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06-19-2008 PC e-packet
CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE June 19, 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 by a-mail at web- ecdCa~ssf.net. Mary Giusti Marc C. Teglia Chairperson Vice-Chairperson Wallace M. Moore Stacey Oborne John Prouty Commissioner Commissioner Commissioner Eugene Sim Commissioner William Zemke Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Senior Planner Gerry Beaudin Senior Planner Vacant Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Pagers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE June 19, 2008 Time 7:30 P.M. CALL TO ORDER /PLEDGE OF ALLEGIANCE ROLL CALL /CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of Planning Commission minutes of January 17, February 21, March 6, March 20, April 3, May 1 and May 15, 2008. PUBLIC HEARING 2. Park NFly/applicant Park NFly/owner 101 Terminal Ct P06-0064: UPMOS-0001 & DR08-0012 Modification of a Condition of Approval associated with a Commercial Planned Unit Development, Use Permit and Design Review of an airport parking facility allowing trees to be planted off-site along the easterly property perimeter instead of the interior of the site, situated at 101 Terminal Court (APN 015-113-240), in the Planned Industrial (P-I) Zone District, in accordance with SSFMC Chapters 20.32, 20.84, 20.85 and 20.91. PUD07-0002, UP06-0004 & DR06-0050- Approved by the Planning Commission on November 2007 ADMINISTRATIVE BUSINESS 3. A Resolution determining that the Proposed Capital Improvement Program FY 2008-2009 is consistent with the City's General Plan. 4. ARE-SF No 21 L.P./applicant ARE-SF No 21 L.P./owner 213 & 217 E. Grand Avenue P07-0106: UP07-0017, DR07-0065, DA07-0001 8< EIR07-0001 Studv Session -Use Permit, Design Review & TDM plan to construct anine-story 291,000 sf Planning Commission Agenda - Cont'd Page 3 of 3 June 19, 2008 R&D /Office Building and aMulti-level parking garage on a 6.2 acre site located at the NE corner of East Grand Avenue & Forbes Blvd in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32.060, 20.81, 20.85 & 20.120 5. Park Station Lofts -1488 EI Camino Real. Discussion of proposed paint color changes. ITEMS FROM STAFF ITEMS FROM COMMISSION • Appointment of a Kaiser Subcommittee • Discussion of minutes ITEMS FROM THE PUBLIC ADJOURNMENT Susy Kalkin Secretary o the Planning Commission City of South San Francisco Regular Meeting -July 3, 2008 cancelled NEXT Regular Meeting -July 17, 2008, Municipal Services Building, 33 Arroyo MEETING: Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.net/deots/comms/plannins~/as~enda minutes.asa or via h tt p: //Vile b l i n k. ssf. n et SK/bla s:~,Rgewdas~plawwCwg cov~vuCssCow\2oo8~o6-iy-o8 R~c~gewda.doc ~o~~x,s~.~ Planning Commission o -~ o Staff Report c9tIF0R~~A DATE: June 19, 2008 TO: Planning Commission SUBJECT: MODIFICATION OF A CONDITON OF APPROVAL OF: 1. Commercial Planned Unit Development Permit allowing 20,500 square feet of off-site landscaping on an abutting portion of US Highway 101 in addition to providing 17,776 square feet of on-site landscaping in-lieu of providing all of the minimum required on-site landscaping. 2. Use Permit and Design Review allowing an existing commercial parking facility with a total of 1,232 parking spaces in an open at- grade on-site parking lot to add new one-story parking carport canopies covering 596 parking spaces equaling an area of 91,044 square feet, a new one-story 1,632 square foot office building, a new 20 foot tall 140 square foot entry canopy, and new on-site and off-site landscaping, including the project frontage within a portion of US Highway 101. Address & Zoning: 101 Terminal Court (APN 015-113-240) in the Planned Industrial (P-I) Zone District. SSFMC Chapters: 20.32, 20.78, 20.81, 20.76, 20.84, 0.85 and 20.91. Owner & Applicant: Park N' Fly, Inc. Case No.: P06-0064 [PUDM 08-00 & UPM 08-0001 ] [Original Case Nos. PUD07-0002, UPM06-0004, SIGNS07-0045 & DR06-0050 - Approved by the Planning Commission on November 1, 2007]. RECOMMENDATION: That the Planning Commission approve a Modification of Condition of Approval #3 associated with a Commercial Planned Unit Development and a Use Permit and Design Review of a commercial parking lot allowing trees to be planted within the Caltrans US Highway 101 right-of--way along the easterly property perimeter instead of the interior of the site, subject to making the fmdings and adopting the revised condition of approval. Staff Report To: Planning Commission Re: 101 Terminal Court June19, 2008 Page 2 of 3 BACKGROUND/DISCUSSION: At their meeting of November 1, 2007, the Planning Commission approved the site upgrades - comprised of new canopies over some of the existing parking spaces, a new entry canopy and new landscaping both on-site and on an abutting portion of the US Highway 101. At the meeting the Planning Commission adopted condition of approval #3 requiring that additional trees be planted in the open parking area at the end of each row in landscape islands. Conditions of approval associated with discretionary approvals (in this case a PUD and a Use Permit) can be modified subject to the review and approval by the Planning Commission (SSFMC Chapters 20.81, 20.84 and 20.91). After studying the location of the new parking lot trees and the optimal location for new security cameras, the applicant is concerned that the trees will block views of the cameras -thus compromising security. While additional cameras could be installed, the applicant is concerned that any more security cameras and monitors will reduce the effectiveness of the security, because the security personnel will have too many monitors to observe in addition to other assigned duties. The applicant is requesting to modify condition of approval #3 to place some of the new trees within the Caltrans right-of--way adjacent to the shared perimeter fence along US Highway 101. Off-site landscaping was approved by the Planning Commission as part of the PUD [SSFMC Section 20.84.050(a)]. The applicant is not proposing to reduce any of the on-site landscape area, but will plant the landscape islands in the parking lot with shrubs and ground cover as detailed in the applicant's narrative and plans. The city's landscape requirements have been met thorough a combination of increasing the on-site landscape area and landscaping the abutting Caltrans right-of--way along the project US Highway 101 frontage extending from Terminal Court south to the creek channel. The proposed landscape plans show the existing and proposed landscaping. The proposed new trees and shrubs along the US Highway 101 frontage will increase the effectiveness of the landscape screen of views from the freeway. The reduced number of on-site trees will somewhat reduce the presence of nature within the parking lot, but this is offset by the increase in the landscaping along the freeway and the increased landscape obligation of the owner to maintain a larger area with more vegetation. In fulfillment of condition of approval #6, the owner and the City staff have developed a Landscape Maintenance Agreement for the off-site landscaping. DESIGN REVIEW BOARD: The proposed development was reviewed by the Design Review Board at their meeting of May 20, 2008. The Board was supportive of the design, determined that the proposed project complied with the SSF Design Guidelines and offered the following comments: Staff Report To: Planning Commission Re: 101 Terminal Court June19, 2008 Page 3 of 3 1. The plans submitted are illegible. Applicant shall resubmit plans that comply with City submittal standards. 2. Provide-trees along the entire length of the property that will screen the parking lot from the highway, as discussed: at the previous DRB meeting. 3. Required photos are missing from the plans. 4. Have the landscape architect specify trees that will attain sufficient height, and spread and at a spacing that will screen the parking lot from the highway. The applicant has revised the plans to incorporate the Design Review Board comments. ENVIRONMENTAL DOCUMENT: City staff has determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, the Planning Commission is not required to take any action on the environmental document. CONCLUSION: The proposed planting of trees along the adjacent US Highway 101 frontage will increase the effectiveness of the landscape screen along US 101. Allowing the transfer of some trees will improve site security. The proposed landscape plan complies with the South San Francisco Zoning Code development standards. Conditions of approval will help ensure that the development is constructed in accordance with the City's standards, and that the owner maintain the property and the landscape area in good condition. Therefore, it is recommended that the Planning Commission should approve a Modification of Condition of Approval #3 associated with a Commercial Planned Unit Development, Use Permit and Design Review allowing trees to be planted within the Caltrans US Highway 101 right-of--way along the easterly property perimeter instead of the interior of the site. Use Permit Draft Revised Condition of Approval #3 Conditions of Approval Design Review Board Minutes of May 20, 2008 Applicant's Letter Landscape Plan Photos ATTACHMENTS: Finding of Approval PUD FINDINGS OF APPROVAL MODIFICATION OF CONDITION OF APPROVAL P06-0064 COMMERCIAL PLANNED UNIT DEVELOPMENT PARK N' FLY 101 TERMINAL COURT (As recommended by City Staff on June 19, 2008) As required by the Planned Unit Development Procedures [SSFMC Chapter 20.84], the following findings are made in approval of a Modification of a Condition of Approval associated with a Commercial Planned Unit Development Permit allowing trees to be planted a Modification of Condition of Approval #3 associated with a Commercial Planned Unit Development, Use Permit and Design Review allowing trees to be planted within the Caltrans US Highway 101 right-of--way along the easterly property perimeter instead of the interior of the site, subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Landscape Plans prepared by Kikuchi & Associates, dated June 2008; Design Review Board meeting of May 20, 2008; Design Review Board minutes of May 20, 2008; Planning Commission staff report, dated June 19, 2008; and Planning Commission meeting of June 19, 2008: The planting of trees within the Caltrans right-of--way instead of on-site is consistent with the General Plan Land Use Element designation of the site of Business Commercial and will not affect the land use intensity permitted by the General Plan Land Use Element designation and is consistent with the site's Zoning of Planned Industrial Zone District. 2. Allowing trees to be planted off-site on an abutting parcel of land in-lieu of planting the trees on-site along US Highway 101 will increase the planting density and provide more effective screening of views of the subject site's stored vehicles from travelers along US Highway 101. The trees will help to contribute to a development of superior quality offsetting any adverse impact of the reducing the number of trees planted on-site. Use of the US Highway 101 frontage provides for a greater depth and intensity of landscaping than the minimum City requirement of 6 feet in depth and the requirement for a Landscape Maintenance Agreement will provide a greater assurance that the landscaping will be maintained. 3. The planting of trees within the Caltrans right-of--way will not be detrimental to the health, safety, welfare, comfort or convenience of persons working in the project vicinity because the improvements will provide a far more effective visual screening than that achievable on-site alone. The reduction in trees will not reduce the on-site landscaping. The City's Design Review Board recommended approval of the proposed development and determined that the improvements exceed the design quality of the surrounding industrial enclave. Conditions of approval require that the development of the site conform to the City's development standards and that the landscaping be maintained. 4. The project complies with the provisions of the California Environmental Quality Act. FINDINGS OF APPROVAL MODIFICATION OF CONDITION OF APPROVAL P06-0064 USE PERMIT 101 TERMINAL COURT (As recommended by City Staff June 19, 2008) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of a Modification of a Condition of Approval associated with a Use Permit allowing an existing commercial parking facility, allowing trees to be planted in the Caltrans right-of--way instead of on-site, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Landscape Plans prepared by Kikuchi & Associates, dated June 2008; Design Review Board meeting of May 20, 2008; Design Review Board minutes of May 20, 2008; Planning Commission staff report, dated June 19, 2008; and Planning Commission meeting of June 19, 2008: 1. Allowing more trees to be planted off-site along the project frontage within a portion of US Highway 101 instead of on-site will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The increase of trees will result in a more dense landscape screen from travelers along the highway reducing views of the commercial parking lot improvements. The landscape plan meets the City Design Guidelines, and has been recommended by the South San Francisco Design Review Board. Reduction of the number of trees on-site will improve on-site security by allowing free unobstructed views of the parking lot by site security personnel. Conditions of approval are included to require conformance with the Planning Commission approved plans, City development requirements and require that the site be maintained in good condition. 2. Allowing more trees to be planted off-site along the project frontage within a portion of US Highway 101 instead of on-site to an existing commercial parking lot complies with the General Plan Land Use Element designation of the site of Business Commercial that allows commercial parking businesses and encourages site upgrades. The site, located in the Planned Industrial Zone District (P-I), is adjacent to other similar uses and the development complies all applicable standards and requirements of SSFMC Title 20. DRAFT REVISED CONDITION OF APPROVAL 3. Prior to the issuance of the Building Permit, the landscape plan shall incorporate the Development Review Board comments of August 15, 2006 to include a standard irrigation system, and an alternate shrub to `hebe coed' ,,,,a .,aa +,.oo~ ~,. ~~e o„a „~o.,,.~, ari.,o .,:~~e .,.,a ~,.,.,~. The landscape plans shall also include mature shrubs, trees that have a minimum size of 24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. Trees along the frontage shall be a minimum size of 24 inch box. The final landscape plan shall be subject to the review and approval by the South San Francisco Chief Planner. CONDITIONS OF APPROVAL 101 TERMINAL COURT P06-0064 (Approved by the Planning Commission on November 1, 2007) A. PLANNING DIVISION The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the Site Plans and Building Plans by Studion7, Civil Engineering Plans prepared by Louis A. Arata Civil engineer and Surveyor, dated March 2006, and Landscape Plans by Rosalind Wheeler, submitted in association with P06-0064. Prior to the issuance of the Building Permit, the landscape plan shall incorporate the Development Review Board comments of August 15, 2006 to include a standard irrigation system, chose an alternate shrub to `hebe coed' and add trees to the end of each drive aisle and bays. The landscape plans shall also include mature shrubs, trees that have a minimum size of 24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. Trees along the frontage shall be a minimum size of 24 inch box. The final landscape plan shall be subject to the review and approval by the South San Francisco Chief Planner. 4. The number of parking spaces or carport spaces shall not be increased or rearranged without prior approval by the South San Francisco Planning Commission. 5. The applicant shall comply with the SSFMC Sign Regulations and shall not increase the number, size, type nor alter the location of any approved sign, flags, banners or pennants without prior approval by the South San Francisco Planning Commission. All temporary signs qualifying as a Type `A' Sign Permit shall be subject to the review and approval by the South San Francisco Chief Planner. 6. The owner shall enter into a Maintenance Landscape Agreement with the City of South San Francisco regarding the owner's installation and maintenance of the off-site landscaping on the CalTrans controlled right- of-way along project's frontage on US Highway 101 and agree to maintain the landscaping as long as the business is in operation at the project site. The agreement shall be subject to the review and approval by the City Attorney. 7. Prior to the issuance of any permit, the owner shall obtain and thereafter maintain a valid South San Francisco Business License as long as the business is in operation at the subject site. 8. Prior to the issuance of any permit, the owner shall obtain a permit from the Bay Conservation and Development Commission (BCDC) for the proposed development, and shall provide a copy of the BCDC Permit to the City's Chief Planner. (Planning Division: Steve Carlson PH: 6501877-8535, Fax 6501829-6639) B. ENGINEERING DIVISION STANDARD CONDITIONS The applicant shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet dated January 1998. A copy of this booklet is available at our Engineering Division office at no charge to the applicant. 2. SPECIAL CONDITIONS a. The site plan shall show all utility connections to the new office building. b. Any work performed in the City's right-of--way shall require an encroachment from the Engineering Division. The owner shall apply and pay all fees and deposits for the encroachment permit. (Engineering Division: Sam Bautista PH: 6501829-6652) C. POLICE DEPARTMENT 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Building Security A. Doors The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 16001bs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. 2. Glass doors shall be secured with a deadbolt locks with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. 3. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt locks with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. 4. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. 5. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary- resistant glazing2 or the equivalent, ifdouble-cylinder deadbolt locks are not installed. 6. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed onpanic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or asingle-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. 2. 25/16" security 1lrninate,l/4" polycarbouate, or approved security lllm treatment, minmum. to protect the latch. No surface-mounted exterior hardware need be used onpanic-equipped doors. 7. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw ofthree-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, maybe used instead of flush bolts. 8. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. B. Windows Louvered windows shall not be used as they pose a significant security problem. 2. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. 3. Secondary locking devices are recommended on all accessible windows that open. C. Roof Openings 1. All glass skylights on the roof of any building shall be provided with: or: or: a) Rated burglary-resistant glass or glass-like acrylic material.2 b) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. c) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. 2. All hatchway openings on the roof of any building shall be secured as follows: a) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. b) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. c) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin- type hinges. 3. A11 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: or: a) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. b) A steel grill of at least 1/8" material or two inch mesh and securely fastened, and c) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. D. Lighting 1. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. 2. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. 3. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. E. Numbering of Buildings 1. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. 2. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. F. Alarms The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. G. Traffic, Parking, and Site Plan Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. H. Misc. Security Measures 1. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. 2. Drive pathways, entries and exits shall be monitored with a CCTV system, which shall be operational at all times. The CCTV system shall be of sufficient lighting and resolution to aid in the identification of any subject committing a crime on the premises, as well as aid in the ready identification of their vehicles and license plate numbers. CCTV recordings must be maintained for a period of no less than 30 days. 3. Should any aspect of the Use Permit be violated, the Chief Planner may immediately revoke the Use Permit upon written request by the Code Enforcement Division or the Police Department. (Police Department contact, Sgt. E. Alan Normandy PH: 650/ 877-8927) D. FIRE DEPARTMENT 1. Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check and permit for overhead and underground for all new structures. 2. Provide circulation diagram for emergency vehicle access and turning radii. 3. Provide Knox Box at entry point for emergency key access. 4. Provide carport construction. 5. Water supply to be determined by 2001 California Fire Code Requirements 6. Please contact fire department for any questions. 7. Local Fire Code amendments and vehicle specification/templates available at http:/lwww.ssf.netldepts/fire/prevention/fire~ermits.asp (Fire Marshal: Bryan Niswonger PH: 650/829-6671) E. WATER QUALITY CONTROL PLANT The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. Each maintenance agreement will A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. At a minimum filter sacks must be installed and maintained in all catch basins. Filter sacks must be maintained after each storm. 4. Applicant must take measures to assure that all stormwater runoff remains on the property. These measures must be shown of the plans. If adequate drainage is not provided the applicant must install additional catch basins to handle the runoff. 5. All storm drains must be cleaned before demolition begins. 6. Filter fabric to be placed over all storm drains, flat and curbside, surrounded by sand bags and then an 8 to 10 inch mound of gravel slanted up to the height of the sandbags. (Water Quality: Cassie Prudhel PH: 650/ 829-3840) MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of May 20, 2008 TIME: MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: 4:00 P.M. Harris, Nilmeyer, Ruiz, and Williams Nelson Steve Carlson, Senior Planner Gerry Beaudin, Senior Planner Stephen O'Connell Patricia Cotla, Planning Technician ADMINISTRATIVE BUSINESS • 806 Baden - Revised buildings are still too massive for the site - Side and rear elevation need more articulation - The plans show too much handscape • 113-115 Grand & 220 Cypress (Type "B" Sign) - DRB Members preferred the blue signage with red letters, which blends better with the color of the existing awnings on the building. OWNER Park N Fly APPLICANT Park N Fly ADDRESS 101 Terminal Ct PROJECT NUMBER UPM08-0001 & DR08-0012 PROJECT NAME Park & Fly -Use Permit Modification. (Case Planner: Steve Carlson) DESCRIPTION "Re-Submittal" -Use Permit Modification application application to allow trees to be planted along the easterly property perimeter instead of the interior of the site, situated at 101 Terminal Court (APN 015-113-240), in the Planned Industrial (P-I) Zone District, in accordance with SSFMC Chapter 20.91. PUD07-0002, UP06-0004 & DR06-0050- Approved by the Planning Commission on November 1, 2007 The Board had the following comments: 1. The plans submitted are illegible. Applicant shall resubmit plans that comply with City submittal standards. 2. Provide-trees along the entire length of the property that will screen the parking lot from the highway, as discussed: at the previous DRB meeting. 3. Required photos are missing from the plans. 4. Have the landscape archtiect specify trees that will attain sufficient height, spread and at a spacing that will screen the parking lot from the highway. Revised plans prior to Planning Commission Meeting PARK 'N FLY® ~-~,, February 19, 2008 Department of Economic and Community Development 315 The Maple Ave South San Francisco, CA 94083 Reference: Park N Fly application number P06-0064 Dear Sir or Madam: Frederick D. Clemente President & CEO The South San Francisco planning commission at a meeting held on November 1, 2007 voted on and approved Park N Fly's (PNF) application with specific conditions. The conditions were extensive and each condition required a clearer explanation regarding the impact on the operations of the facility. Out of all the conditions, only one would create a situation that could compromise security of the facility and which is unacceptable. That condition is installation of trees in the proposed landscape islands at the end of each drive isles. Presently there are very few landscape islands on the lot. The new plan proposes the construction of landscape islands at the end of the majority of drive isles. These islands are to be landscaped with shrubs. This condition adds a tree to each island. PNF is a leader in off airport parking nationally and prides themselves in providing excellent service. The services they provide the local community are a safe and secure parking space while away on travel. Another part of the services provided is picking up customers and driving them to the airport. The installation of trees in the parking area would make it difficult and in some cases impossible for the operations personnel to see the automobiles they are responsible for securing. In addition, as part of the conditional approval, PNF is committed to adding a high resolution camera system for increased security, an effort that would be compromised with the addition of trees. PNF is trying to improve their operation with the renovation of their facility and this one condition would not only diminish their quality of service, but negatively impact security. As part of the approved application, PNF has entered into a tri-party agreement with the State of California and South San Francisco to complete clean up and re-landscape the state right of way between the expressway and the PNF lot at their sole cost and expense. PNF will also maintain the landscaped area in the future. Presently this area is an eyesore for the city and a direct reflection on the community as a whole to passers by. PNF's renovation will benefit more than just PNF; it will benefit the community for years to come. I hoe ave n successful in explaining the seriousness of this matter. V trul y u s, F /jrm Suite 207, Paran Place ^ 2060 Mount Paran Road, N.W. ^ Atlanta, Georgia 30327 ^ (404) 264-1000 ^ Fax: (404) 264-1115 ^ www.pnf.com Park'N Fly is a °BCD Company ~ ` ~~ 'f J ' z a a ~~ ~~ W .. ._ __ _ W U W e~ ~r III r ~*7} ~~ jyt, fie' t~` ~'~}`'•-: p~ ..~ ~ ill, y ~ °'~~f~f.'~ 'ep'•. ~1 . 6 ~4 .~+, '' ry.; "~ Yj " . ~. fly ~ ~.,~ ~ '~ ~tiY~~1~ ~. ~ ~ a r ~ ~ ` ~ ~ ~~ ~r ? ~~' "' ,y... t ,a r X, ~a r 1 i.' ,:~ Y }^t ~r V ~ T~. t aw~~tt+~~~ttt~~~~~~~ ~:f ~'S/~ • ~ - C~i ~ s '4 ~ 't'.~~9 1'~ *,{~ ~ :i IBC ~' ~ i f` ~."r,`~, i'+' ~ _ 2 ~. is ,. `.r .. - ~~f ~i~ .: ~. +~ `III"' ~' J ~", i. ~ ,~„ #r',. w'~ ,,.~ ~~~1'I J, ~~` ~~! _.f' qtr l-~~•r ~~ ,~~ •f ~i ~jtl .li~~ ..v t ?A'kS .off ••. ._ ~{q! '. ~~ #' • ~4~ t ,S 1,17 V ~{ ~ ~ T4 f1 ~A'~~ • 1 ~r ..+~ ~ 1 ~F ~ 7h ~ ~ ,~. ~'- ,a .r; ~i. I t K ] y H. 1 7,~'1 r . A.; 1 h ~~ 1 ~ L ^ ~1~ ., } 1 ~t T 1~ t `t J LL z Y o a Q a Z J a. E- Q ~- W ". 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REVROI ~~."fION OR PUBLICATION OF iVIESE PLANS IS PROHIBITED W~THOIfT WftlTiEN CONSENT C~( KIKU[;Hi S A.2 ,.. r "~. ~_ pnp ^Z ~ ~ ~ ~ ~ ~a O~ ~ ~ V/ $~ ~ _ZZ~ g L r y~ ~~ gZ ~~ ~ ~ ~ ~~ ~ ~ ~ m ~s ~~ ~~ ~ a~ ~ ~ ~ ~ o ~ ~ ~~ E Y u~ ~ ~ ~ ~ ~ 2 ~N ~ m P ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ P ~ =~ k ~ ~~~ Pain 0 P ,~ P ~ ~ N u ~~ ~ ~ ~~ ~ ~~ ~ ~ ~ ~ ~~~~ ~ ~~ z ASP pN ~ fi ~ Q ~~~ ~~ ~~ r~~ 6 ~ ~ k '°k oy~ ~~ p ~~ ~ i~ ~~ ~ ~4 ~ ~ ~~~~ o N ~~p ~o ~ ~ o 0 ly D T ~ ~ ~ N _ _H ~ ~ y ~ 'S Q S ~ ~ m ^Z I9 k `" m ~ ~ ~~ ~~ ~~ i~ ~~r '~ ~', S /M1 r r rlr m a I ' ; r ~ __ z _. W c -- - :. J I Z ~`~ ~ ~~ ~ ~ ~'~~• ~'T`, '~ _ c~ ~I ,, ; ~ ~ ~',~... o P =`~'I; , o z „~ ~o i ~~ ~~',,'S~ I m _ m 0 ~~ Z ~._ r r O_D ~...+ Z ~ ~ n -- D Z ~ CX O ~ ~, .,. cs o o ~ ms > ; ~ - l~no~,dwwa3i ~~ ® - © ~, ~ '', ~,,~I~,~~,~,~.~ o '. V o° ~ ~ T ~ ~ D pm ~ ~ o ~ ~ ~ y ?~ ~ s 3 2' ~> ~ ~ D o ~, ~ POD ~ (n ~ p oN 3 ~ p ~ ~ i y /~ O n n ~, Z y g g R gPs3 ; ',-- ~ T ~ ~ PgA 11 ~p ~ C /~~+ fA ~ J O '^ ~ H 3 a NTH S~'.~ Plannin Commission o g c'~LIFOR~~A Staff Report DATE:- June 19, 2008 TO: Planning Commission FROM: Terry White, Director of Public Works SUBJECT: A Resolution of the South San Francisco Planning Commission Determining that the Proposed Capital Improvement Program FY 2008-2009 is Consistent with the City's General Plan pursuant to Government Code Section 65401. RECOMMENDATION It is recommended that the Planning Commission adopt a resolution finding that the proposed Capital Improvement Program Fiscal Year 2008-2009 is consistent with the adopted City General Plan, in accordance with Government Code Section 65401. BACKGROUND /DISCUSSION The Planning Commission reviewed the proposed Capital Improvement Program (CIP) at their meeting of June 5, 2008 and continued the item until June 19, 2008. The Commissioners requested more information regarding several projects to assist them in making their determination of conformance with the General Plan. The Engineering Division will show a PowerPoint presentation highlighting the next fiscal year's major projects by category, as well as the projects identified by the Commission. The presentation includes the following projects: 1. Oak Avenue Extension (Streets) 2. Concrete Sidewalk at 1415 Hillside Boulevard (Streets) 3. Lindenville Pump Station and Storm Drainage (Storm) 4. East of 101 Sewer Improvements (Sanitary Sewer) 5. Train Station (Public Facilities) 6. Miller Avenue Parking Structure (Public Facilities) 7. Emergency Operations Center (EOC)/Training Classroom (Public Facilities) 8. Centennial Way Phase II/III (Parks) 9. Common Greens Projects (Parks) 10. Traffic Calming Program (Traffic) 11. Traffic Impact Fee Study and Improvements (Traffic) Projects included in the CIP are classified as Streets, Railroad Crossings, Storm Drains, Sanitary Sewer, Public Facilities, Parks, Traffic, Information Technology, and Aircraft Noise. Planning Commission Staff Report Subject: Capital Improvement Program Fiscal Year 2008-2009 Page 2 of 2 CONCLUSION The projects conform with the adopted South San Francisco General Plan in that they support the projected growth and development and provide essential services. The improvements in the CIP will accomplish the following: • Improve vehicular and pedestrian circulation; • Improve the duality of life for neighborhoods; • Increase safety along roadways and intersections; • Provide recreational opportunities and facilities; • Improve public communications; • Reduce storm water flooding; and • Improve the sanitary sewer system. Therefore, City staff recommends that the Planning Commission adopt a resolution finding that the proposed Capital Improvement Program Fiscal Year 2008-2009 is consistent with the adopted City General Plan, in accordance with Government Code Section 65401. Adoption of the resolution will allow the City Council to authorize approval of the CIP for Fiscal Year 2008-2009. R, By: -//// Terry White Director of lic Works Attachments: Resolution PowerPoint Presentation O O O O O ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ' ' ' ' ' o o o o o rn ~ rn rn ~ C n CD ~. -~ 0 C~ n =s' O _~ ~~ n ~G ;,^,' -~ ~" t ~~ C1TY Opso O~ x °P~~ ~~ \~~ SIa~% c~ (~ ~~ -v -t O O 0 O CD 3 O rn 3 m z v O G~ 3 I-el C m "C m n D v D r n O --h ~~ Cn V ~ ~ ~ ~ ® (~ ~ W --r --t (~ ~ ~ < ~. ~ ~ lf~ ~ l~ ~ ~ ~ ~'i" 0 _ . 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CD _r-1- __ _ __ _ o __ _ ~ ~ :: _ ~- ~ -. ~- _ __ -o _ ~. . _ ~. ., __ _ :. ,.., tf ~zx s~ Planning Commission Q o Staff Report c9LIFOF~tiA DATE: June 19, 2008 TO: Planning Commission SUBJECT: Use Permit, Preliminary TDM Plan and Design Review to demolish four existing 1 & 2 story buildings (124,000 sf total) located at 213-217 East Grand Avenue and construct in their place one 9-story office/R & D building (291,634 sf total) and an 5-level parking garage (625 spaces) in the Planned Industrial (P-1) Zone District in accordance with SSFMC Chapters 20.32, 20.81, 20.84, 20.85 & 20.120 Owner/Applicant: ARE-San Francisco Case Numbers: P07-0106 & EIR07-0001 RECOMMENDATION: It is recommended that the Planning Commission conduct a Study Session, review the Draft Environmental Impact Report (DEIR) for the proposed project, take public testimony on the DEIR and provide any additional comments to staff regarding the DEIR. BACKGROUND/DISCUSSION: Project Description The applicant proposes to redevelop an older industrial property in the East of 101 area by demolishing four existing 1 & 2 story buildings totaling 124,000 square feet, and the subsequent construction of one 9-story office/research and development (R&D) building totaling 291,634 square feet. The Project would constitute a net building floor area increase of 167,634 square feet. A five-level parking garage containing 625 spaces would be attached to the new building. An additional 203 surface parking spaces would also be provided. The Project would include the abutting property at the southeast corner of East Grand Avenue and Roebling Road, which is currently under separate ownership but under contract with ARE. Also proposed are substantial landscaping upgrades including a new entry plaza along the project area's East Grand Avenue frontage, a new landscape plaza centrally located to the proposed buildings. Draft Environmental Impact Report (DEIR) A Draft Environmental Impact Report (DEIR) analyzing the potential environmental impacts of the project has been prepared by environmental consulting firm Lamphier-Gregory. The DEIR was circulated on May 19, 2008 for aforty-five day review period. This hearing is intended to provide the public and the Commission an opportunity to present oral comments on the draft report. Written comments will be accepted until July 3, 2008. The environmental document discusses the potential impacts of the proposed project on the Staff Report To: Planning Commission Subject: 213-217 East Grand Ave. Study Session June 19, 2008 environment, identifies mitigation measures to avoid or reduce potential significant impacts, and discusses feasible alternatives to the proposed project, as required by the California Environmental Quality Act (CEQA). Significant Impacts The DEIR identifies 28 potentially significant impacts, which are reduced to less-than-significant through various mitigation measures which are summarized in the document. In addition, one significant and unavoidable impact is identified in the document, related to the off-ramp diverge location from the U.S.101 freeway mainline, which would receive a significant impact due to the addition of Project traffic to year 2015 Base Case volumes. This impact is more fully discussed in Chapter 11: Transportation and Circulation. Alternatives Analysis Chapter 13 of the document considers alternative project configurations to determine whether or not altering the project could result in an environmentally superior project. Three project alternatives were considered, including: No Project Alternative Reduced Intensity Alternative Reduced Parking Alternative The three alternatives considered in the DEIR would all have the same or lessened impacts on Traffic and Circulation and Air Quality than the proposed Project. Impacts in the other topic areas of Aesthetics, Geology and Soils, Hazardous Materials, Noise, and Utilities would be the same or minimally reduced by these alternatives. None of the alternatives mitigate the significant and unavoidable impact related to the off-ramp diverge location from U.S. 101. In absence of the "No Project Alternative," a "Reduced Intensity Alternative" would be designed as environmentally superior. It would reduce the project's air emissions while fulfilling the Project Objectives albeit to a lesser degree as the proposed Project. A reduction in vehicle trips and related air emissions would be achieved by project design, through provision of a "reduced" building areas in conjunction with the TDM Plan. CONCLUSION: Staff requests that the Planning Commission solicit public comment on the DEIR and offer any other comments regarding the proposed 213-217 East Grand Office/R&D project. Respectfully Submitted, ,~ ' Mich La e Economic Development Coordinator Staff Report To: Planning Commission Subject: 213-217 East Grand Ave. Study Session June 19, 2008 ATTACHMENTS I . Location Map 2. Design Review Board Minutes 3. Site and Building Plans 4. Draft EIR CHAPTER 3: PROJECT DESCRIPTION Figure 3-1: Sife Location and Vicinity 213 EAST GRAND AVENUE PROJECT cITY couNCIL Zoos ~C N U RICHARD A. GARBARINO, MAYOR PEDRO GONZALEZ, VICE MAYOR MARK N. ADDIEGO, COUNCILMEMBER JOSEPH A. FERNEKES, COUNCILMEMBER KARYL MATSUMOTO, COUNCILMEMBER BARRY M. NAGEL, CITY MANAGER DESIGN REVIEW BOARD APPROVAL Date DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT Applicant: PLANNING DIVISION (650) 877-8535 FAX (650) 829-6639 10/30/2007 ARE-SF No 21 L.P. 2929 Campus Drive, Ste 400A San Mateo, CA 94403 Site Address: 213 & 217 East Grand Project No.: P07-0106, UP07-0017 & DR07-0065 On Tuesday, October 16, 2007 the Design Review Board reviewed your plans for Use Permit, Design Review & TDM plan to construct anine-story 291,000 sf R&D /Office Building and aMulti-level parking garage on a 6.2 acre site located at the NE corner of East Grand Avenue & Forbes Blvd in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32.060, 20.81, 20.85 & 20.120 The Board has determined that the application will comply with the Zoning Ordinance and. Design Guidelines after the following changes have been made to the plans: 1. Increase the number of Evergreen trees proposed (the project currently proposes 80% deciduous trees and that is too high). 2. Propose taller trees to add more height to the landscape for the project (consider Platanus acerifolia `Columbia', Columbia London Plane Tree or trees that will be 60' to 80' tall at maturity). 3. Use vertical water features, do not rely on horizontal (pond-like) features and avoid water jets. The water feature should include a scuptural element and be visible from the street. 4. Update the planting list to remove species such as Coyote Brush and Manzanita, which are not likely to survive in South San Francisco. 5. Account for wind in tree species selection and placement, especially as regards the proposed Palms. 6. Add a pedestrian walkway from the building to the City sidewalk that is segregated from the parking lot (e.g. through the planter to E. Grand Ave. near Roebling). 7. Increase the landscape proposed along the Forbes Boulevard frontage and establish a "rythym" of street trees. 8. Provide more information about the architecture and details of the parking garage -alter the design so that cars are not visible from Forbes Boulevard and so they are screened fiom the site. Include GFRC on the garage and use a solid rail so cars are not visible. 9. Maintain the vertical glass angle on the main building. Please include these comments and any others into your Planning Commission application submittal. Attached is a copy of Police & Water Quality Divisions' conditions of approval for you to include into your submittal. 315 MAPLE AVENUE P.O. BOX 711 SOUTH SAN FRANCISCO, CA 94083 ~,. M1 ~ ~, ~_ ,~ ,~ _ M 4 z ; . ... ^rr~ - ~~~ ._wyy~_ ~i sue, .'fir ~~~~R_~-.... .,...-~ .w~~ 1 ' ~ ~w~. ~.r.~,~ - ' may. ~~ ~_ ~ i, ~~yolY ^^~ ~w~s ~ ~~ t ~~~ 1 t "T'~~ 1 wL~~r."~'~ ~~~4i +w~iw~: r ~ .. _. 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