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Home My WebLink About02-21-2008 PC e-packet ~'t\\ SAN CoO :s>\II/,,;.--, , p~ r. ~I .~A <fA, 0' -~. 'Jfs.",'U (,.'~ ;:.., , .-=,','\ ..... E-< : ',,' ~li'llh CJ) _.,,1 ',"', ...._n (,)~~:o _...__...~. A ._ ~~~ 04~~~ CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE February 21, 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. Mary Giusti Chairperson Wallace M. Moore Commissioner Eugene Sim Commissioner Stacey Oborne 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 Acting Economic Development Coordinator 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. ~'tR SAN CoO 0:-\\11";:..,...., , p~ S- -~! ..!!.~ (,.<f~ ,() ;;... I' . '\ '~(' i\ '(j; ~ II i\ ,I ':,,1 !Ii!i.!:.!... n c)~~.:o --........~ .A ._~L.~ ...2-~' C~~ 4lIFOR~"\ PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE February 21, 2008 Time 7:30 P.M. I ~ CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Burns & McDonnell Engineering/applicant Shell Oil Products/owner 135 N. Access Rd P07-0135: UP07-0024 & DR07-0080 (Continue to March 20, 2008) 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. 2. Shoreline Court Master Sign Program Ken Mark/applicant OIK SIERRA POINT LLC/owner 6000 SHORELINE CT P07 -0101: SIGNS07 -0043 (Continue to March 6, 2008) Modification of a Type "C" Sign Permit for an increase in sign height and area for a Master Sign Program at 6000 Shoreline Court in the Planned Commercial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24, 20.85 & 20.86. PUBLIC HEARING 3. BEST DESIGN & CONSTRUCTION CO/applicant United Ng Limited Part.lowner 111 Chestnut Ave. PCA08-0001 Time Extension of a Tentative Subdivision Map allowing the subdivision creating eight (8) parcels and common area in accordance with SSFMC Title 19, Exceptions from the SSFMC Title 19 allowing lots sizes less than 5,000 square feet and lots not fronting on a public right of way, in accordance the SSFMC Title 19, Planning Commission Agenda - Cont'd February 21,2008 Page 3 of 4 I Residential Planned Unit Development Permit allowing lot sizes smaller than the minimum requirement of 5,000 square feet and reduced minimum required setbacks, and parking at a rate of 3 spaces per dwelling unit instead of 4.25 spaces per dwelling unit, in accordance with SSFMC Chapter 20.78, Affordable Housing Agreement restricting twenty percent (20%) of the eight (8) units as affordable dwellings in accordance with SFMC Chapter 20.125, and Design Review allowing for the construction a two-story eight (8) unit condominium development, situated at 111 Chestnut Avenue (APN 011-312-090) in the High Density (R-3-L) Zone District, in accordance with SSFMC Chapter 20.85 Project Nos.: P02-0020: AHA02-0001, RZ02-0002, SA02-0001 ,PUD02-0002 and DR02-0008 ADMINISTRATIVE BUSINESS 4. 18 Month Review - Royal Auto Repair Y ousef Mustafa/applicant Michael & Katie Hartmann/owner 1331 San Mateo Ave P06-0015: UP06-0005 18 month review of a Use Permit allowing an automotive repair facility, generating more than 100 average daily vehicle trips, with outside overnight vehicle storage, a fence and screen wall exceeding 3 feet in height in a minimum required front setback, in an existing 18,000 square foot industrial building, and Design Review of exterior changes to the building, parking lot, fence and landscaping at 1331 San Mateo Ave, in the M-1 Industrial Zone District, in accordance with SSFMC Sections 20.30.040 (a), 20.30.040 (b) and 20.73.020 (d)(1) & Chapters 20.81 & 20.85. 5. 12 Month Review Henry & Victoria Concepcion/applicant Westborough Sq Shopping Ctr/owner 2262 Westborough Blvd P06-0133: UP06-0029 One year review of a Use Permit to allow live musical entertainment at an existing restaurant at 2262 Westborough Boulevard in the Retail Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22 and 20.81. 6. 45 Day Review - Double Day Office Services Krieger, Clarence/Owner Double Day Office Services/Applicant 340 Shaw Rd. P03-0137: UP03-0026 45 day review of a Use Permit to allow outdoor storage of trucks and extended hours of operation from 6 AM to 2 AM in the M-1 Industrial Zoning District in accordance with SSFMC 20.30.040 (a), 20.30.040 (b) and 20.81 s:\Age",d~"\Pl~",,,,l"'g COV\;J.V\;J.l""lo"'\200i?\02-21.-0i? RPC Age",d~,doc Planning Commission Agenda - Cont'd February 21,2008 Page 4 of 4 7. Study Session - Kaiser Permanente Expansion Kaiser Foundation/applicant Kaiser Foundation/owner 1330 EI Camino Real P07-0014: MND07-0001, UP07-0001, & DR07-0001 Use Permit Modification and Design Review allowing the expansion of the 14.328 acre Kaiser Medical Center situated at 1200 EI Camino Real (APN 010-292-210) in the Planned Commercial (P-C) Zone District incorporating a former motel situated on an abutting 1.376 acre parcel at 1330 EI Camino Real (APN 010- 292-130) in the Transit Village Zone District, off-site parking between the two sites, the conversion of a motel into a medical facility and a new at-grade parking lot with landscaping, in accordance with SSFMC Chapters 20.24,20.27.20.36,20.74,20.81,20.85 and 20.91. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT us alkin Secretary the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting March 6, 2008, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: htto:/Iwww.ssf.netldeots/commsJolannina/aaenda minutes.aso or via htto:/lweblink.ssf.net SK/bla s:\Agev\'oI~s\Pl~v\'v\'iv\'g cOV\A.V\A.issiov\'\200S?\02-21.-0S? RPC Agev\'oI~,oIoc Planning Commission Staff Report DATE: February 21,2008 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 continue the matter until the Commission meeting of March 20, 2008. BACKGROUND/DISCUSSION: The Planning Commission reviewed the proposed project at their meeting of February 7,2008. At the meeting the Commission directed the applicant to revise the landscape plan to include trees and more shrubs and continued the review to the Commission meeting of February 21, 2008. The applicant has requested additional time to meet with City staff to discuss Shell's security concerns and the City's interest in additional landscaping along the street frontage. RECOMMENDATION: City staff recommends that the Planning Commission continue the matter until the Commission meeting of March 20,2008. ~~~~ Planning Commission Staff Report DATE: February 21,2008 TO: Planning Commission SUBJECT: Modification of a Type C Sign Permit (Special Circumstances) allowing an increase in sign height and area of an existing Master Sign Program consisting of existing building fayade and monument signs with a total sign area exceeding 300 square feet, situated at 4000-7000 Shoreline Court in the Planned Commercial Zoning District (P-C-L), in accordance with SSFMC Chapters 20.76 and 20.86. Property: 4000-7000 Shoreline Court [APNs 015-010-480, 015-010-530, 015- 010-560,015-010-570 & 015-010-580] Owners: OIK Sierra Point, LLC Applicant: Jerry Lee Perkins Case Nos. P07-0101 (Signs 07-0043) RECOMMENDATION: That the Planning Commission continue the matter until the Commission meeting of March 6, 2008. Planning Commission Staff Report DATE: February 21,2008 TO: Planning Commission SUBJECT: Time Extension of: 1) Tentative Subdivision Map allowing a subdivision creating eight (8) parcels and common area, in accordance with SSFMC Title 19. 2) Exceptions from the SSFMC Title 19 allowing lots sizes less than 5,000 square feet and lots not fronting on a public right-of-way, in accordance with SSFMC Title 19. 3) Residential Planned Unit Development Permit allowing lot sizes smaller than the minimum requirement of 5,000 square feet and reduced minimum required setbacks, and parking at a rate of 3 spaces per dwelling unit instead of 4.25 spaces per dwelling unit, in accordance with SSFMC Chapter 20.78. 4) Design Review allowing for the construction a two-story eight (8) unit condominium development, in accordance the SSFMC Chapter 2085, situated at 111 Chestnut Avenue (APN 011-312-090) in the High Density (R-3-L) Zone District. SSFMC: Title 19 and Chapters 20.78 & 20.85. Owner: United Ng Limited Partnership Applicant: Best Design Case No.: PCA8-000l [P02-0020 [AHA02-000l, SA02-000, PUD02-0002 and DR02-0008] Env. Doc.: Negative Declaration ND02-0002 [Previously adopted by the City Council July 2005] RECOMMENDATION: That the Planning Commission recommend that the City Council approve a 1) Five Month Time Extension of a Tentative Subdivision Map allowing a subdivision creating eight (8) parcels and common area in accordance with SSFMC Title 19, and Exceptions from the SSFMC Title 19 allowing lots sizes less than 5,000 square feet and lots not fronting on a public right-of-way, 3) Residential Planned Unit Development Permit allowing lot sizes smaller than the minimum requirement of 5,000 square feet and reduced minimum required setbacks, and parking at a rate of 3 spaces per dwelling unit instead of 4.25 spaces Staff Report To: Planning Commission Subject: PCA08-0001 111 Chestnut Avenue February 21, 2008 Page 2 of 4 per dwelling unit, in accordance with SSFMC Chapter 20.78, and 4) Design Review allowing for the construction a two-story eight (8) unit condominium development, in accordance the SSFMC Titles 19 & 20, subject to making the findings of approval and adopting the conditions of approval. BACKGROUND/DISCUSSION: At their October 24,2007 meeting, the City Council approved a Three-Month Time Extension in order to allow sufficient time for the applicant to meet with City staff, revise the Tentative Subdivision Map to incorporate a common area including the driveway, open parking and recreation areas, and revise the Covenants, Conditions & Restrictions [CC&Rs] to reflect the map changes. The applicant has met with City staff, including representatives from the Building, Engineering and Planning Divisions, and the City Attorney's Office and revised the map and CC&Rs. The key change was to create a common area (rather than easements) providing each owner with an undivided interest in the common area, and providing that the control and maintenance of the common area will become the responsibility of the Homeowners Association. This concept will help avoid potential conflicts over use of the driveways, open parking and recreation areas that were associated with the use of easements. This approach has been successfully utilized in all of the similar residential developments approved by the City in the last 20+ years. In fulfillment of Condition of Approval # 9, the applicant has met with City staff and the property owner of 105 Chestnut Avenue, Betty Robinson, and the latter has agreed to a fence design along the shared property boundary. The applicant has resubmitted Tentative Subdivision Map and is requesting a Time Extension with an expiration date of July 20, 2008. The SSFMC allows a maximum of a one-year time extension from the date of the expiration of the original two year approval. After the expiration of the one-year extension, the entitlements will expire and the applicant will need to re-file a new planning application to seek new entitlements from the City. The construction drawings have been plan checked and are ready to be issued. The Tentative Subdivision Map and CC&Rs have been extensively reviewed by City staff so that they are nearly in the format of a Final Subdivision Map (per state law a specific map format and a mandatory administrative review of the Final Subdivision Map by the City Council). This will streamline the Final Map review to a few weeks (instead of a several months) including preparation by the applicant and review by the City Engineer and the City Council. The project includes the construction of eight two-to-three story residential condominiums. Two of the dwellings will be restricted as affordable units. Parking will be provided on-site in individual garages and several open at-grade parking spaces. The site will be landscaped and will Staff Report To: Planning Commission Subject: PCA08-000l 111 Chestnut Avenue February 21, 2008 Page 3 of 4 provide decks attached to the units along with two play areas. The site is adjacent to other dwellings including multi-family and the new Oak Farms town home development. The plans attached to this staff report are the same ones approved by the City Council in 2005. Additional information regarding the residential development can be found in the previous City Council staff reports and meeting minutes. ENVIRONMENTAL REVIEW A Negative Declaration was approved for the proposed residential development by the City Council in July 2003, after having been duly noticed and circulated for 20 days for public review, in accordance with the California Environmental Quality Act [CEQA]. No substantive comments were received during the original review and no comments have been offered during the time extension reviews. In City staff's opinion no significant changes in the environment and none in the proposed development that would warrant the necessity of revising and/or re-circulating the environmental document. Because the environmental document is judged to be relevant, in accordance with CEQA, the Planning Commission need take no further action. RECOMMENDATION: The proposed Tentative Subdivision Map provides a common area that incorporates shared areas that will result in reducing ownership conflicts and the map changes have been reviewed by the representatives of the Building, Engineering and Planning Divisions, and the City Attorney's Office to ensure conformance with the City development standards. Therefore, the Planning Commission should recommend that the City Council approve a Five Month Time Extension of: 1) Tentative Subdivision Map allowing a subdivision creating eight (8) parcels and common area in accordance with SSFMC Title 19,2) Exceptions from the SSFMC Title 19 allowing lots sizes less than 5,000 square feet and lots not fronting on a public right of way, 3) Residential Planned Unit Development Permit allowing lot sizes smaller than the minimum requirement of 5,000 square feet and reduced minimum required setbacks, and parking at a rate of 3 spaces per dwelling unit instead of 4.25 spaces per dwelling unit, in accordance with SSFMC Chapter 20.78, and 4) Design Review allowing for the construction a two-story eight (8) unit condominium development, in accordance the SSFMC Titles 19 & 20, situated at 111 Chestnut Avenue (APN 011-312-090) in the High Density (R-3-L) Zone District. Attachments: Draft Planning Commission Resolution Staff Report To: Planning Commission Subject: PCA08-000l 111 Chestnut Avenue February 21,2008 Page 4 of 4 Draft Conditions of Approval City Council Staff Report October 10, 2007 Minutes October 10,2007 Revised Tentative Subdivision Map & Plans RESOLUTION NO. PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO STATE OF CALIFORNIA A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO RECOMMENDING THAT THE SOUTH SAN FRANCISCO CITY COUNCIL APPROVE A FIVE-MONTH TIME EXTENSION NO. PCA 08-0001 OF A RESIDENTIAL PLANNED UNIT DEVELOPMENT, TENTATIVE SUBDIVISION MAP, AND DESIGN REVIEW OF A 0.52 ACRE SITE SITUATED AT 111 CHESTNUT A VENUE. WHEREAS, the South San Francisco Planning Commission held a duly noticed public hearing on February 21,2008; WHEREAS, as required by SSFMC Title 20 (Zoning Regulations) and SSFMC Title 19 (Subdivision Ordinance), the Planning Commission makes the following findings in support of a Five (5) Month Time Extension of a Residential Planned Unit Development, Tentative Subdivision Map, and Design Review on a 0.52 acre site situated at 111 Chestnut Avenue, owned by Ng's Chestnut LLC, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to a Housing Agreement dated November 22,2005; Architectural and Landscape Plans, dated September 2007, prepared by Best Designs and Construction Company; the February 21, 2008 Planning Commission staff report; and the February 21, 2008 Planning Commission meeting. 1. The project is consistent with the provisions ofthe City's General Plan that support residential development, and specifically with the Housing Element that supports provision of additional market rate and affordable housing in the community to meet on- going demand. The proposed density of 15.39 units per acre for the 0.52 acres to be developed with dwellings is well within the overall density of 37.5 units per acre for the High Density Residential category provided in the City's General Plan. 2. The 0.52 acre site is physically suited for the proposed townhouse subdivision. 3. The development will create a residential environment of sustained desirability and stability and will result in an intensity ofland use similar to adjacent multi-family and single-family neighborhoods. The proposed density of 15.39 units per acre and the general style and quality of the new residences and site improvements is substantially similar to or superior to recently approved subdivisions in the City. 4. A Mitigated Negative Declaration was previously adopted by the City Council on July 13, 2005 in accordance with the provisions of the California Environmental Quality Act (CEQA). The Mitigated Negative Declaration No.02-0020 identifies a couple of potential adverse impacts attributable to the development of eight (8) new residences. The impacts can be reduced to a less than significant level through the implementation of mitigation measures. A mitigation monitoring program is established to ensure that impacts are reduced to a less than significant level. Mitigation measures including a mitigation monitoring program have been incorporated into the project or made conditions of approval which will reduce identified impacts to a less than a significant level. 5. The Subdivision ofthe 0.52 acre lot allowing the development of eight (8) townhouses and common area will not be adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to surrounding properties or improvements. The use is compatible with the existing neighboring residential uses. Site improvements including the provision of upgrades to the public infrastructure, and landscaping of all of the yards of each new lot and common area will reduce potential adverse impacts to the public infrastructure, circulation conflicts and provide a streetscape that is comparable to the surrounding neighborhoods. 6. The eight (8) new town houses and site landscaping comply with the City's Design Guidelines. 7. The residences comply with the requirements of South San Francisco Municipal Code Title 20 Zoning Regulations. The design and improvements are not in conflict with any known existing public easements. 8. Therefore, on the basis of the foregoing Recitals which are incorporated herein, the City of South San Francisco's General Plan, the Mitigated Negative Declaration, the Staff Report, and on the basis ofthe specific conclusions set forth below, the Planning Commission finds and determines that the Time Extension is necessary to allow the development to proceed and is consistent with the objectives, policies, general land uses and programs specified and contained in the City's General Plan in that (a) the General Plan designation for the site is High Density Residential and the proposed subdivision and townhouse development is consistent with those land use designations, and (b) the project is consistent with the fiscal policies ofthe General Plan with respect to provision of public infrastructure and services, and housing. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby recommends that the South San Francisco City Council approve the Time Extension of Residential Planned Unit Development 02-0020, Tentative Subdivision Map 02-0020, Design Review 02-0020 subject to the Conditions of Approval contained in Exhibit B. BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption. * * * * * * * I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the 21 st day of February 2008 by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: Secretary to the Planning Commission CONDITIONS OF APPROVAL 111 CHESTNUT TOWNHOUSES MND, SA, PUD & DR 02-0020 (As Recommended by City Staff on February 21, 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 Architectural and Landscape Plans, prepared by KDA Architecture Inc., dated March 1, 2005, Civil Engineering, Grading and Drainage, and Tentative Subdivision Map plans prepared by GL+A Civil Engineers & Land Surveyors, submitted in association with P02-0020. 3. The landscape plan shall include mature shrubs and trees. Shrubs shall be a minimum size of 15 gallons, trees shall have a minimum size of 24 inch box and 15% of the total number of proposed trees shall have a minimum size of36 inch box. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance of any Building Permit, the Final Subdivision Map shall be subject to the review and approval by the City Engineer. The Final CC&Rs shall be subject to the review and approval by the City's Chief Planner, City Engineer and City Attorney. Both the Final Subdivision Map and CC&Rs shall be recorded with the San Mateo County Recorder's Office prior to the issuance of any Building Permit. 5. Prior to the final occupancy for each dwelling, the owner shall pay the child care impact fee in effect at the time as required by SSFMC Chapter 20.115 for the associated dwelling unit. The current fee (adopted by the City Council in September 2006) per dwelling is $1,851.00. The total fee for all the dwellings is estimated to be $14,808.00 (8 dwellings x $1,851.00/unit = $14,808.00). 6. Prior to the issuance of any building permit the owner shall implement the provisions of the Affordable Housing Agreement. The implementation plan shall be subject to the review an approval of the City's Housing Division Manager. 7. The applicant shall comply with all mitigation measures and the Mitigation Monitoring Program associated with Mitigated Negative Declaration 01-012. 8. Prior to the final inspection of each dwelling in accordance with SSFMC Chapter 19.24, the owner shall pay the City fee in-lieu of park land dedication. The fee is based on the formula contained in SSFMC Chapter 19.24 and cannot be estimated at this time without the market value being known [(Dwelling) x (PopulationlDU) x (3 acres/l,OOO population) x (Fair Market Value/Buildable Acre) = ($ Subtotal Fee) x (1.2) = $ Fee]. The fees may be paid in a lump sum basis for the entire development. The fee payment, schedule and determination of Fair Market Value shall be subject to the review and approval of the City's Park and Recreation Director. 9. Within six (6) months of the approval ofP02-0020 the owner shall consult with the adjacent property owners regarding the design of the perimeter fence along the westerly property boundary. The fence design shall be subject to the review by the Planning Commission. 10. The final construction plans shall include changing the roof pitch of the building fayade of the two units fronting on Chestnut Avenue up to a 4 in 12 pitch to help reduce the appearance of the upper story building mass. (Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION: 1. STANDARD CONDITIONS The Developer shall comply with the Engineering Division's "Standard Subdivision and Use Permit Conditions for Townhouse, Condominium and Apartment Developments with Private Streets and Utilities", consisting of8 pages. These conditions are contained in the Engineering Division's "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998, (copies of this booklet are available at no cost to the applicant from the Planning and Engineering Divisions). 2. SPECIAL CONDITIONS a. The existing downstream public drainage system has not been shown to have sufficient excess capacity to accommodate the storm water runoff from the fully improved Subdivision. In order to mitigate the potential impact of the storm water runoff from the improved site, the Subdivider shall design and construct improvements that will retain the subdivision's storm water on site, so that it will not exceed the storm water runoff from the site in its existing, unimproved, condition, during a 25-year design storm. b. The town house driveway aprons shall provide a minimum distance of20 feet (which is the standard for single family detached homes in the Municipal Code), between the garage door and the back of aisleway as applicable, to permit the aprons to be used for additional guest parking and temporary vehicle parking. Driveway aprons shall have a maximum gradient of 12%, measured from the gutter flow line or pavement surface to the garage slab. c. The subdivision's common area infrastructure, including the driveway, sewer, and drainage improvements, shall be owned and maintained by the subdivision's homeowners association, not the City of South San Francisco. The subdivision final map shall contain a statement that no improvements within the boundaries ofthe subdivision are being dedicated to the City, within the proposed utility or other easements shown on the final map. d. The proposed yearly Homeowner's Association Budget shall be submitted to the City Engineer for review and approval, as to the adequacy of the estimated common area improvements and infrastructure maintenance and capital improvement replacement and repair reserves. e. In accordance with current City Ordinances and the Standard Conditions, storm water pollution control devices and filters (such as a Stormcepter or CDS unit) shall be installed within the site drainage outfall system from the subdivision to prevent pollutants deposited within the site entering the public drainage system and eventually San Francisco Bay. Plans for these filters and anyon-site retention facilities shall be submitted to the Engineering Division and the City's Environmental Compliance Coordinator for review and approval. The CDS/Stormceptor unit shall be placed on private property and can be placed within the dedicated P.D.E. f. The owner shall hire a licensed land surveyor or civil engineer authorized to practice land surveying to certify that the new foundation forms conform with all setbacks from confirmed property lines and that all easements are verified and in conformance with the plans. A letter certifying the foundation forms shall be submitted to the Engineering Division for approval. g. Any grading over 50 cubic yards shall require a grading permit. The grading plan should clearly state the amount of cut and fill required to grade the project. The developer shall apply for the grading permit with the Engineering Division and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the application. h. Owner on Tentative Map must match the owner listed in the title report. 3. OFF-SITE IMPROVMENTS Various off-site improvements will be required to be constructed by the subdivider, such as sidewalk and curb and gutter repairs and sewer, storm drain and utility connections and modifications within Chestnut A venue. Prior to the City Council approving the Final Map for the subject subdivision, the subdivider shall enter into a subdivision improvement agreement to secure the installation of all off-site public improvements. Alternately, the subdivider may obtain an encroachment permit from the Engineering Division and post cash deposit to secure the performance and payment of the work within the public street right-of- ways as shown on the approved improvement plans, prior to filing the final map for approval by the City Council. 4. INSPECTION The Engineering Division provides limited inspection services for the construction of the private streets and utilities within the subdivision, that are not inspected by the City's Building Division or the developer's civil and geotechnical engineers. a. In order to compensate the City for our inspection costs, the developer shall pay the hourly costs for services provided by the City's Construction Inspection staff, on a time and materials basis, in connection with the development of the subject subdivision improvements. b. The inspection costs will be billed monthly. The Subdivider shall pay City invoices within 30 days of their receipt and shall pay all outstanding charges prior to receiving an Occupancy Permit for the homes. 5. TEMPORARY AND PERMANENT OCCUPANCY The subdivider will likely request temporary occupancy of one or more homes to be used as models. Also, the subdivision's permanent residents will probably want to move into their homes before heavy construction within the project is complete. Either request could result in the public and/or residents being impacted in various health and safety ways by the construction activities. a. Prior to receiving a temporary certificate of occupancy for a model home within the subdivision, the developer shall submit for the City staffs review and approval a plan that will address at a minimum, the following items: 1) All construction areas shall be completely fenced off from areas accessible by the visiting public. 2) All areas subject to public travel shall be provided with adequate street and area lighting meeting the Police Department's requirements. 3) A parking and traffic safety plan shall be prepared and implemented. 4) Pavement, curb, gutter and sidewalks shall be provided within the model home complex. b. Prior to receiving permanent occupancy permits for the homes within the subdivision, the developer shall submit for the City staffs review and approval a plan that will address, at a minimum, the following items: 1) All construction areas shall be completely fenced off from the portion ofthe site occupied by the new residents and subject to public access. 2) All street lights within the occupied portion of the subdivision shall be operational and lit. 3) All traffic signs and pavement markings within the portion of the site accessible by the public shall be installed in accordance with the approved plans. 4) All site improvements within areas subject to public access shall be complete in accordance with the approved subdivision improvement, grading, drainage and utility plans. 5) Hours of construction activities shall be limited to the hours of 8 A.M. to 6 P.M., Monday through Friday ( excluding holidays). (Engineering Contact Person: Sam Bautista 650/829-6652) C. POLICE DEPARTMENT: 1. Municipal Code Compliance a. 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. Doors a. Exterior Doors 1) Exterior doors and doors leading from enclosed garage areas into single-family dwellings shall be solid core with a minimum thickness of one and three fourths inch (1-3/4"). 2) Exterior doors for single-family dwellings and garages shall have a deadbolt locks with a one-inch minimum throw in addition to deadlatches. The locks shall be so constructed that both the deadbolt and deadlatch can be retracted by a single action of the inside doorknob. Alternate devices equally resistant to illegal entry may be substituted subject to prior approval ofthe police department. Strike plates shall be secured to wooden jambs with at least two and one-half wood screws. (Refer to subsection 15.48.060(a)(1)(H) ofthis section). 3) Doors leading from enclosed garage areas into single- family dwellings shall have deadbolts in addition to deadlatches and shall meet the single action requirements of subsection (a)(I)(B) of this section. 4) Vision panels in exterior doors or within reach ofthe inside activating device must be of burglary resistant glazing or equivalent as approved by the police department. 5) Openings for delivery of mail will be allowed and those openings shall be no larger than twenty-four square inches. Openings located within three feet of any locking device shall be constructed to prohibit access to the interior doorknob. 6) Exterior doors swinging out shall have non-removable hinge pins or hinges with studs. 7) Exterior doors swinging in shall have rabbeted jambs. 8) Door frames shall be installed or protected to prevent violation of the function of the strike. a. Door jambs shall be installed with solid backing in such a manner that no voids exist between the strike side of the jamb and the frame opening for a vertical distance of six inches each side of the strike. b. In wood framing, horizontal blocking shall be placed between studs at door lock height for three stud spaces each side of the door openings. Trimmers shall be full length from the header to the floor with solid backing against sole plates. c. The strike plate for deadbolts on all wood-framed doors shall be constructed of minimum sixteen U.S. gauge steel, bronze or brass and secured to the jamb by a minimum of two screws, which must penetrate at least two and one-half inches into solid backing beyond the surface to which the strike is attached. 9) On pairs of doors, the active leaf shall be secured with the type lock required for single doors in subsection (a)(l)(B) of this section. The inactive leaf shall be equipped with lever flush extension bolts or equivalent, protected by hardened material with a throw of three-fourths inch at head and foot. Multiple point locks, cylinder-activated from the active leaf and satisfying the requirements above may be used in lieu of flushbolts. 10) An interviewer or peephole shall be provided in each main entry door and shall allow for one hundred eighty degree VISIon. b. Sliding Patio Doors Sliding patio type doors opening onto patios or balconies which are otherwise accessible from the outside (this includes accessibility from adjacent balconies) shall comply with the following: 1) Single sliding patio doors shall be adjusted in such a manner that the vertical play is taken up to prevent lifting with a pry tool to defeat the locking mechanism. 2) Deadlocks shall be provided on all single sliding patio doors. Mounting screws for the lock cases shall be inaccessible from the outside. Lock or hook bolts shall be hardened steel or have hardened steel inserts and shall be capable of withstanding a force of eight hundred pounds applied in any horizontal direction. The lock or hook bolt shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances necessary for installation and operation. The strike area shall be reinforced to maintain effectiveness of bolt strength. 3) In addition to the primary locking device, auxiliary or secondary locking devices shall be provided on all accessible sliding-glass doors. 4) Double sliding patio doors shall be locked at the meeting rail and meet the locking requirements of subsection (a)(2)(B) ofthis section. C. Windows 1) A window, skylight or other natural light source forming a part of the enclosure of a dwelling unit shall be constructed, installed, and secured as set forth in subsection (b )(2) of this section when such window, skylight or light source is not more than twelve feet above the ground of a street, roadway, yard, court, passageway, corridor, balcony, patio, breezeway or any portion of the building which is available for use by the public or otherwise tenants, or similar area. A window enclosing a private garage, with an interior opening leading directly to a dwelling unit, shall also comply with subsection (b )(2) of this section. 2) Window Protection. a. Windows shall be constructed so that when the window is locked it cannot be lifted from the frame, and the sliding portion of a window shall be on the inside track. The vertical play shall be taken up to prevent lifting of the movable section to defeat the locking mechanism. b. Window locking devices shall be capable of withstanding a force of two hundred pounds applied in any direction. c. Louvered glass windows shall not be used. d. Accessible windows that open should be equipped with secondary locking devices. D. Garages Overhead garage doors shall be provided with a locking device or automatic door opener and shall not have bottom vents except those doors having double louvered or shielded vents or approved alternate devices to protect the locking mechanism. Garages shall be used for the normal parking of vehicles and the storing of limited automotive supplies only. Garages shall not be used for human inhabitation at any time. E. Keving Requirements. Upon occupancy by the owner each single unit in a tract constructed under the same general plan shall have locks using combinations, which are interchange free from locks used in all other separate dwellings. F. Numbering. All residential dwellings shall display a street number in a prominent location on the street side of the residence in such a position that the number is easily visible to approaching emergency vehicles. The numerals shall be no less than three inches in height and shall be of a contrasting color to the background to which they are attached. The numerals shall be lighted at night. G. Landscaping: All shrubbery shall be trimmed down to no greater than 36 inches, so as not to obscure natural surveillance. All trees adjacent to the home shall be trimmed up to no less than seven feet, so as not to provide a natural ladder for unauthorized roof access. (Police Department contact person: Sgt. Jon Kallas 650/877-8927) D. FIRE DEPARTMENT: 1. All buildings shall be fire sprinklered for buildings with a height 3 stories or more. Roof line extends past property line. Fire area for fire flow will be assessed using Table IlIA of the Fire Area exceeding 3,600 sq ft. Describe common walls at property lines. (Fire Department contact person: David Scardigli (650/829-6671) E. WATER QUALITY CONTROL PLANT: 1. The onsite new 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 and approved prior to issuance of a building permit. 3. Stormwater pollution preventions devices are to be installed. A combination of landscape based controls and manufactured controls are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. Specific plans must be submitted and approved prior to the issuance of a building permit. 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. Roof condensate needs to be routed to sanitary sewer. This must be included in approved plans. 6. Trash handling area must be covered and enclosed and must drain to sanitary sewer. This must be included in approved plans. 7. Plans that include the location of the concrete wash out area and location of the entrance/outlet of tire wash during construction must be submitted and approved prior to the issuance of the building permit. 8. Show on the approved plans the approximate locations of areas subject to inundation by storm water overflow, and the location, width and direction of flow of all watercourses existing and proposed. 9. A grading and drainage plan that demonstrates adequate drainage on the property must be submitted and approved prior to the issuance of a building permit. 10. An erosion control plan must be submitted and approved prior to issuance of a building permit. 11. Applicant must pay sewer connection fee of $1 ,683.00 per house, for a total of $13,464.00. (Water Quality Control contact person: Cassie Prudhel 650/877-8634) DATE: TO: FROM: SUBJECT: Sta-~~ Re-)or~ October 10, 2007 Honorable Mayor and City Council Marty VanDuyn, Assistant City Manager THREE MONTH TIME EXTENSION OF: 1. TENTATIVE SUBDIVISION MAP ALLOWING THE CREATION OF EIGHT (8) LOTS AND COMMON AREA IN ACCORDANCE WITH SSFMC TITLE 19. 2. EXCEPTIONS FROM SSFMC TITLE 19 ALLOWING LOT SIZES LESS THAN 5,000 SQUARE FEET AND LOTS NOT FRONTING ON A PUBLIC RIGHT-OF-WAY, IN ACCORDANCE WITH SSFMC TITLE 19. 3. PLANNED UNIT DEVELOPMENT PERMIT ALLOWING LOT SIZES SMALLER THAN THE MINIMUM REQUIREMENT OF 5,000 SQUARE FEET AND REDUCED MINIMUM REQUIRED SETBACKS, AND PARKING AT A RATE OF 3 SPACES PER DWELLING UNIT INSTEAD OF 4.25 SPACES PER DWELLING UNIT, IN ACCORDANCE WITH SSFMC CHAPTER 20.78. 4. DESIGN REVIEW ALLOWING FOR THE CONSTRUCTION OF A TWO (2) TO THREE (3) STORY EIGHT (8) UNIT DEVELOPMENT, SITUATED AT 111 CHESTNUT AVENUE (APN 011-312-090) IN THE MUL TI-F AMIL Y RESIDENTIAL ZONE DISTRICT (R-3-L), IN ACCORDANCE WITH SSFMC CHAPTER 20.85. Project Location: 111 Chestnut Avenue [APN 011-312-090] Mitigated Negative Declaration: Previously adopted by the City Council on July 13, 2005 Owner and Applicant: Ng's Chestnut, LLC Case No.: PCA07-0002 [P02-0020 (SA02-0001, PUD02-0002, DR02-0002 & ND02-0002)] RECOMMENDATION: That the City Council follow the recommendation of the Planning Commission and approve a three month time extension of the subject permits, subject to the attached Condition of Approval in Exhibit #A. I Staff Report Subject: 111 Chestnut Townhomes Page 2 of3 BACKGROUND/DISCUSSION: The City Council approved the subject development at their meeting of July 13, 2005. The approvals have expired and the owner has filed for a time extension. The South San Francisco Municipal Code [SSFMC] provides that discretionary approvals are granted for a maximum of two years from the effective decision date. If the owner does not receive a Building Permit and commence construction soon thereafter, the approvals will expire. In accordance with the SSFMC an extension may be granted by the City for up to a maximum of one year from the expiration date. If an owner allows the one-year time extension to expire and obtains no building permits, no further extensions are permitted and the owner is required to file a new planning application. Because the development involves a Tentative Subdivision Map, Exceptions from the Subdivision Regulations, and a Planned Unit Development Permit, both Planning Commission and City Council approvals are required. The applicant had initially requested a one-year time extension. However, City staff is recommending an initial three month extension in order that the Tentative Subdivision Map can be revised to reflect the original concept of creating eight individual lots [one lot per dwelling] and a separate common area containing the shared driveway, visitor parking spaces, the two recreation areas and the front yard along Chestnut Avenue. The current map does not include these features and would rely on multiple easements. In our experience this approach is not only confusing, but will likely lead to potential ownership conflicts and maintenance issues. City staff has met several times with the owner to review these concerns. In staff's experience, three months is ample time to allow the project Civil Engineer to prepare the Tentative Subdivision Map. The owner has also agreed to a Condition of Approval (Exhibit #A) that will allow the owner to request an additional extension for the remaining time between the end of the three month extension and the maximum one year extension to July 21, 2008. The condition will allow a review of the revised map by both the Planning Commission and City Council. This will assure that the Tentative Subdivision and the Final Subdivision Maps are consistent with the City's intent to encourage and facilitate a sense of community through shared responsibilities and obligations, neighborliness and reduction of potential ownership and use conflicts. At the September 20, 2007 Planning Commission meeting, the Planning Commission took public testimony and after discussion unanimously recommended approval of the initial time extension for three months. For a detailed review of the development, the Planning Commission staff report and draft meeting minutes are attached. CONCLUSION: The Time Extension allowing the construction of eight (8) dwellings is consistent with the City's General Plan and will help meet the City's housing goals and objectives. The development meets the Staff Report Subject: 111 Chestnut Townhomes Page 3 of3 applicable requirements of the City's Zoning and Subdivision Ordinances. Design revisions previously required by both the Planning Commission and City Council ensure that the development is compatible with the existing neighboring dwellings. Conditions of Approval will require that the owner revise the Tentative Subdivision Map and have the City approve a further time extension before any permit is issued, that the development is constructed in accordance with the approved plans, and that the westerly property boundary fence meets the approval ofthe adjacent property owner. Therefore, City staff recommends that the City Council follow the recommendation of the Planning Commission and approve a Three Month Time Extension of the following: 1). Tentative Subdivision Map allowing the creation eight (8) lots and common area in accordance with SSFMC Title 19. 2.) Exceptions from SSFMC Title 19 allowing lots sizes less than 5,000 square feet and lots not fronting on a public right of way, in accordance the SSFMC Title 19. 3.) Planned Unit Development Permit allowing lot sizes smaller than the minimum requirement of 5,000 square feet and reduced minimum required setbacks, and parking at a rate of3 spaces per dwelling unit instead of 4.25 spaces per dwelling unit, in accordance with SSFMC Chapter 20.78. 4.) Design Review allowing for the construction a two (2) to three (3) story eight (8) unit residential development. By: ~A~~ ------- Marty VanDuyn Assistant City M ger BY~ ~~ Barry M. Na e City Manager Attachments: City Council Draft Resolution of Approval, including Exhibit #A Planning Commission Resolution of Approval Original Conditions of Approval Planning Commission Staff Report September 20, 2007 Applicant's Letter Plans -..-'.'..- '''-,(/ /-..._..~_.. .. -(' ( ADMINISTRATIVE BUSINESS tI\ '(9' Resolution No. 104-2007 approving a three-month time extension (No. PCA 07-0002) \ of a residential planned unit development permit, tentative subdivision map, and design I review on a 0.52-acre site situated at I I I Chestnut A venue. \ Senior Planner, Steve Carlson, gave a brief overview of the need for a three-month extension for permit, tentative subdivision map, and design review of property at 111 Chestnut Avenue. Mr. Charles Ng's, (owner/applicant) attorney, Yolanda Manzone presented a brief overview of the history of the property and the steps leading up to the request for the extension. I I 'V" '-"'''''Y'''''''''''''' 10//0/07 "v....-..'..'......'.."'..".,\ ~/-,-_....,,\ "', I ~ Councilwoman Matsumoto asked for clarification on the time frame to be June 2008. She also asked if the changes requested previously by Council have been made. Staff and Ms. Manzone assured her that council's requests for change had been made. / Motion-GonzalezlSecond-Fernekes: To approve Item #9 - Resolution approving a three-month time extension (No. PCA 07-0002) of a residential planned unit development permit, tentative subdivision map, and design review on a 0.52-acre site si ated at 111 Chestnut Avenue; unanimously approved by voice vote, 5-0. 10. Motion 0 appro mance 390- in an s moratorium on the approval of discretionary land use entitlements for specified parcels in the Orange Park sub-area, pending completion of a specific plan. Assistant City Manager, Marty Van Duyn, explained the need to adopt an urgency ordinance to allow for the City to facilitate development and implementation of the PUC property located in the Orange Park sub-area. Assistant City Manager, Van Duyn has been negotiating the sale of this area for approximately five years with the sale of the parcels to close in the near future. He went on to say that this was not a Public Hearing however it would be important for the Mayor to ask for any public testimony on this matter so it could be recorded. There were no public comments. Motion-Addiego/Second-Fernekes: To approve Item #10 - An urgency ordinance of the City of South San Francisco making findings and establishing a moratorium on the approval of discretionary land use entitlements for specified parcels in the Orange Park sub-area, pending completion of a specific plan); unanimously approved by voice vote, 5-0. Motion -GonzalezlSecond-Fernekes: To approve Item #6 - Resolution accepting a grant in the amount of $100,000 from the U.S. Environmental Protection Agency to fund training, purchase equipment and educational materials for childhood lead poisoning prevention and amending the 2007/2008 operating budget. REGULAR CITY COUNCIL MEETING MINUTES October 10, 2007 PAGE 5 t:\IDIIU-IV-I. >>>>>>>>>>>>>>>>>>>>~ I I I I I I I I I I I I I I I I I I I I' NN----------~~~m~.UN- -OID~_...JO'IU'l....UlN-O ~~~~~~~~~~~~~~~~~~~~~ ~~~~~~~~~~ ~OoOOO~O~~ ~~~~~~~~~~~~~~~~~~~~~ OOOOOOOOOOOOOOOOOO~O~ ~~~~~~~~~~~>~~~~~>~~~~~ ~~~~~ ~~~~~~~ ~~~~>~ acacc~c~cc2cc~cacc5c ~~~~~p~~~~~~~p~~~~~~ ~~~~~~O'I~U'lU'l~"".~~~NN~- ~ ~ 5 ~ ~ 0 ~ ~ (X) ~ U'l ~ N c: C z: z: ~ ::; >-3 ;l> tJj t:"'" trj o ~ n o Z >-3 trj Z >-3 g~~ :i'2~ ~~~. ~S~ Z>I Q~~ ~; ~ o ~ >? := ,. I ~z:O N~ B~9g~~ :SO~;;!"?' ~~~Qa~ ===40!aQ.. 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Ii f CI"J. g, 3 i 6' e: t;t. 8 l ~ ::to o t:S Planning Commission Staff Report DATE: February 21,2008 TO: Planning Commission SUBJECT: 18-month Review of a Use Permit approval allowing an automotive repair facility, generating more than 100 average daily vehicle trips, with outside overnight vehicle storage, a fence exceeding 3 feet in height in a minimum required front setback, in an existing 18,000 square foot industrial building at 1331 San Mateo Avenue in the Industrial (M-l) Zone District in accordance with SSFMC Chapters 20.30, 20.81 & 20.85 Owner: Applicant: Address: Case Nos,: Michael & Katie Hartmann Y ousef Mustafa 1331 San Mateo Boulevard P06-0015: UP06-0005 RECOMMENDATION: It is recommended that the Planning Commission accept this report as meeting the requirement of an 18-month review in accordance with Use Permit Condition of Approval A.14, BACKGROUND/DISCUSSION: In April, 2006 the Planning Commission approved a Use Permit to allow outside overnight vehicle storage, a fence taller than 3 feet in the front yard setback, and a use that generates in excess of 100 average daily trips in association with an automotive repair facility. The Conditions of Approval for the project included a one-year review to ensure compliance with the conditions. On August 17, 2007 the Planning Commission extended the review requirement six additional months. During the last six-month period there have been no Code Enforcement issues or complaints associated with the subject site and the business license and signage issues noted at the previous review have been resolved. Staff recommends that the Planning Commission accept this staff report as fulfillment of the required reVIew .... Attachments: Conditions of Approval Conditions of Approval Subject: 1331 San Mateo Avenue CONDITIONS OF APPROVAL P06-0015: UP06-0005 1331 SAN MATEO AVENUE (As approved by the Planning Commission on April 6, 2006) 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 Aris Ruiz and Associates, Inc., dated 1/6/06. 3. Signs shall require the approval of a separate sign permit. 4. Inoperable vehicle storage shall not be permitted outside of the building. 5. The maximum length of vehicles to be serviced at the site shall be 25 feet. 6. The applicant shall allow the existing landscaping to grow to at least the height of the existing fence, and remove all barbed wire from the top of the fence. 7. A minimum of fifteen percent of the new trees planted on the property shall be 24-inch box size. 8. Parking stalls 22 through 30 shall be limited to employee parking only. No limousines shall be parked in these spaces. 9. All commercial vehicles shall be stored in the west parking area off of Lowrie Avenue. 10. No maintenance or repair shall occur in the area between the building at 1331 San Mateo Avenue and the building at 1341 San Mateo Avenue. 11. Prior to the issuance of building permits, the Planning Division shall review and approve the proposed landscape improvements for the area that is currently the south driveway and parking. 12. Prior to final inspection, the driveway and parking area at the south end of building shall be closed and new landscaping and irrigation shall be installed and approved by the City's Planning Division. 13. Prior to final inspection, the roll-up door at the south end of the building shall be removed and the wall shall be repaired to match the exiting door. 14. This project is subject to a one-year review to ensure the conditions of approval are being met. Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353 Conditions of Approval Subject: 1331 San Mateo Avenue B, Police Department conditions of approval are as follows: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code; "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 Ibs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b . Glass doors shall be secured with a deadbolt lockl with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. 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 lockl 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 I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece, A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as 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, V4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval Subject: 1331 San Mateo Avenue 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 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. Conditions of Approval Subject: 1331 San Mateo Avenue c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one- fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) Ifthe barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. Conditions of Approval Subject: 1331 San Mateo Avenue NOTE: For additional details, contact the Traffic Bureau at (650) 829-3934. b. Circulation radii will conform to Engineering Department standards, as commented upon. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. 9. Off-Street Parking Required a. No vehicles being repaired may be parked on the street at any time. b. Surface parking lot space may not be used as inoperable vehicle storage. c. Surface parking lot space is to be used only for employees in the course of employment, and customer business visits. 10. Repairs to be Completed Indoors a. Vehicles being repaired must be repaired and stored within the building at all times. Vehicles in disrepair shall not be visible from the street at any time. 11. Revocation of Use Permit a. The Chief of Police may request the immediate suspension of this Use Permit for any violation of any condition of this Use Permit, pending a hearing for revocation by the Planning Commission. Police Department contact, Sgt, E. Alan Normandy (650) 877-8927 c. Engineering Division conditions of approval are as follows: I. STANDARD CONDITIONS The developer shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. II. SPECIAL CONDITIONS A. Upon completion of the building alterations and site improvements, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire Conditions of Approval Subject: 1331 San Mateo Avenue frontage of the subject parcel, as may be required by the City's Public Works Inspector, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the proposed renovated development, or new tenant improvements. B. All new improvements to be constructed within the street right-of-way, or City owned easements, shall be approved by the Engineering Division and installed to City standards. An Encroachment Permit shall be obtained from the Engineering Division for all public improvement work, prior to receiving a Building Permit for the renovation project. The cost of all work and repairs shall be borne by the applicant. III. ON-SITE IMPROVEMENTS A. The applicants shall design, construct and install a drainage system within the site that will prevent runoff from the paved areas of the project from overflowing into Lowrie Avenue, San Mateo Avenue, or onto adjacent private property. Any existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. A report shall be prepared by the applicant's drainage consultant and submitted to the Engineering Division for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant shall design and install the drainage improvements described in the approved report, to the satisfaction of the City's Engineering Public Works Inspector, prior to receiving an occupancy permit for the particular development for which the building permit has been issued. B. The applicant shall submit on-site pavement construction, pavement repair, striping, signing and traffic control plans for all interior parking lots and driveway isles within the site. Rl "Stop" signs shall be installed at each exit from the site. All traffic control signs shall be mounted on 2" diameter, galvanized steel poles. C. The applicant shall install new storm water pollution control devices and filters with the existing and new site drainage system, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. Storm drain pipes, shall not connect to each other at a "blind" connection. All storm drains shall begin and end at a manhole, catchbasin, inlet, or junction box, in order to provide access for cleaning and maintenance. D. The southernmost driveway from Lowrie Avenue is too close to the "Tee" intersection of Lowrie Avenue and San Mateo Avenue. The Lowrie Avenue leg is controlled by a stop sign and the San Mateo Avenue legs are uncontrolled. The large radius of the curb return at the intersection contributes to high vehicle turning speeds from southbound San Mateo Avenue to Lowrie Avenue. Both San Mateo Avenue and Lowrie Avenue have significant Conditions of Approval Subject: 1331 San Mateo Avenue truck traffic due to the surrounding uses. Due to the safety issues related to the location of this driveway, staff is recommending that the applicant remove this driveway from Lowrie Avenue. The driveway approach shall be removed and replaced with City Standard sidewalk, curb and gutter. E. Applicant shall verify that access easement is a minimum of 25' wide for two-way traffic. Engineering Division contact, Dennis Chuck, 650/829-6652. D, Fire Prevention conditions of approval are as follows: 1. Upgrade or installation of fire sprinkler system may be required by California Fire Code, NFP A or SSF Municipal Code please contact Fire Prevention for determination 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3. Install fire extinguishing system in paint spray booth if auto body painting at site. 4. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 5. Provide Knox key box 6. Occupancy must meet all Federal, State and Local Codes Fire Prevention contact, Brian Niswonger, 650/877,8537 E. Water Quality Control Division conditions of approval are as follows: 1. Plans must show the location of all drains in the shop area. These drains must be connected to a three-compartment oil/water separator and the sanitary sewer. Please show this on the plans. 2. Show the locations on the plans of all storm drains and sanitary sewers. 3. Catch basins must be stenciled with the approved San Mateo Countywide Stormwater Logo. 4. Applicant must install correct stormwater treatment device in all storm drain catch basins to limit oil and grease discharge. Indicate what will be installed. 5. Applicant must submit a maintenance schedule for catch basin stormwater treatment devices installed to the Technical Services Supervisor. 6. It is unclear from the plans if there is an AC unit on the roof. Please show on plans if there are AC units on the roof. If there are AC units on the roof, the condensate drains from the rooftop AC units are to be connected to the sanitary sewer. Conditions of Approval Subject: 1331 San Mateo Avenue 7. Please indicate the presence on the plans of any outdoor trash handling areas and provide plans to enclose, cover, and drain to sanitary sewer. 8. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 9. Applicant may be required to pay an additional sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. Please provide the existing number of fixture units and the new number of fixture units. Water Quality Control contact, Cassie Prudhel (650) 829-384 Planning Commission Staff Report DATE: February 21,2008 TO: Planning Commission SUBJECT: One-Year Review ofa Use Permit to allow live musical entertainment at an existing restaurant at 2262 Westborough Boulevard in the Commercial (C-l) Zone District in accordance with SSFMC Chapters 20.22 and 20.81 Owner: Applicant: Address: Case Nos,: Westborough Shopping Center William Henry & Victoria Concepcion 2262 Westborough Boulevard P06-0133: UP06-0029 RECOMMENDATION: It is recommended that the Planning Commission accept this report as meeting the requirement of the one-year review in accordance with Police Department Use Permit Condition of Approval B. 2, H, BACKGROUNDIDISCUSSION: On January 4,2007 the Planning Commission approved a Use Permit allowing live musical entertainment within an existing restaurant at 2262 Westborough Boulevard. The approval is subject to 6-, 12-, and 18-month reviews. The six-month review was completed on August 16, 2007. It has now been approximately one-year since the live entertainment portion of the business began. Staff has received no complaints regarding operations at the site and therefore recommends that the Planning Commission accept this report in fulfillment of the one-year reVIew. Attachments: Conditions of Approval Conditions of Approval P06-0133: UP06-0029 "Henry's" - Use Permit 2262 Westborough Boulevard CONDITIONS OF APPROVAL P06-0133: UP06-0029 "HENRY'S" USE PERMIT 2262 WESTBOROUGH BOULEVARD (As recommended by City Staff January 4, 2007) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by the applicant, dated November 16,2006. 3. The applicant shall apply for a sign permit with the City prior to erecting any new signage for the project. 4. Prior to initiating the amplified live music portion of the business, the applicant shall have a professional Engineer complete an acoustic report and submit it to the City's Chief Planner to ensure that the project noise is in compliance with SSFMC noise requirements. The applicant shall be responsible for any costs associated with "peer review" necessary to evaluate the acoustic study/report. 5. Prior to initiating the live music component ofthe business, the applicant shall construct and maintain a trash enclosure that meets or exceeds City standards. 6. Hours of operation will be limited to 11 :OOam to 12:30am Sunday through Thursday, and 11 :OOam to 2:00am Friday and Saturday. 7. The music type shall be generally limited to smooth jazz and soft rock, similar to those artist's described in the staff report (i.e. Benoit, Kenny G, Sade, Kenny Loggins, the Beatles, and Chicago). 8. The owner/applicant shall install a trash enclosure at the rear of the tenant space that is covered and architecturally compatible with the building. The enclosure must be drained to the sanitary sewer and included a grease separator. Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353 Conditions of Approval P06-0133: UP06-0029 "Henry's" - Use Permit 2262 Westborough Boulevard 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. Additional Requirements A. Mandatory installation of the high-tech ceiling for sound reduction B. Mandatory installation of carpet beneath all speakers for sound reduction C. Both front and rear doors, and windows must be closed during any music being played for reduced sound to the neighborhood D. Proposed floor plan must be submitted to Police Department prior to approval of Use Permit E. Site must not exceed maximum occupancy at any time (including employees) pursuant to the CA Fire Code F. One licensed, unarmed and uniformed Security Officer must be at the front door to provide security, and enforce maximum occupancy concerns. Please contact Community Relations Sergeant at (650) 877-8922 for a list of approved security companies for use in South San Francisco. G. A dance floor and dancing is not permitted. H. Use Permit subject to 6, 12 and I8-month review by Planning Commission I. Street must be swept clean of refuse, e.g. cigarette butts, etc. nightly, prior to departure. J. A alann system, monitored at a central station, is required. K. If cash exceeding $100 is to be kept on-site unattended, a safe with a minimum rating ofTL-15 is required. L. The Chief of Police may immediately suspend the Use Permit upon any singular major incident at this site, or for any violations of the Use Permit. Police Department contact, Sergeant E. Alan Normandy (650) 877-8927 C. Fire Department conditions of approval are as follows: 1. Comments at plan check. Fire Prevention contact, Bryan Niswonger, 650/829-6645 Conditions of Approval P06-0133: UP06-0029 "Henry's" - Use Permit 2262 Westborough Boulevard D, Building Division conditions of approval are as follows: 1. Comments at plan check. Building Division contact, Jim Kirkman, 650/829-6670 Planning Commission Staff Report DATE: February 21, 2008 TO: Planning Commission SUBJECT: 45-Day Review of Use Permit allowing outdoor storage of trucks and extended hours of operation from 6:00 a.m. to 2:00 a.m., situated at 340 Shaw Road in the M-1 Industrial District in accordance with SSFMC 20.30.040 (a) and (b). Owner: Clarence Krieger Applicant: Double Day Office Services Case No.: P03-0137/UP03-0026 RECOMMENDATION: That the Planning Commission conduct the 45-day review, offer comments and determine if further review is warranted. BACKGROUNDIDISCUSSION: The Planning Commission conducted a periodic review of the project at its meeting of December 6, 2007. The Commissioners expressed concern that neither the property owner nor the tenant attended the meeting and that the storm drainage system had not been started. The Commission granted a 45- day follow-up progress meeting. Since the Planning Commission meeting, the owner has submitted a redesigned storm water drainage plan in fulfillment of the last remaining unmet conditions of approval (Engineering Division II #1, #2 & #3). The plans have been reviewed and approved and the Engineering Division has issued an Encroachment for the work. The project engineers anticipate that the work will only take several days to complete. The City staff recommends that the Commission continue to work with the owner and amend condition Planning Division condition of approval # 10 requiring that the Use Permit be reviewed by the Planning Commission within thirty (30) days (March 20,2008 Commission meeting). CONCLUSION: The Planning Commission originally approved this Use Permit in February 2004. The applicant has worked to comply with the conditions of approval. The encroachment Permit has been issued and the work should be able to be completed within a week. In the continuing spirit of cooperation, City staff is willing to work with the owner and recommends that the Planning Commission amend the Staff Report To: Planning Commission Subject: P03-0137 Use Permit Review February 21,2008 Page 2 of 2 conditions of approval requiring that the Use Permit be reviewed at the Planning Commission meeting of March 20,2008. ~f?<<~ S ve Carlson, Senior Planner ATTACHMENTS: Conditions of Approval (Adopted by Planning Commission on August 19,2004 and amended November 17,2005 & December 6, 2007) Planning Commission Staff Report December 6, 2007 CONDITIONS OF APPROVAL P03-0137 USE PERMIT DOUBLE DAY OFFICE SERVICES 340 SHAW ROAD (As approved by the Planning Commission on August 19,2004 and amended on November 17, 2005 & December 6, 2007) A, PLANNING DIVISION requirements shall be as follow: 1. The owner shall comply with the applicable requirements of the Planning Division's "Standard Conditions and Limitations for Commercial, Industrial, and Multi-Family Residential Projects" dated February 1999, except as amended by the conditions of approval associated with Use Permit 03-0026. 2. The construction drawings shall substantially comply with the Planning Commission approved plans prepared by, Ibarra Associates, dated January 23,2004 in association with Use Permit Application P03-0137/UP03-0026. 3. Prior to the issuance of any Building Permit, the applicant shall include on the parking lot construction plans 16 parking spaces for employee and visitor passenger vehicles. The location and design of the parking lot shall be subject to review and approval by the Chief Planner. 4. Prior to the issuance of any Building Permit, the applicant shall include on the construction plans either an indoor trash room or outdoor trash enclosure. The location and design of the trash facility shall be subject to review and comment by a representative of the South San Francisco Scavengers. The plans, including the comments from the South San Francisco Scavengers, shall be subject to review and approval by the Chief Planner. 5. Prior to the final inspection the applicant shall upgrade the on-site landscaping, including the replacement of all dead plants and removal of all weeds. The applicant shall be responsible for maintaining the landscaping situated on-site and in the public right-of-way along Shaw Road in front of the property. 6. The maximum number of vehicles allowed to be stored on the site is ten (10) bobtail trucks and 4 passenger vehicles. Servicing of vehicles is limited to the use of the indoor truck wash rack. Outdoor storage of additional vehicles, changes in the hours of operation, or changes in use shall only be authorized by the Planning Commission. 7. Prior to the issuance of building permits the applicant shall pay the Child Care Impact Fees. Fees may be paid on a lump sum basis. The total fees are estimated to be $1,353.60 based on the following calculation [Phase I (Outside storage 2,880 SQ. FT. X $0.47/SQ. FT]. 8, Prior to operation at the site the applicant shall obt:c-un a Business License from the City of South San Francisco. 9. The exterior of the building shall be repainted prior to October 1, 2004, to the satisfaction of the Chief Planner. 10. The Use Permit shall be reviewed by the Planning Commission at their meeting of February 21,2007 to determine the compliance with the conditions of approval. (Planning Division: Steve Carlson (650) 877-8535) B. ENGINEERING DIVISION requirements shall be as follows: 1. STANDARD CONDITIONS 1. The developer shall comply with all applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments," contained in the South San Francisco "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. A copy of this booklet is available at the Engineering Division located at 315 Miller Ave. II. ON-SITE IMPROVEMENTS 1. The applicants shall design, construct and install a drainage system capable of accommodating a la-year design storm, to control storm water runoff within the site, which will insure that it does not flow into adjacent private property, or sheet flow over the street sidewalk and curb. Any existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards, 2. A site drainage report shall be prepared by the applicant's drainage consultant and submitted to the City Engineer for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant's consultant shall design the drainage improvements described in the approved report and submit them to the City's Engineering Division for review and approval, prior to receiving a building permit for their tenant improvements. The storm drain work described on the approved plans shall be performed to the satisfaction of the City's Construction Manager prior to receiving an occupancy permit for the Double Day Offices Services tenant improvements. 3. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities, as required to prevent pollutants deposited on the lot from entering City streets or public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator for review and approval. 4. The applicant shall submit a striping, signage, parking and traffic control plan for the project, conforming to the requirements of the Municipal Code, for the review and approval ofthe Engineering Division. The exit driveway shall be posted with an R1 "Stop" sign, mounted on a 2"diameter galvanized steel pole, as required by the Municipal Code. (Engineering Division: Michelle Bocalan (650) 829-6652) C. POLICE DEPARTMENT requirements shall be as follows: 1. The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. The applicant shall provide a detailed striping, parking and traffic circulation plan for the project that clearly denotes traffic patterns for vehicles driving and parking within the site. 3. A lighting plan shall be submitted for the exterior perimeter parking lots and travel lanes. Photometries shall be submitted for this project. 4. The applicant shall submit a detailed plan regarding the storage vaults and specific locations within the project they will be kept. The contents and values of vault storage shall be identified for the purpose of providing appropriate security standards. 5. A security plan shall be submitted including onsite security personnel, card access systems, as well as individual vault alarms. This is necessary for the preservation of property reducing thefts. 6. On street parking for trucks shall not be permitted at anytime, nor shall obstruct access to the rear storage area at anytime. (police Department: Sergeant AI Normandy (650) 877-8927) D, FIRE PREVENTION DIVISION requirements shall be as follows: 1. Combustible storage greater than 2,500 cubic feet requires a renewable annual fire permit. (Fire Prevention: Bryan Niswonger (650) 829-6645) Planning Commission Staff Report DATE: December 6,2007 TO: Planning Commission SUBJECT: Review of Use Permit allowing outdoor storage of trucks and extended hours of operation from 6:00 a.m. to 2:00 a.m. in the M-l Industrial District in accordance with SSFMC 20.30.040 (a) and (b). Owner: Clarence Krieger Applicant: Double Day Office Services Site Address: 340 Shaw Road Case No,: P03-0137/UP03-0026 RECOMMENDATION: That the Planning Commission allow the applicant to continue to conduct its business under the subject Use Permit in accordance with the original conditions of approval adopted by the Commission on February 19, 2004, and with an additional condition requiring a Planning Commission review within ninety (90) days of the date of this public hearing (December 6, 2007), BACKGROUNDIDISCUSSION: The Planning Commission conducted a 6-month review of the project at its meeting of August 19, 2004 and tentatively scheduled a 45-day follow-up progress meeting for December 2, 2004. City staff did not schedule the subsequent Commission reviews since the owner had made little progress complying with three interrelated and unmet conditions of approval involving storm water drainage. The property owner and the applicant have been cooperative to a point - they have completed all other conditions of approval associated with the approved Use Permit. However, they continue to operate in violation of the three last remaining conditions [Engineering Division II #1, #2 & #3]. City staffhas contacted the owner and representatives numerous times; on each occasion the owner and/or representatives have assured staff that the drainage work is being addressed. While the drainage system design has been developed [consisting of a simple 20+ foot drainage line segment and basin connection from the front of the property to the street] and approved by the City Engineer, despite staff's outreach efforts, the Encroachment Permit has never been issued and the work has never been started. City staffhas scheduled the review in the expectation that the Planning Commission may have an opportunity to review the development and provide comments and direction. Staff Report To: Planning Commission Subject: P03-0137 Use Permit Review December 6, 2007 Page 2 of2 The Commission has a full range of options including: 1. Continue to work with the owner and amend condition Planning Division condition of approval # 10 requiring that the Use Permit be reviewed by the Planning Commission within ninety (90) days (February 21,2008 Commission meeting). 2. Directing Code Enforcement to initiate an investigation, and if warranted, issue a citation with fines. 3. Schedule the Use Permit for revocation. Given the owner's inaction on this matter, one approach would be to first adopt options #1 and #2- giving the owner one last chance to perform; ifthe Engineering Division conditions are not met, then the Commissioners could in good conscious consider option #3. CONCLUSION: The Planning Commission originally approved this Use Permit in February 2004. The applicant has worked to comply with the conditions of approval. Over a couple of years have passed since the Planning Commission approved the application, yet the applicant has not completed one of the most important tasks identified in the original conditions of approval. In the continuing spirit of cooperation, City staff is willing to work with the owner and applicant and recommends that the Planning Commission amend the conditions of approval requiring that the Use Permit be reviewed at the Planning Commission meeting of February 21,2008. If the tasks identified in the conditions are not met by that time, then the Planning Commission may wish to consider other options including Revocation of the Use Permit. ::S&t:N~ Stevf Carlson, Senior Planner ATTACHMENTS: Conditions of Approval (Adopted by the Planning Commission on August 19, 2004 and amended on November 17, 2005) Planning Commission Minutes August 19, 2004 November 17, 2005 CONDITIONS OF APPROVAL P03-0137 USE PERMIT DOUBLE DAY OFFICE SERVICES 340 SHAW ROAD (As approved by the Planning Commission on August 19,2004 and amended on November 17,2005) A, PLANNING DIVISION requirements shall be as follow: 1. The owner shall comply with the applicable requirements of the Planning Division's "Standard Conditions and Limitations for Commercial, Industrial, and Multi-Family Residential Projects" dated February 1999, except as amended by the conditions of approval associated with Use Permit 03-0026. 2. The construction drawings shall substantially comply with the Planning Commission approved plans prepared by, Ibarra Associates, dated January 23, 2004 in association with Use Permit Application P03-0137/UP03-0026. 3. Prior to the issuance of any Building Permit, the applicant shall include on the parking lot construction plans 16 parking spaces for employee and visitor passenger vehicles. The location and design ofthe parking lot shall be subject to review and approval by the Chief Planner. 4. Prior to the issuance of any Building Permit, the applicant shall include on the construction plans either an indoor trash room or outdoor trash enclosure. The location and design of the trash facility shall be subject to review and comment by a representative of the South San Francisco Scavengers. The plans, including the comments from the South San Francisco Scavengers, shall be subject to review and approval by the Chief Planner. 5. Prior to the final inspection the applicant shall upgrade the on-site landscaping, including the replacement of all dead plants and removal of all weeds. The applicant shall be responsible for maintaining the landscaping situated on-site and in the public right-of-way along Shaw Road in front of the property. 6. The maximum number of vehicles allowed to be stored on the site is ten (10) bobtail trucks and 4 passenger vehicles. Servicing of vehicles is limited to the use of the indoor truck wash rack. Outdoor storage of additional vehicles, changes in the hours of operation, or changes in use shall only be authorized by the Planning Commission. 7. Prior to the issuance of building permits the applicant shall pay the Child Care Impact Fees. Fees may be paid on a lump sum basis. The total fees are estimated to be $1,353.60 based on the following calculation [Phase I (Outside storage 2,880 SQ. FT. X $0.47/SQ. FT]. 8. Prior to operation at the site the applicant shall obtain a Business License from the City of South San Francisco. 9, 10. The Use Permit shall be reviewed by the Planning Commission at their meeting of December 2, 2004 June 16, 2005 to determine the compliance with the conditions of approval. (planning Division: Steve Carlson (650) 877-8535) B, ENGINEERING DMSION requirements shall be as follows: I. STANDARD CONDITIONS 1. The developer shall comply with all applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments," contained in the South San Francisco "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. A copy of this booklet is available at the Engineering Division located at 315 Miller Ave. II. ON-SITE IMPROVEMENTS 1. The applicants shall design, construct and install a drainage system capable of accommodating a la-year design storm, to control storm water runoff within the site, which will insure that it does not flow into adjacent private property, or sheet flow over the street sidewalk and curb. Any existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. 2. A site drainage report shall be prepared by the applicant's drainage consultant and submitted to the City Engineer for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justifY the design of all proposed new improvements to the site's drainage system. The applicant's consultant shall design the drainage improvements described in the approved report and submit them to the City's Engineering Division for review and approval, prior to receiving a building permit for their tenant improvements. The storm drain work described on the approved plans shall be performed to the satisfaction of the City's Construction Manager prior to receiving an occupancy permit for the Double Day Offices Services tenant improvements. 3. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities, as required to prevent pollutants deposited on the lot from entering City streets or public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator for review and approval. 4. The applicant shall submit a striping, signage, parking and traffic control plan for the project, conforming to the requirements of the Municipal Code, for the review and approval of the Engineering Division. The exit driveway shall be posted with an Rl "Stop" sign, mounted on a 2"diameter galvanized steel pole, as required by the Municipal Code. (Engineering Division: Michelle Bocalan (650) 829-6652) C. POLICE DEPARTMENT requirements shall be as follows: 1. The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. The applicant shall provide a detailed striping, parking and traffic circulation plan for the project that clearly denotes traffic patterns for vehicles driving and parking within the site. 3. A lighting plan shall be submitted for the exterior perimeter parking lots and travel lanes. Photometries shall be submitted for this project. 4. The applicant shall submit a detailed plan regarding the storage vaults and specific locations within the project they will be kept. The contents and values of vault storage shall be identified for the purpose of providing appropriate security standards. 5. A security plan shall be submitted including onsite security personnel, card access systems, as well as individual vault alarms. This is necessary for the preservation of property reducing thefts. 6. On street parking for trucks shall not be permitted at anytime, nor shall obstruct access to the rear storage area at anytime. (police Department: Sergeant AI Normandy (650) 877-8927) D, FIRE PREVENTION DIVISION requirements shall be as follows: 1. Combustible storage greater than 2,500 cubic feet requires a renewable annual fire permit. (Fire Prevention: Bryan Niswonger (650) 829-6645) Planning Commission Staff Report DATE: February 21,2008 TO: Planning Commission SUBJECT: Study Session of: Use Permit Modification and Design Review allowing the expansion of the 14.328 acre Kaiser Medical Center situated at 1200 El Camino Real (APN 010-292-210) incorporating a former motel situated on an abutting 1.376 acre parcel at 1330 El Camino Real (APN 010-292-130), allowing off-site parking between the two sites, allowing the conversion of a motel into a medical facility and a new at-grade parking lot with landscaping. Zoning: Transit Village District & Planned Commercial (P-C) Zone District SSFMC Chapters: 20.24,20.27,20.36,20.74,20.81,20.85 & 20.91. Project Location: 1200 El Camino Real (APN 010-292-210) and 1300 El Camino Real (APN 013-292-130), in the Planned Commercial (P-C) Zone District & Transit Village (TV-C) Zoning District, respectively]. Owner & Applicant: Kaiser Permanente Case No.: P07-0014 (MND07-0001, UP07-0001, & DR07-001) RECOMMENDATION: That the Planning Commission review the design of the motel conversion, parking lot and landscaping, and offer comments. BACKGROUNDIDISCUSSION: The Planning Commission conducted a study session at their meeting on November 1,2007. At the meeting, the Commissioners briefly reviewed the proposed expansion onto the former motel site, but determined that the decision regarding the proposed expansion and the possible future construction of a new medical center in the vicinity of the existing facility warranted a joint meeting between the City Council and the Planning Commission to discuss the inclusion of the Kaiser owned sites and nearby properties into the Chestnut Avenue/El Camino Real Land Use Study. The joint meeting was conducted on January 30,2008. At the meeting, many issues were discussed and among other items it was determined that the Land Use Study should include the long-term development of Kaiser and other nearby sites. Staff Report To: Planning Commission Subject: P07-00l4 1200-1330 El Camino Real February 21, 2008 Page 2 of 3 PROJECT The development proposal consists of expanding the existing Kaiser Medical Center at 1200 El Camino Real by converting an existing 2-story motel on an abutting lot at 1330 El Camino Real. The Kaiser Medical Center is situated on 14.3 acres and contains a total of 305,599 square feet of floor area. Parking for the center is comprised of open at-grade surface parking of 292 vehicles and a multi-story garage containing 628 parking spaces. The 2-story motel, on a 1.38 acre site, contains a total of 17,100 square feet and an open at-grade parking lot. The building would be converted into storage of medical equipment, medical offices, and contractor offices. At the joint meeting, the Kaiser representatives also clarified that a new key feature of the motel site was to house administrative offices - allowing the expansion and updating of the intensive care unit scheduled for construction sometime in 2009. The project also includes connecting the existing at-grade surface parking at the Kaiser Medical Center to the existing motel parking lot, improving emergency vehicle access, creating a new 35 space parking area at the rear of the motel and reconfiguring the front parking area to 43 spaces for a combined total of 78 parking spaces. The development will be linked to the hospital by a pedestrian walkway, internal drive aisles, building colors, an exterior lighting program, signage, landscape palate and planting plan. More details of the proposed project are available in the previous Planning Commission staff report on November 1,2007. Since the January 30, 2008 joint study session, City staff has re-reviewed the proposed project description and determined that the project can proceed with a Use Permit, Design Review, and an environmental review. The zoning code allows the expansion with these entitlements contingent on Kaiser being considered as a medical center, The other land use entitlements, identified on the previous staff report, and any other land use or zoning code issues can be addressed in the upcoming El Camino Real/Chestnut Avenue Land Use Study and the Comprehensive Zoning Code Amendments. The Commissioners should focus their comments on the design of the motel conversion, the parking lot and the landscaping. While the Design Review Board has suggested that the limited proposed design improvements are acceptable, City staff believes that as a long-term use (10 to 20 years) the building needs to be treated as a permanent use. Viewed from this perspective, the building and site plan merit more design work - so that the finished product more closely resembles an administrative office building. This can be accomplished for example by the use of a different roof form, enclosing the exterior hallways, creating a more prominent entry, adding employee amenities such as a seating area, and by creating a plaza area in the vicinity of the former pool. Better physical linkages between the main campus and the motel site should be provided to acknowledge the relationship between the Staff Report To: Planning Commission Subject: P07-0014 1200-1330 EI Camino Real February 21,2008 Page 3 of 3 sites and to provide improved functionality. This could take the form of a landscaped portico. Since the two lots are not to be merged, the landscape buffer separating the two parking lots will need to be increased to a depth of 12 feet (6 feet from the property boundary is the minimum required for each lot by the SSFMC Chapter 20.73). RECOMMENDATION: That the Planning Commission review the proposed design of the motel conversion, parking lot and landscaping, and offer comments. 6~h~ Ste've Carlson, Senior Planner ATTACHMENTS: Planning Commission Staff Report November I, 2007 Design Review Board Minutes April I 7, 2007 Plans DATE: TO: SUBJECT: Planning Commission Staff Report November 1,2007 Planning Commission Study Session of: 1. Environmental Impact Report assessing the environmental effects associated with the proposed project, 2. General Plan Amendment changing the Land Use Element designation from Mixed High Density Residential and Community Commercial to Community Commercial, 3. Zoning Amendment adding SSFMC Chapter 20,52 Office (0) Zone District. 4. Zoning Reclassification of the parcel situated at 1200 EI Camino Real (APN 010-292-0210) from Planned Commercial (P-C) Zone District to the Office (0) Zone District, and the parcel at 1330 EI Camino Real (APN 010-292-130) from Transit Village (TV-C) Zone District and to the Office (0) Zoning District. 5. Use Permit Modification allowing expansion of the 14.328 acre Kaiser Medical Center at 1200 EI Camino Real (APN 010-292-210) incorporating a former motel situated on an abutting 1.376 acre parcel at 1330 EI Camino Real (APN 010-292-130) and allowing off-site parking between the two sites, 6. Design Review Design Review of the conversion of a motel into a medical facility and an at-grade parking lot with landscaping, Zoning: Transit Village District & Planned Commercial (P-C) Zone District SSFMC Chapters: 20,24,20,27,20,36,20,74,20,81,20,85,20,87 & 20.91 Project Location: 1200 EI Camino Real (APN 010-292-210) and 1300 EI Camino Real (APN 013-292-130), in the Planned Commercial (P-C) Zone District & Transit Village (TV-C) Zoning District, respectively]. Owner & Applicant: Kaiser Pennanente Case No.: P07-0014 (EIR07-0001, GPA07-0001, RZ07-0001, ZA07-0003, UP07-0001, & DR07-001) Staff Report To: Planning Commission Subject: P07-0014 1200-1330 EI Camino Real November 1,2007 Page 2 of 5 RECOMMENDATION: That the Planning Commission review the proposed development and offer comments, BACKGROUNDIDISCUSSION: The project is situated in a mixed commercial and residential area along EI Camino Real between Hickey and Westborough Boulevards, The area has steadily converted to higher and more intensive uses, The owner of the Kaiser Medical Center (1200 EI Camino Real) has purchased a former motel on an abutting site at 1330 EI Camino Real and proposes to expand the Kaiser Medical Center onto the former motel site. The proposed uses include storage of medical equipment, medical offices, contractor offices and parking. GENERAL PLAN & ZONING CONSISTENTCY The Kaiser Medical Center (1200 EI Camino Real) is designated in the Land Use Element as Office and is zoned as Planned Commercial (P-C), The motel lot (1330 EI Camino Real) is designated in the Land Use Element as Mixed Community Commercial and High Density Residential and is situated in a Transit Village Zoning District. Stand alone medical uses are allowed on sites designated as Office in the Land Use Element, but are not allowed in mixed use areas. Conversion of the existing motel parcel to the Kaiser Medical Center will necessitate a General Plan Amendment to change the Land Use Element designation of the site from Mixed Community Commercial and High Density Residential to Office because stand alone medical uses are not consistent with the intent of the Transit Village Plan. In accordance with the Transit Village Ordinance (SSFMC Chapter 20,27), any reuse or redevelopment of the motel site would require a mixed use commercial and residential development. Therefore, the project will necessitate amending the South San Francisco Zoning Map to change the motel site Zoning District from Transit Village Commercial (TV-C) to Office (0), The Kaiser Medical Center will also need to be reclassified from P-C to the new Office Zoning District. Simultaneously, the Zoning Code will need to be amended to add SSFMC Chapter 20,55 Zoning District Office (0) allowing buildings devoted to a range of uses including office and storage associated with the Kaiser Medical Center. Businesses generating in excess of 100 average daily vehicle trips, or having 24 hour operations require an approved Use Permit by the South San Francisco Planning Commission [SSFMC Sections 20,24.060, 20.24.070(a), and 20.24,070(a), respectively], Staff Report To: Planning Commission Subject: P07-0014 1200-1330 El Camino Real November 1,2007 Page 3 of 5 PROJECT The development proposal consists of expanding the existing Kaiser Medical Center at 1200 El Camino Real by converting an existing 2-story motel on an abutting lot at 1330 El Camino Real, The Kaiser Medical Center is situated on 14.3 acres and contains a total of 305,599 square feet of floor area, Parking for the center is comprised of open at-grade surface parking of 292 vehicles and a multi-story garage containing 628 parking spaces, The 2-story motel, on a 1,38 acre site, contains a total of 17,100 square feet and an open at-grade parking lot. The building would be converted into office and storage, The project also includes connecting the existing at-grade surface parking at the Kaiser Medical Center to the existing motel parking lot, improving emergency vehicle access, creating a new 35 space parking area at the rear of the motel and reconfiguring the front parking area to 43 spaces or a combined total of 78 parking spaces, The development will be linked to the hospital by a pedestrian walkway, internal drive aisles, building colors, exterior lighting program, signage, landscape palate and planting plan, DEVELOPMENT STANDARDS The building generally complies with current City development standards as displayed in the table in Exhibit #A, The SSFMC Section 20,74,060(c), requires parking be provided at a rate of 1 space per each 300 square feet for office, Applying this rate to the development would result in a parking requirement of 57 parking spaces, The proposal to increase the parking to 78 spaces is well above the minimum City requirement. In accordance with recent City site surveys conducted earlier this year as part of the background study leading up to the removal of 150+ parking spaces along the west side of El Camino Real in front of the Kaiser Medical Center, parking at the Kaiser Medical Center is generally adequate, but reaches near capacity during the mid-day shift change, The proposed landscaping of exceeds the City's minimum requirement of 10% of the total site area (SSFMC Section 20.73,040), To reduce employee parking demand and associated traffic, and to take advantage of the medical center's proximity to the BART station, and frontage on El Camino Real, a major transit corridor, City staff has encouraged the applicant to consider the development and implementation of a Transportation Demand Management Plan (TOM) [SSFMC Chapter 20,120], Staff Report To: Planning Commission Subject: P07-0014 1200-1330 EI Camino Real November 1, 2007 Page 4 of 5 DESIGN REVIEW BOARD The proposed development was reviewed by the Design Review Board (DRB) at their meeting of April 17, 2007 and the Board offered the following comments: 1, A change of building occupancy may necessitate an elevator, Review requirements with Building Division Staff, 2, Provide all required accessible parking spaces and pedestrian path of travel in the front of the building, as well as a pedestrian connection between the hospital and the proposed building, Review accessibility requirements with Building Division Staff. 3, Submit a landscape plan and do not include junipers on the plant list. 4, Remove the freestanding sign from the front yard. The applicant has revised the plans incorporating many of the Board's suggestions, The applicant will also need to add a 6 foot landscape strip on the parking spaces along the shared lot line between the motel and the Medical Center [SSFMC Chapter 20.73], This may necessitate the removal of a dozen parking spaces, The Planning Commission should review the plans and detennine if the project upgrades to the site, the building upgrades, and the physical and design linkages to the existing Kaiser Medical Center are appropriate and sufficient. ENVIRONMENTAL DOCUMENT In accordance with the California Environmental Quality Act, City staffhas determined that an Environmental Impact Report (EIR) will be required to assess the significant impacts associated with the expansion, A consultant has been selected to prepare the EIR and a City contract is being prepared. Once the EIR is complete it will be circulated for public review and comments, During the circulation period and prior to any decision making regarding the project, staff will schedule the matter for comment by the Planning Commission and the public, The public will be informed of the availability of the EIR and all public hearings by letter and newspaper advertisements, CONCLUSION: The Planning Commission should review the proposed development and offer comments, ~~~ ~~lS Senior Planner -- Staff Report To: Planning Commission Subject: P07-0014 1200-1330 EI Camino Real November 1, 2007 Page 5 of 5 ATTACHMENTS: Design Review Board Minutes April 17, 2007 Plans 7. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Kaiser Foundation Kaiser Foundation 1330 EI Camino Real P07-Q014, MND07-Q00, GPA07-Q001, RZ07-0001, ZA07-Q003, UP07-0001, & DR07-Q001 Kaiser Permanente - UPM (Case Planner: Steve Carlson) Use Permit Modification allowing expansion of the 14.328 acre Kaiser Medical Center at 1200 EI Camino Real (APN 010-292- 210) incorporating a former motel situated on an abutting 1.376 acre parcel at 1330 EI Camino Real (APN 010-292-130) and allowing off-site parking in accordance with SSFMC Chapters 20.24,20.27,20.36,20.74,20.81,20.85,20.87 & 20.91 Design Review of the conversion of a motel into a medical facility and an at-grade parking lot with landscaping. Mitigated Negative Declaration assessing the environmental impacts associated with the proposed project. General Plan Amendment changing the Land Use Element designation from Mixed High Density Residential and Community Commercial to Community Commercial and amending the Housing Element removing a parcel from the housing potential analysis. Zoning Reclassification of the parcel situated at 1330 EI Camino Real (APN 010-292-130) removing the Transit Village Overly District The Board had the following comments: 1. A change of building occupancy may necessitate an elevator. Review requirements with Building Division Staff. 2. Provide all required accessible parking spaces and pedestrian path of travel in the front of the building, as well as a pedestrian connection between the hospital and the proposed building. Review accessibility requirements with Building Division Staff. 3. Submit a landscape plan and do not include junipers on the plant list. 4. Remove the freestanding sign from the front yard. 8. Revise and resubmit plans. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Genentech, Inc. Genentech, Inc. 680 Forbes Blvd P06-Q136 & DR06-Q102 Building 50 - Genentech (Case Planner: Gerry Beaudin) "Resubmittal" - "Preliminary Review of Building 50" - approval of a Use Permit allowing Genentech to demolish an existing surface parking lot adjacent to building 51 (642 Forbes) and construct a new 168,000 sq ft R&D/ManufacturinglLab Building located at 680 Forbes Blvd in the lower campus area of the Genentech R&D Overlay district per SSFMC Chapters 20.39, 20.40 & 20.81 iii IIiII /~ ... i I...... 1'>:./': ~'" ...~,. Y'.~ '., I. ..-:. . I . 1 'I "'.', . '. i . ' .. ~_ ,I .,! '.' i. J ~ -:- >.~:)- ,~, I 1 I 1 '... I)',. , . '\. '';' , f..., W.:.';,^'. liji. ~,~ . ,fit ~ I ~~f '~.~ }\ ~~ "'~ iL f.~:~~: ~J ffi! g{ '~i' ~i ft-~ ,i''J: . ~ U., i ft-,~ ~~ ~'~ ;*"~"i (~ ) "',";-.'"-. ,".~ n -1 . ~:. . <.:~~:- '-1- -:':.'i.-:~:" .: 'II.:... , ; a - .~ '", ,-,",of. ...... ;'''If '; c.u:...v: .(. ~ , ~ ~ . 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