stipulates 2,500 to 5,000
square feet as the minimum lot area for commercially zoned properties. The two
proposed parcels are 2.9 and 14.8 acres is size in excess ofthe minimum required lot
area required by zoning.
B. The FAR would be 0.78, under the 1.0 maximum permitted by the General Plan for
Business Commercial Districts and the same FAR that was approved in 2006 for
Centennial Towers.
C. The internal streets and entrance to the site were designed in 2006 to conform to the
requirements of Section 20.63.140 of the Municipal Code (Terrabay Specific Plan
District) which are based upon the findings of the environmental documents. The
street layout will not be modified by the tentative parcel map. The entry/exit to the
site is designed with 88 feet of right-of-way (Section 20.63.140. (b)). The internal
intersection is designed 52 feet of right-of-way on the inbound lane and 48 feet of
right-of-way on the outbound lane (Section 20.63.140. (c)).
D. The tentative parcel map does not alter the maximum permitted height identified in
Section 20.63.140 (a) (1) (2) which is 275 feet above mean sea level for the South
Tower and 360 feet above mean sea level for the North Tower.
E. The tentative parcel map does not alter the required parking of 2,052 spaces.
2. The tentative parcel map complies with the requirements of SSFMC Title 19 (Subdivision
Ordinance) and with the requirements of the State Subdivision Map Act. Therefore the
proposed tentative parcel map is:
A. Consistent with applicable authorities as set forth in Section 19.80.130(A) of the
Subdivision Ordinance; consistent with the Final Terrabay Phase III Specific Plan
and Terrabay Specific Plan Zoning District.
B. Suitable for the proposed density and land use that was approved by the City Council
on October 25, 2006 by Resolution # 82-2006 which is codified in the Terrabay
Specific Plan and Specific Plan Zoning District.
C. Identical to the design and improvements approved in 2006 and those analyzed in the
2006 Addendum to the 2006 Terrabay Supplemental Environmental Impact Report
and Mitigation Monitoring Program and as mitigated will not cause or sustain
substantial environmental damage as defined by Section 21000 et seq. ofthe Public
Resources Code.
D. Does not involve replacement or removal of housing.
E. Consistent with the Subdivision Map Act and other related state and local laws.
3. The design and improvements of the tentative parcel map are not in conflict with any existing
public easements. All easements are identified on the tentative parcel map and the REA.
4. The proposed tentative parcel map is categorically exempt pursuant to the provisions ofthe
California Environmental Quality Act (CEQA): Class 1, Section 15301 (existing facilities).
The site development and operation is governed by the adopted Mitigation Monitoring and
Reporting Program (City Council Resolution #81-2006).
PROPOSED CONDITIONS OF APPROVAL
PM05-0003
(October 6,2005 Planning Commission Meeting)
A. Planning Division requirements shall be as follows:
1. The Final Parcel Map shall be substantially consistent with the Tentative Parcel Map
entitled, "Centennial Towers Tentative Parcel Map", dated January 24,2008 prepared by
Brian Kangas Foulk.
2. The Reciprocal Access Easement shall be recorded simultaneously with the Parcel Map.
Planning Division Contact Person: Allison Knapp, Consulting Planner (650) 829-6633
B. Engineering Division requirements shall be as follows:
1. The Developer shall submit to the Engineering Division all related documents necessary for
the final recordation of the Parcel Map. The Developer shall submit current title reports,
closure calculations, and any other documents needed for the map check of the parcel map.
2. The Developer shall submit a cash deposit of $5,000 for the map check of the final parcel
map.
3. The Developer shall pay all fees related to the recordation of the final parcel map.
Engineering Division Contact Person: Sam Bautista, Senior Engineer (650) 829-6668
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Staff Report
DATE: February 7, 2008
TO: Planning Commission
SUBJECT: Use Permit and Design Review allowing an 8 foot tall fence within the minimum
required front setback, situated at 135 North Access Road (APN 015-173-140), in
the Planned Industrial (P-I) Zone District in accordance with SSFMC Section
20.73.020(a) and Chapters 20.32, 20.81 & 20.85.
Owner: Shell Oil Products
Applicant: Bums & McDonnell Engineering
Case No.: P07-0135 [UP 07-0024 & DR 07-0084]
Env. Doc.: Categorical Exemption Section 15303(e)
RECOMMENDATION:
That the Planning Commission approve a Use Permit and Design Review allowing an 8 foot
tall fence within the minimum required front setback, situated at 135 North Access Road,
in the Planned Industrial (P-I) Zone District, subject to making the fmdings of approval
and adopting the conditions of approval.
BACKGROUND/DISCUSSION:
The 6.759 acre project site is used to store bulk aviation fuel. The proposed project, consisting of
an 8 foot tall fence with k-rail, is intended to improve site security. The landscaping, consisting
of a single row of shrubs, has been added to soften the appearance of the fence and the k-rail. The
fencing will be placed in close proximity to the property boundary and within the minimum
required 20 foot deep front setback.
Fences that exceed 3 feet in height within minimum required setback area are required to have an
approved Use Permit by the Planning Commission [SSFMC Section 20.73.020(a)].
DESIGN REVIEW BOARD
The plans were reviewed by the Design Review Board at their meeting of January 15,2008. The
Board was generally supportive of the proposed design and recommended approval, but offered
the following comments:
Staff Report
To: Planning Commission
Subject: P07-0135 (UP 07-0024 & DR 07-0084)
February 7, 2008
Page 2 of2
1. The white k-rail should be painted a muted green color (e.g. sage, olive drab) to reduce its
visibility and blend in with the landscaping.
2. The fence design should be revised to provide a flat top rail rather than finials.
3. The landscape plan should be revised to include a larger and hardier shrub that will more
readily thrive, is low maintenance and will reach a height of 4 feet to 6 feet - providing
more effective screening.
The applicant has revised the plans incorporating the Board's comments.
ENVIRONMENT AL 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 15303(e)
Class 3 New Construction or Conversion of Small Structures. 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:
The proposed fence and k-rail along the street frontage will provide improved security. The
vertical metal picket fence will be visually more attractive than the chain link fencing it replaces.
The painting ofthe k-rail a muted green color in combination with the planting of a row of
shrubs will help to soften views of the fencing and k-rail. The proposed project has been
recommended for approval by the City's Design Review Board. Therefore, City staff
recommends that the Planning Commission approve a Use Permit and Design Review allowing
an 8 foot tall fence within the minimum required front setback, situated at 135 North Access
Road, in the Planned Industrial (P-I) Zone District, subject to making the findings of approval
and adopting the conditions of approval.
Attachments:
Draft Findings of Approval
Draft Conditions of Approval
Design Review Board Minutes
January 15,2008
Plans
DRAFT FINDINGS OF APPROVAL
USE PERMIT 07-0024
135 NORTH ACCESS ROAD
(As recommended by City Staff February 7, 2008)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are
made in approval of Use Permit 07-0024 allowing an 8 foot tall fence within the minimum
required front setback, situated at 135 North Access Road, in the Planned Industrial (P-I) Zone
District, 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 and
Fence Plans prepared by Burns & McDonnell Engineering, dated January 22,2008; Design
Review Board meeting of January 15,2008; Planning Commission staff report, dated February 7,
2008; and Planning Commission meeting of February 7, 2008:
1. The proposed fencing 8 feet in height, k-rail and landscaping screening will not be
adverse to the public health, safety or general welfare ofthe 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 fit
with the existing surrounding industrial and commercial developments. The new
landscaping and painting of the k-rai1 a muted green tone, will make the site more
visually pleasing and soften views ofthe fence and k-rail. Conditions of approval are
required which will ensure that the development complies with local development
standards, that the landscaping be revised to provide hardier and larger shrubs, and
that the white k-rai1 will be painted a muted green color to blend in with the
landscaping.
2. The proposed fencing 8 feet in height and landscaping screening, complies with the
General Plan Land Use Element designation of the site of Mixed Industrial and
policies that encourage site and security improvements.
3. The proposed fencing 8 feet in height, k -rail and landscaping screening, situated in
the Planned Industrial (P-I) Zone District, adjacent to other industrial, airport and
commercial retail uses, complies all applicable standards and requirements of SSFMC
Title 20.
*
*
PROPOSED CONDITIONS OF APPROVAL
P07-0135
135 NORTH ACCESS ROAD
(As recommended by City Staff on February 7, 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 Bums & McDonnell, dated January 22,2008,
submitted in association with P07-0135 [Use Permit 07-0024 & Design Review
07 -0084].
3. The landscape plan shall comply with the Design Review Board
recommendations of January 15,2008 and be subject to the review and approval
by the City's Chief Planner.
4. The vertical metal fence shall be painted black and the k-rai1 shall be painted a
muted green color. The finishes shall be subject to the review and approval of the
City's Chief Planner.
5. Prior to the final inspection, the owner shall obtain and thereafter maintain a
Business License from the City of South San Francisco.
(Planning Division: Steve Carlson, Senior Planner 650/877-8353)
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 owner shall remove and replace any broken sidewalk, curb and gutter
fronting the property.
b. Any work performed in the city's right-of-way shall require an
encroachment permit. The developer shall pay for an associated fees and/or
deposits to obtain the encroachment permit.
(Engineering Division: Sam Bautista 650/829-6652)
c. FIRE DEPARTMENT
1. Insure that fence does not block access to any fire hydrant or fire protection
device.
2. The automatic sliding gate is to have a knox box attached with a key to the gate
insiding.
3. 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/preventionlfire permits. asp
(Fire Marshall: David Scardigli 650/829-6645)
DESIGN REVIEW BOARD APPROVAL
Date:
January 15,2008
Applicant:
Bums & McDonnell
Site Address: 135 North Access Road
Project No.: P07-0135, UP07-0024 & DR07-0084
On Tuesday, January 15, 2008, the Design Review Board reviewed your plans for a Use
Permit and Design Review of an 8 foot tall fence in the minimum required setback for the
property situated at 135 North access Road in accordance with SSFMC Chapters 20.59 &
20.85.
The Board has determined that the application will comply with the Design Guidelines after
the following changes have been made to the plans:
1. The white k-rail should be painted a green color (e.g. sage, olive drab) to reduce its
visibility and blend in with the landscaping.
2. The fence design should be revised to provide a flat top rail rather than finials.
3. The landscape plan should be revised to include a larger and hardier shrub such as
Raphiolepos "Springtime" that will more readily thrive, is low maintenance and will
reach a height of 4 feet to 6 feet - providing more effective screening.
Please include these comments and any others into your application submittal for Planning
Commission.
If you have any questions regarding this matter, please feel free to contact the Planning
Division at (650) 877-8535.
Sincerely,
Steve Carlson, Senior Planner
Cc: Shell Oil Products
File
Commercial Fences - Delgard Premier Aluminum Fencing - Delair Group
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Planning Commission
Staff Report
DATE:
February 7,2008
TO:
Planning Commission
SUBJECT:
1.
Commercial Planned Unit Development Permit allowing a combined on
site and off-site landscape area of 14,113 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, 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 Zone and the Industrial Zone Districts.
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 14,113 square feet instead ofthe
minimum requirement of 47,350 square feet, and 2) Use Permit and Design Review allowing a
new canopy entry and landscaping, 24 hour operation, generating in excess of 100 average
daily vehicle trips, and fences greater than 3 feet in height within the minimum required street
setbacks, and expanding the existing commercial parking use to several abutting lots, situated
at 160 Produce Avenue, subject to making the required fmdings and adopting the conditions of
approval.
BACKGROUNDIDISCUSSION:
The Planning Commission reviewed the project at its hearing on December 6, 2007 and requested
that the applicant prepare an additiona11andscape plan with increased planting area, more illustrative
drawings showing the site screening, and an improved power point presentation package for the
Staff Report
To: Planning Commission
Re: P06-088 - 160 Produce Avenue
February 7, 2008
Page 2 of 3
Planning Commission meeting on January 17,2007. At the January meeting the Commission
conducted a study session and was supportive of the landscape Option #2 (increased landscape area)
and the other proposed changes.
The proposed development includes constructing a new entry canopy, relocating existing fencing
and providing new landscaping. 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. The revised
landscaping plan includes new planting along Terminal Court, and Produce and San Mateo Avenues
The existing chain link fences will be relocated several feet behind the landscaped areas.
Open parking will be provided for 1,224 passenger vehicles, including more than two dozen buses of
various sizes [a reduction of 126 parking spaces]. More detailed information regarding the project
and business operation are contained in the attached staff reports from previous Commission
meetings.
LANDSCAPING
Landscaping will be provided through a combination of on-site and off-site areas. The revised on-
site landscaping of 14,113 square feet [2.98% 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 of 33,236 square feet can be addressed by either further 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 revised
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.
While landscaping is generally desirable, requiring the owner to provide the additional 33,236 square
feet of landscape area would not necessarily enhance public views of the site, would significantly
reduce the number of on-site parking spaces [estimated by City staff to be on the order of 135+
parking spaces], 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 to offset the landscape deficiency [estimated by City staff to be $195,095.32 ($5.87/SF x
(29.3% - CPI-W increase since September 1997 - date ofthe ordinance adoption) x (33,236 SF -
Landscape shortfall) = $195,095.32]. 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 Commission could require that the applicant make a much smaller fee contribution
to offset the deficiency.
Staff Report
To: Planning Commission
Re: P06-088 - 160 Produce Avenue
February 7, 2008
Page 3 of 3
CONCLUSION/RECOMMENDA TION:
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 14,113 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, 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.
~e c:i~~~
--ste ar1son, Senior Planner
ATTACHMENTS:
Draft Findings of Approval
Commercial Planned Unit Development
Use Permit
Draft Conditions of Approval
Planning Commission Staff Reports
December 6, 2007
January 17,2008
Design Review Board Minutes
July 25, 2006
Revised Plans
FINDINGS OF APPROVAL
P06-0088
COMMERCIAL PLANNED UNIT DEVEOPMENT PERMIT
160 PRODUCE AVENUE
(As recommended by City Staff February 7, 2008)
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 14,326 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 January 28, 2008;
Design Review Board meeting of August 15,2006; Design Review Board minutes of August 15,
2006; Planning Commission staff report, dated December 6, 2007; Planning Commission meeting
of December 6, 2007; Planning Commission meeting minutes of December 6,2007; and Planning
Commission meeting of February 7,2008:
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 14,326 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 installed and 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 February 7, 2008)
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, 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: Revised Plans
prepared by Farias & Marrugo Architects, dated January 28, 2008; Design Review Board meeting
of August 15,2006; Design Review Board minutes of August 15,2006; Planning Commission
staff report, dated December 6,2007; Planning Commission meeting of December 6,2007;
Planning Commission meeting minutes of December 6,2007; Planning Commission meeting of
February 7, 2008:
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
severa110ts adjacent to San Mateo Avenue, and continuation of the 24 hour
operation, generation of vehicular traffic in excess of 100 average daily vehicle
trips will not be adverse to the public health, safety or general welfare of the
community, or detrimental to surrounding properties or improvements. The entry
has been redesigned to improve sight line distance and reduce traffic circulation
conflicts along Produce Avenue. The site improvements and landscaping meet
the City Design Guidelines, and have been recommended by the South San
Francisco Design Review Board. Conditions of approval are included to require
conformance with the Planning Commission approved plans and City
development requirements.
2. The proposed new canopy entry, fences greater than 3 feet in height within the
minimum required setbacks, and expanding the commercial parking use onto
several lots adjacent to San Mateo Avenue, and continuation of the 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 February 7, 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 Farias & Marrugo Architects, dated
January 28,2008, submitted in association with P06-0088. The previous
Use Permit conditions of approval for the site, including UP 88-881 and
UP 91-887, will also remain in effect except those which are superceded
by the P06-0088. Any conflicts between the conditions of approval shall
be subject to review and resolution by the City's Chief Planner.
3. Prior to the issuance of the Building Permit, the landscape plan shall be
revised to include mature shrubs, trees that have a minimum size of 24
inch box and 15% of the total number of proposed trees shall have a
minimum size of 36 inch box. Trees along the street frontage shall be a
minimum size of 24 inch box. The fina11andscape 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, or 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 jamb on all aluminum frame-swinging doors shall be
so constructed or protected to withstand 1600 1bs. 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 10ck1 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 turnpiece may be used in
"Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily
minimum throw of one (1) inch. The outside ring should be
free moving and case hardened.
c. Employee/pedestrian doors shall be of solid core wood or
hollow sheet metal with a minimum thickness of 1-3/4
inches and shall be secured by a deadbolt 10ck1 with
minimum throw of one (1) inch. Locking hardware shall
be installed so that both deadbolt and deadlocking latch can
be retracted by a single action of the inside knob, handle, or
turn piece.
d. Outside hinges on all exterior doors shall be provided with
non-removable pins when pin-type hinges are used or shall
be provided with hinge studs, to prevent removal of the
door.
e. Doors with glass panels and doors with glass panels
adjacent to the doorframe shall be secured with burg1ary-
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 astraga1 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.
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.
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
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 approved type money safe with a minimum
rating ofTL-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: Sgt. Jon Kallas PH: 650/877-8927)
D. FIRE DEPARTMENT
1. Fire access and fire road width to be submitted and approved by Fire
Marshal.
2. All buildings shall provide premise identification in accordance with SSF
Municipal Code Section 15.24.100.
3. Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
4. Project must meet all applicable Local (SSF Municipal Code, Chapter
15.24 Fire Code)
(Fire Department: David Scardigli 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 Storm water 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)
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-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 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 smaIler area and over time was expanded. The
first commercial parking operation was comprised of a single lot [APN 015-113-330]. Later Use
Permits (UP 88-881 and UP 91-887) were approved by the Planning Commission allowing a
commercial parking operation for up to 477 automobiles and comprised of several abutting
properties fronting on Produce Avenue and Terminal Court [APNs 015-113-290,015-113_340 and
015- I 13-350]. Parking operations were later expanded, withont benefit of an approved Use Permi~
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 inclndes 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 pnblic right-of-way, and
which were required as part of the previous Use Permi~ will be re-installed. New landscaping will be
installed along San Mateo Avenue and the existing chain link fence wiII 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
bnses of various sizes [a reduction ofl26 parking apaces]. The business provides employment for 35
persons comprised of26 drivers, 6 cashiers, 1 mechanic, 1 fuIl time and 1 part-time maintenance
person (who is also a cashier), and 1 manager. The operation will be comprised of three shifts with
the daytime shift of 9 persons being the largest, and the night shift being the smallest with 3
employees.
Shnttle service to and from San Francisco International Airport is also provided for customers with a
fleet of 8 bnses - each having a capacity of 13 passengers. Between Tnesday and Saturday, during
day time into the late evening hours,S shuttles are in operation. On Sunday and Monday, the
business operates a total of 6 shnttles. During the late evening and early morning hours the bnsiness
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 proj ect site's General Plan Land Use Element designation of Conunnnity Conunercial (with a
Regional Conunercial identifier) allows regional Serving uses inclnding 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-1) Zone District. Both the P-I and the M-1 Zone Districts
allow commercial parking nses [(SSFMC Sections 20.30.030(c) & 20.32.030(c)J. 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, respectivelYJ. 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 20.84.050J.
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 staff has 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
adjacentShell 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 A venue, 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 to 1 00 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.
~~~&/~
yeve Car son, Semor 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
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,
015-113-420,015-113-440,015-113-450, 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-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.
BACKGROUNDIDISCUSSION:
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 of the 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 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. 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 A venue will be relocated 25 feet behind the sidewalk. The
fences along Produce A venue wfII 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 areaJ does not
meet the City's minimum requirement of 47,350 square feet [10% of the total site areaJ [SSFMC
Section 20.73.040J. 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.
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 A venues _ 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 J, 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 100 parking spaces, and the combination of the perimeter landscaping and fencing will
effectively limit views of the site from the public right-of-way.
While landscaping is generally desirable, requiring the owner to provide the additional 34,465 square
feet of landscape area [nearly an acre of the site interior] would not necessarily enhance public views
of the site [since site access is restricted to paying customers and views are restricted by the 8 foot
tall perimeter fencing]. Provision oflandscaping of this magnitude 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/RECOMMENDA TION:
The Planning Commission conduct a study session and offer comments.
A IT ACHMENTS:
December 6, 2007 Staff Report
Revised Plans
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
t::: SmalleYl Associate Planner
Patti a . . tr' ssistant
{ADMINISTRATIVE BUSINESS
2. OWNER Hanna, Elias S
APPLICANT Parking Comp of America
ADDRESS 160 Produce Ave
PROJECT NUMBER P06-00881 UP06-0020 & DR06-0072
PROJECT NAME Parking Comp of America - Use Permit
(Case Planner: Steve Carlson)
DESCRIPTION
Use Permit and Design Review allowing a new landscaped entry
and canopy at 160 Produce Avenue in the Planned Industrial (P-
I) Zone District in accordance with SSFMC Chapters 20.81 &
20.85
The Board had the following comments:
1. Patch or otherwise repair the pavement throughout the lot.
2. Replace Crepe Myrtle with Raphiolepis (Majestic Beauty) trees (one in each
planter island)
Recommend Hemerocallis hybrids 1 Stella D10ro1 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.
o R
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
Is ises
Michael Nilmeyer
202 Littlefield Ave
P06-0054, UP06-0016 & DR06-0043
Use Permit I Fed-X
(Case Planner: Steve Carlson)
DESCRIPTION
"Resubmittal" - Use Permit allowing a two tenant building
comprised of a 101228 square foot industrial use and a 171600
square foot mail distribution center with a 321000 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) vehicles1 outdoor vehicle
storage of up to five (5) tractor trailers1 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 20.71,20.741 20.81 & 20.81
Design Review of exterior building changes, new exterior open
at-grade parking and landscaping upgrades.
The Board approved the plans as submitted.
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