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HomeMy WebLinkAbout05-07-2009 PC packet CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE May 7, 2009 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. Wallace M. Moore Chairperson Roberto Bernardo Commissioner Rick Ochsenhirt Commissioner Mary Giusti Commissioner Stacey Oborne Vice Chairperson John Prouty Commissioner William Zemke Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Gerry Beaudin Senior Planner Senior Planner Linda Ajello Associate Planner Billy Gross 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. In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection at the Planning Division counter in the City Hall Annex. If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda. The address of the City Hall Annex is 315 Maple Avenue, South San Francisco, Califomia 94080. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE May 7, 2009 Time 7:30 P.M. CALL TO ORDER I PLEDGE OF ALLEGIANCE ROLL CALL I CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of meeting minutes of April 16th and April2Sth 2009. PUBLIC HEARINGS 2. Costco / John Wilson/applicant City of So. San Francisc%wner 479 S AIRPORT BLVD P09-0007: UPM09-0001, DR09-0006 & Signs09-0003 Use Permit Modification and Design Review allowing the addition of an automated carwash to a big box retail and gas station, a parking reduction and a Type C Sign Permit for a Master Sign Program (Special Circumstances), situated at 451- 479 South Airport Boulevard and along Belle Aire Road, in the Planned Commercial Zoning District, in accordance with SSFMC Chapters 20.24, 20.76, 20,81, 20.85, & 20,86. 3. S& W Signs/applicant Citi Garden Hotel/owner 245 S AIRPORT BLVD P08-0039: DR08-0018 & Signs08-0024 Type "C" Master Sign Program for the CitiGarden Hotel and Beijing Buffet at 245 So. Airport Blvd. in the Planned Commercial Zone (P-C-L) District in accordance with SSFMC Chapters 20.24, 20.85 & 20.86 ADMINISTRATIVE BUSINESS 4. 2009-2010 Capital Improvement Program Presentation ITEMS FROM STAFF Planning Commission Agenda - Cont'd May 7,2009 Page 3 ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT s~~' ~ Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting May 21, 2009, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/plannina/aaenda minutes.asp or via http://weblink.ssf.net SK/bla s:\AgeV\.cllls\PLIlV\.V\.lV\.g cOIMIMlssloV\.\2003\OS-o:r-o3 RPC AgeV\.clll.clot Planning Commission Staff Report DATE: May 7, 2009 TO: Planning Commission SUBJECT: Use Permit Modification and Design Review allowing the addition of an automated carwash to a big box retail and gas station, a parking reduction and a Type C Sign Permit for a Master Sign Program (Special Circumstances), situated at 451- 479 South Airport Boulevard and along Belle Air Road, in the Planned Commercial Zoning District, in accordance with SSFMC Chapters 20.24, 20.76, 20.81,20.85, & 20.86. Owner & Applicant: Costco, Wholesale Corp. Case No.: P09-0007 [UPM09-0001, Signs09-0003 & DR09-0006] Env. Doc.: Categorical Exemption Section 15061(b)(3) RECOMMENDATION: That the Planning Commission approve P09-0007, subject to making the f"mdings of approval and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The 15.75 acre site, consisting of three separate parcels (APNs 015-180-170 Main Store, 015- 173-040 Gas Station & 015-173-080 Proposed Carwash). The site is developed with a 126,077 square foot one-story retail store, a 5,094 food service area and a detached a one-story 7,297 square foot tire center (approved in 1985 - UP85-729 & ND 509) and constructed in 1986. Minor additions and site modifications were approved and constructed (UP85-729 Mod 1, Mod 2 & Mod 3) The gas station, with 8 fuel dispensers and a 3,840 SF canopy, were approved in 2004 (P04-0043 - UP04-00ll & ND04-0002) and constructed in 2005 - 2006. The proposed one-story carwash would contain a total of 3,235 square feet of floor area consisting of the car wash tunnel (2,500 square feet) and an abutting equipment room (735 square feet). The proposed project would necessitate the removal of 70 parking spaces. The project site's General Plan Land Use Element designation, Community Commercial, allows retail and accessory uses including automobile serving uses. The proposed project complies with the General Plan goals and policies encouraging reinvestment, expansion and maintenance of commercial sites, and encouraging regional serving retail uses along South Airport Boulevard. The proposed Master Sign Programs including larger signs and cumulative area is also consistent with East of 101 Area Plan Policy DE-49 allowing larger signs associated with regional serving Staff Report To: Planning Commission Subject: P09-0007 Costco Carwash May 7, 2009 Page 2 of 7 uses within 1,500 lineal feet of US Highway 101. Accessory uses to retail stores, such as carwash facilities, are allowed in the Planned Commercial (P-C) Zone District [SSFMC Section 20.2.030], subject to an approved Use Permit by the City's Planning Commission. Master Sign Programs with a cumulative signs area in excess of 300 square feet and larger signs, are allowed subject to an approved Type C Sign Permit by the Planning Commission (SSFMC Section 20.76.140 Special Circumstances). The new small building and site improvements comply with the City's development standards as displayed in the table in Exhibit #A. The existing and proposed landscaping exceeds the minimum landscape requirement of 10% of the total site area and the individual parcels. The proposed project includes minor changes to the existing landscaping including reconfiguring of several landscape areas, the addition of 3,340 square feet of new landscape area, comprised of trees, shrubs and ground cover. Most of the new landscaping is provided in close proximity to the new carwash building to soften views of the building, provide a yard area between the fuel tank farm and the carwash, and screen views of the tunnel exit from the entrance to the Bay Trail (across Belle Air Road adjacent to the Costco loading docks). Parking and Circulation The existing facility has a total of 709 parking spaces and meets the minimum required parking spaces [SSFMC Section 20.74.070]. The carwash will result in the loss of70 parking spaces (equal to 10% of the total number of parking spaces) leaving the facility with 639 parking spaces. The applicant is requesting that the Planning Commission determine that the reduced number of parking spaces will be adequate for the big box discount facility (SSFMC 20.74.100). The applicant has submitted a revised and expanded Parking Report, prepared by Kittelson & Associates, Inc., dated March 26, and April 16, 2009. The Parking Report included an evaluation of the on-site parking, generated estimates of peak parking demand, evaluated the on-site gasoline facility in terms of usage and vehicle queuing, evaluated other Costco carwash facilities in terms of usage and vehicle queuing, and compared the on-site parking with other parking demand standards including the City's parking requirements, on-site survey data and Parking Generation, 3rd edition, prepared by Institute of Traffic Engineers (ITE). The report suggests that the reduction will generally meet the on-site parking demand, and that only in the worst case scenario of a combination ofthe store's busiest day and full utilization of the carwash and gasoline station (including vehicle queuing) that demand will exceed supply. Staff Report To: Planning Commission Subject: P09-0007 Costco Carwash May 7, 2009 Page 3 of 7 The ITE study indicates that 90% as a target utilization rate for typical peak conditions and that a range of parking demand for discount big box facilities of this size is 275 spaces to 290 spaces (typical peak) to 755 spaces to 775 spaces (seasonal peak). The study is based on limited information - only 4 samples were included (clearly more research needs to be conducted to provide a higher confidence level). The report authors identify that the proposed 639 spaces would be within the ITE ranges. An additional key concern is the proposed location of the vehicle queues for the carwash and gasoline station in the parking lot. While these vehicle queues are provided to accommodate the worst case demand scenarios (and observed to occur once a month at existing facilities) they limit access to parking - thereby further reducing available parking. City staff s concern is that if queuing occurs during a peak usage period that demand will exceed supply resulting in circulation conflicts, limited emergency vehicle access and double parking or parking in restricted areas. The report recommends that the parking be monitored and if queuing or a supply demand imbalance occurs, that such issues are addressed by the applicant at that time and that 26 additional parking spaces in the loading area will be made available for employees during typical and seasonal peak periods. City staff is concerned that the parking reduction, when combined with vehicle queuing, will not provide an adequate supply in the typical and seasonal peak periods. Therefore, staff recommends that prior to the issuance of a Building Permit, that the applicant submit a parking and vehicle queuing management plan, subject to the review an approval by the City's Chief Planner, that includes a one-year review by the Planning Commission, that any changes in the management plan require prior city approval, and that vehicle queuing not be allowed during peak periods, until an unless it can be demonstrated that the parking supply is adequate to accommodate demand during peak periods, and that the applicant's staffbe required to manage the vehicle queues and assist drivers to enter and exit parking spaces blocked by queues. For more detailed information the reports are attached. Type C Sign Permit (Special Circumstances) The proposed Master Sign Program for the store complex incorporates the existing signs on the main store and the gas station and the proposed new carwash. The existing signs, while shown on the plans approved by the city in association with the original Use Permits entitlements, did not have any approved Sign Permits. The Master Sign Program consists of one painted building fayade sign on the main store, a single faced painted monument sign, four vinyl letter cutout canopy signs (one per each canopy edge) at the gas station, three painted composite fayade signs on the proposed carwash (one on the entry Staff Report To: Planning Commission Subject: P09-0007 Costco Carwash May 7,2009 Page 4 of 7 and exit and one on the west facing fa<;:ade), and several on-site directional and informational SIgnS. The existing monument sign and the gas station signs are externally illuminated. The proposed carwash fa<;:ade signs are proposed to be externally illuminated as shown on the attached Master Sign Program (plan sheet MSP-5). The proposed sign program is as follows: ADDRESS GRAPHIC HEIGHT AREA Main Store Fa<;:ade Monument Tire Center (3 Signs) Subtotal Gas Station Canopy (4) Subtotal Car Wash Fa<;:ade End Walls (2) Subtotal TOTAL 7.33 FT 2.9 FT 1.75 FT - 4.67 FT 191 SF 34 SF 139 SF 364 SF 1.7 FT 108 SF 108 SF 4.5 FT 3.67 FT 70 SF 50 SF 170 SF 642 SF As depicted on the applicant's plans (plan sheet MSP-2), the Main store existing fa<;:ade sign is over 7 feet in height and 26.08 feet in length. It is setback over 400 feet from the two adjacent streets South Airport Boulevard and Belle Air Road due to the unusual orientation of the building to the intersection of the two streets. Signs of this size are consistent with the General Plan Policy (East of 101 Area Plan DE-49 - Exhibit #B) allowing larger signs in close proximity to the freeway for uses that are oriented to the traveler, such as big box retail, that are within 1,500 feet of US Highway 101. The site has one monument sign that is situated at the main driveway on Belle Air Road. The sign has indirect illumination (in-ground fixtures), has a total height of 4 feet and a sign area of 34 SF. The design of the sign and size are consistent with city guidelines and other monument signs approved in the area. The Tire Center has three signs. The Tire Center sign, placed over the entry, at 4.7 feet in height and 10.7 feet in length is fairly large, but it faces in to the site and is not visible from offsite. The Staff Report To: Planning Commission Subject: P09-0007 Costco Carwash May 7, 2009 Page 5 of 7 two Tire Installation signs, at 1.75 feet in height are 25 feet in length. The signs do not appear to have been authorized and are visible from the street and across another property facing South Airport Boulevard. City staff recommends that the two tire installation signs be removed. An on- site directory sign to the tire center already exists at the Main store entry. Additional directional signage to the tire center can be provided, if desired by the applicant. The Carwash signs are proposed to be 13.5 feet to 16 feet in length with heights of3.67 feet to 4.5 feet - measured from the bottom ofthe second row ofletters to the top ofthe letters on the first row. In city staff's view, 170 SF is significant for a small subordinate building and the design of the sign lighting fixtures is out of character with the gas station sign lighting fixtures. Because the Carwash is not available to the general public signage is not as important. Staff recommends that the carwash signage over the entry exit is not needed and that the remaining west facing sign (facing the gas station) be reduced to match the height ofthe gas station canopy signs with a similar area of27 SF, and that the sign be illuminated with a fixture that matches the gas station sign lighting fixtures. With the elimination of the two tire installation signs (88 SF), the two carwash signs and the reduction of the sign height and area of the remaining carwash sign (27 SF), city staff supports the Master Sign Program with a cumulative sign area of 411 SF. In staff's view, the remaining signs are sufficient and appropriate for a regional serving use. The signs are consistent with the East of 101 Area Plan Policy DE-49 for regional serving uses, the design of the signs are compatible with the City Design Guidelines and with the building's architecture, the number of signs at the complex is minimal, and the larger main store sign is setback from the street minimizing visual impact (but still readable). DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meetings of February 17 and March 17,2009. At the February 17 meeting, the Board members were generally supportive of the proposed project and offered the following comments: 1. Sign Program recommended for approval. 2. The carwash building is lacking articulation. Recommend that the equipment room be offset with the carwash tunnel and that the height of the equipment room be reduced to add variation. 3. Add a canopy or trellis in front of the building. 4. Add landscaping around the wash tunnel exit to screen views from the Bay Trail. 5. Add more Evergreen trees on the west elevation to screen the building facade. Consult with a Landscape Architect to determine appropriate species. Staff Report To: Planning Commission Subject: P09-0007 Costco Carwash May 7, 2009 Page 6 of 7 6. Check with the Chief Building Official on the requirement of a pedestrian walkway. The applicant revised the plans to incorporate the Board's suggestions. At the second meeting of March 17, 2009, the Board recommended approval and suggested the following be made conditions of approval: 1. The Board approved the height variation between the carwash and the equipment room. 2. On the north & south elevation, add an eyebrow canopy to create a formal entry/exit to the carwash. to add greater visual appeal and roof articulation. 3. The Board concurs that the carwash building should match the finishes on the Costco Gas Station. The applicant has revised the plans to show the building elevations with and without the Board's design suggestions. Staff recommends approval of the plans incorporating the DRB recommendations. ENVIRONMENTAL REVIEW The proposed development was determined by City staff to be Categorically Exempt from the provisions of the California Environmental Quality Act [CEQA] pursuant to Section 15061 (b )(3). Pursuant to these provisions the project was judged not to have the potential for causing a significant effect on the environment. Because the project is exempt, in accordance with the CEQA, the Planning Commission need take no further action. CONCLUSION/RECOMMENDATION: The proposed project complies with the General Plan policies encouraging site i.mprovements and regional serving uses and Zoning Code development standards and requirements. The proposed project has been reviewed and recommended for approval by the Design Review Board. Conditions of approval are recommended to meet city development requirements, maintain adequate parking and require future review by the Planning Commission. Therefore, it is recommended that the Planning Commission approve P09-0007. '---" Staff Report To: Planning Commission Subject: P09-0007 Costco Carwash May 7, 2009 Page 7 of 7 Attachments: Exhibit #A - Development Standards Exhibit #B - East of 101 Area Plan Design Policy #49 Amendment Draft Findings of Approval Use Permit Type C Sign Program (Special Circumstances) Draft Conditions of Approval Design Review Board Minutes February 17, 2009 March 17, 2009 Applicant's Narratives Carwash Signs Parking and Circulation Studies Revised Study - March 26, 2009 Update Letter - April 16, 2009 Plans Master Sign Program EXHIBIT #A DEVELOPMENT STANDARDS Main Store Gas Station Carwash Total Site Area Main Store Gas Station Carwash Total Site Minimum 51,482 SF (10%) 10,253 SF (10%) 5,575 SF (10%) 67,310 SF (10%) Minimum Main Store So. Airport 20FT North OFT Belle Air 10FT Rear 15 FT Gas Station So. Airport 20FT Belle Air 10 FT South OFT Rear 15 FT Carwash Belle Air 20FT East 6FT West OFT Rear 15 FT SITE AREA 11.81 Acres (514,821 SF) 2.36 Acres (102,530 SF) 1.28 Acres ( 55,749 SF) 15.45 Acres (673,100 SF) LANDSCAPE AREA Existing 108,766 SF (21.1%) 20,723 SF (20.2%) 7,884 SF (14.1 %) 137,373 SF (20.4%) SETBACKS Existing 400 FT 30FT 450 FT 30FT 20FT 170 FT 60FT 200 FT 20FT 6FT OFT 10 FT PARKING Minimum Existing 709 709 - 1- Proposed 108,766 SF (21.1 %) 21,279 SF (20.8%) 15,664 SF (28%) 145,709 SF (21.6%) Proposed 400 FT 30FT 450 FT 30FT 20FT 170 FT 60FT 200 FT 80FT 10 FT 70FT 20FT Proposed 639 EXHIBIT #B EAST OF 101 AREA PLAN DESIGN POLICY #49 AMENDMENT -2- _..;... ,~::-.:.='l:'=:'~ RESOLUTION NO. 104-96 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION APPROVING A GENERAL PLAN AMENDMENT (1) AMENDING THE EAST OF 101 AREA PLAN TO ALLOW MONUMENT SIGNAGE OVER 12 FEET IN HEIGHT IN A CORRIDOR PARALLEL TO HIGHWAY 101 FOR VISITOR-SERVING USES, WHEREAS, the City of South San Francisco desires to amend its General Plan; and WHEREAS, the East of 101 plan serves as the General plan for the East of 101 area; WHEREAS, noticed public hearings related to the proposed amendment was held on May 2, 1996; WHEREAS, the Planning Commission recommended approval of the amendment to allow monument signage over 12 feet in height in a corridor parallel to Highway 101 for visitor-serving uses; WHEREAS, the proposed amendment is consistent with the remainder of the South San Francisco General Plan; WHEREAS, the amendment to allow monument signage over 12 feet in height has been determined to be categorically exempt from the California Environmental Quality Act; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of South San Francisco hereby adopts the following General Plan Amendments: 1. Policy DE-49 of the East of 101 Area Plan is hereby amended to read as follows: Freestanding signs are discouraged, but may be installed as monument signs generally no more than 12 feet tall, as shown in Figure B on the previous page. Pole signs, as shown in Figure C on the previous page, are. discouraged. Monument signage taller than 12 feet may be allowed for traveler-oriented business at the Ci~y's discretion for properties within the 1500 foot band of property east of Highway 101 as identified in Exhibit 1 attached hereto. The height of the sign shall be proportional to the size of the lot and should be no higher than the minimum required to be seen from Highway 101. For buildings which can be seen easily from the freeway, building signage is encouraged in place of taller monument signage. Signage shall otherwise follow the requirements of the current zoning ordinance and adopted design guidelines for signage. - 3- 2. BE IT FURTHER RESOLVED that the amendments approved herein shall take effect 30 days after adoption of the resolution. ... ... ... ... .. '*' I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a reqular meeting held on the ?lith day of ,111nP 1996 by the following vote; AYES: Councilmembers Eugene R. Mullin. John R. Penna and Robert Yee NOES: None .ABSTAIN: Mayor Pro Tem Joseoh A. Fernekes Mayor Jack Drago ABSENT: ATTEST: /s/ Barbara A. Battaya City.clerk J: \WPD\MNRSW\40S\RESO\SIGNGP. 626 -4- ~ t!{::. I 11 I\. - . \ . .. 0 \".. r... 1" n I , -- ~ SAN FRANc/seD BAY lOCIl" J:ilI1' '<<1l1' lIIIDIt _. !, '" ........ . -.:::'::' -:..:.::: ~ :.. - === ~ ~=-.;.a...'.....__.___, -... SE.APu.....l: IURBOIl EXHIBIT 1 to RFSI1UJTT ON NO _ 104-96 DRAFT FINDINGS OF APPROVAL USE PERMIT MODIFICATION 09-0001 451-479 SOUTH AIRPORT BOULEVARD (As recommended by City Staff May 7, 2009) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of Use Permit Modification (UPM09-0001) allowing the addition of an automated carwash to a big box retail and gas station, and a parking reduction, situated at 451- 479 South Airport Boulevard, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: revised Landscape, Site and Building Plans prepared by Mulvanny G2, dated February 24,2009; Civil Plans prepared by Barghausen Consulting Engineers, Inc., dated December 30,2008; Parking and Circulation Study dated March 26, 2009 and Update dated April 16, 2009, prepared by Kittelson & Associates, Inc.; Planning Commission staff report, dated May 7, 2009; and Planning Commission meeting of May 7,2009: 1. The proposed automated self-serve car wash will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The project has been designed in accordance with the City of South San Francisco Design Guidelines to provide an adequate quality of fit with the existing building and the surrounding commercial developments. The new landscaping along the perimeter of the carwash building will make the site more visually pleasing and help screen views of the carwash exit area from the adjacent access path to the Bay Trail. Conditions of approval are required which will ensure that the development complies with local development standards, the approved plans. 2. The proposed automated self-serve carwash complies with the General Plan Land Use Element designation of the site of Community Commercial which allows retail and service facilities and encourages the maintenance and improvement of existing sites. 3. The proposed automated self-serve carwash is adjacent to other commercial and industrial uses and the adopted conditions of approval will ensure that the new development complies all applicable standards and requirements of SSFMC Title 20. * - 6- FINDINGS OF APPROVAL SIGNS 09-0003 MASTER SIGN PROGRAM 451-479 SOUTH AIRPORT BOULEVARD (As recommended by City Staff on May 7, 2009) As required by the "Sign Permit Procedure (SSFMC Chapter 20.86), the following findings are made in approval of a Type C Sign Permit (Special Circumstances) (Signs 09-0003) allowing a Master Sign Program for a big box retail store complex, situated at 451-479 South Airport Boulevard, in the Planned Commercial Zoning District (P-C-L), based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by Mulvanny G2, dated January 29,2009; Applicant's letter of April 2009; Design Review Board meeting of February 17,2009; Design Review Board minutes of February 17,2009; Design Review Board meeting of March 17,2009; Design Review Board minutes of March 17, 2009 Planning Commission staff report dated May 7, 2009; and Planning Commission meeting of May 7,2009. 1, The Master Sign Program for a three building complex consisting of one building fayade in association with the main store building, a single-faced monument sign at the main driveway entry, four canopy signs (one per elevation) and new fayade signs in association with the carwash, is consistent with the City's East of 101 Area Plan Policy #DE-49, and the City Design Guidelines, which allows Master Sign Programs with larger signs and areas for regional serving uses. 2. The Master Sign Program, for a three building complex consisting of one building fayade in association with the main store building, a single-faced monument sign at the main driveway entry, four canopy signs (one per elevation) and new fayade signs in association with the carwash, is consistent with the requirements ofSSFMC Section 20.76.170 which requires an approved Type C Sign Permit for larger signs and sign programs exceeding 300 SF, Both the existing signs and proposed carwash signs are integrated with the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to local travelers. The site is located with 1,500 feet to US Highway 101. The carwash building fayade signs, as reduced in number and size by condition of approval, are integrated with and proportional to the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to local travelers. The sign program was recommended for approval by the City's Design Review Board. 3. The Master Sign Program, for a three building complex consisting of one building fayade in association with the main store building, a single-faced monument sign at the main driveway entry, four canopy signs (one per elevation) and new fayade signs in association with the carwash, will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The sign area, with a condition of approval to reduce and limit the number of carwash building fayade signs and eliminate illumination, are compatible with the building design, and the signs are of a size and design that are typical of signs associated with regional serving uses. The sign program will result in a consistent level of sign quality, which reflects and complements the architecture of the buildings that comprise the commercial center and are similar in design to other signs approvPrl iT} the area east ofDS Highway 10l. -7- CONDITIONS OF APPROVAL 451-479 SOUTH ARIPORT BOULEVARD COSTCO CARW ASH P09-0007 (As recommended by City Staff on May 7, 2009) 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. All previous conditions of approval and mitigation measures associated with P04-0043, ND04-0002 and UP85-729 shall remain in full force and effect. 3. Prior to the issuance of any permit, the applicant shall submit a Parking and Circulation Management Plan which includes provisions governing the operation of the carwash and the management of parking and circulation including vehicle queuing at the gas station and carwash and providing a temporary peak period parking area. The carwash shall be operated as described in the applicant's letter dated February 25,2009 with hours of operation limited to the hours between 6 AM and 10 PM seven days a week. An on-site carwash manager and at least one other attendant shall be on-site at the carwash during all hours of carwash operation. Vehide queue lines shall utilize the aisleways as shown in the revised Parking, Traffic and Circulation Study, prepared by Kittelson & Associates, Inc., dated March 26, 2009 and the Kittelson & Associates, Inc, Update Letter, dated April 16, 2009. The Parking and Circulation Management Plan shall be subject to the review and approval by the City's Chief Planner in consultation with the City's Police Chief and Fire Marshall. 4. Concrete wheel stops shall be installed on all parking spaces with otherwise do not abut a concrete curb with a minimum height of 6 inches above the adjacent parking surface. The temporary typical and seasonal peak parking area situated, in the loading area, consisting of 26 parking spaces and drive aisles, shall be painted in accordance with city parking standards, but shall not be required to install concrete wheel stops. -8- 5. The construction drawings shall comply with the Planning Commission approved plans, as amended by the conditions of approval, including the revised plans prepared by Mulvanny G2 Architecture dated February 24, 2009; Civil Engineering Plans prepared by Barghausen Consulting Engineers, dated December 30,2008, submitted in association with P09- 0007. 6. Prior to the issuance ofthe Building Permit, the applicant shall revise the plans to incorporate the recommendations of the Design Review Board made at their meeting of March 17,2009. The final plans shall be subject to the review and approval of the City's Chief Planner. 7. The landscape plan shall be revised to include that all new mature shrubs have a minimum size of 5 gallon, and all new trees have a minimum size of 24 inch box and that 15% of the total number of proposed new trees have a minimum size of 36 inch box. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 8. The construction drawings for the signs shall comply with the Planning Commission approved Master Sign Program, as amended by the conditions of approval, and the plans prepared by Muvanny G2, dated January 29,2009. The carwash signs shall be reduced in number to a single fayade sign with a maximum height of 1.7 feet and an area of 27 square feet, and shall not be illuminated. 9. The owner shall comply with the recommendations of the Phase I Environmental Assessment, prepared by Terracon, dated December 8, 2008. Prior to the issuance of any permit the owner shall submit written documentation from the San Mateo County Environmental Health Department and other pertinent Federal and State agencies that the site is cleared for development and use. 10. Prior to issuance of any permit, the Transportation Demand Management Plan (TDM) approved in association with P04-0043 shall be modified to include the carwash employees. The modified Final TDM Plan shall be subject to the review and approval of the City's Chief Planner. 11. The applicant shall ensure that in the event that the carwash facility ceases operation, the facilities are removed and the property restored to the condition prior to the carwash use granted pursuant to this Use Permit. 12. Prior to the fmal inspection, in accordance with SSFMc Chapter 20.115 the applicant shall pay the Child Care Impact Fees in effect at the time of the final inspection estimated in the amount of $1,920.00 [3,200 square feet x $0.60 per square foot = $ 1,920.00]. -9- 13. The development shall be subject to a one-year review by the Planning Commission from the date of the final inspection. During the review the Planning Commission shall may amend, revise or add conditions of approval. (Planning Contact: Steve Carlson, 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION: 1. The developer shall comply with the applicable requirements of the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", as contained in the Engineering Division's "Standard Development Conditions" booklet, dated January 2009. A copy of this booklet is available from the Engineering Division at no cost. 2. The Building Permit application drawings shall include an underground utility plan showing all existing and proposed underground utilities within the site. A storm drainage plan shall also be submitted showing the location of existing and proposed catch basins, drainage pipes, materials, sizes and invert elevations and surface pavement grades showing that storm water runoff, as modified by the new curbs, will be collected by the on-site inlets and will not result in ponding within the site or flow on to adjacent private property. The location of existing and proposed storm water filtration devices and their construction details shall also be shown on the plans. 3. The developer shall repair any broken sidewalk, curb and gutter fronting the property upon completion of the major construction work and prior to requesting a final inspection for the new car wash. 4. The existing one-way driveway exit from the existing gas station on to South Airport Boulevard is currently partially blocked off with bollards in order to prevent turns from the street into the site. This was a temporary measure that needs to be made permanent. In order to accomplish this task, the applicant shall narrow the exit driveway approach from its current approximate 30 foot width to 15 feet, in accordance with City standards for one-way driveways. The portion of the existing driveway apron behind the approach shall be removed and replaced with new landscaping and 6" high concrete curbing, to conform to the requirements of the Planning Division. The driveway shall be posted with an R5-1 "Do Not Enter" sign, mounted on a galvanized steel pole, facing South Airport Boulevard. 5. All work performed within the City's public street rights-of-way or easements shall require an encroachment permit issued by the Engineering Division. The owner shall apply for and pay all fees and deposits for the -10- encroachment permit prior to receiving a building permit for the proposed improvements. 6. The applicant shall pay the following estimated traffic impact fees prior to receiving a Building Permit for the proposed car wash in effect at the issuance of the permit in the estimated amount of $150,692.00, as calculated below: a) East of 101 Traffic Impact Fee: 30 new vehicle trips (based upon the applicant's traffic study for the car wash) x $4,950 per trip = $148,500.00 b) Prorated share ofthe I-380/South Airport traffic signal improvement project: $7,455 (original gas station contribution) X 30 new trips/102 original gas station trips == $2,192.00 7. The applicant shall pay the following estimated East of 101 Sewer Impact Fee prior to receiving a Building Permit for the proposed car wash in effect at the issuance of the permit in the amount of $18,700.00, as calculated below: a) East of 101 Sanitary Sewer Impact Fee: 5,000 gallons (city estimate) x $3.74 per trip = $18,700.00 (Engineering Contact: Sam Bautista, 650/829-6652) C. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 ofthe Municipal Code; "Minimum Building Security Standards" Ordinance revised May 1995, The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Landscaping Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. C. Building Security -11- 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt 10ck1 with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt 10ck1 with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadboltand deadlocking latch can be retracted by a single action of the inside knob, handle, or turn pIece. d. Overhead roll-up doors shall be so secured on the inside that the lock cannot be defeated from the outside and shall also be secured with a cylinder lock or padlock from the inside. e. 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. f. 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. 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security lanllnate, 1/4" polycarbonate, or approved security film treatment, minimum. -12- g. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. h. All entrance and exit doors for individual tenant spaces shall have a deadbolt lock. 1. 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. J. 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 -13- be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material? . or: 2) Iron bars of at least 1/2" round or one by one- fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material. or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c~ All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush -14- bolts of at least 3/8" diameter on the outside. 4. Lighting a. Parking lots, (including parking lots with carports) driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to buildings shall be provided with high intensity discharge lighting with sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of business darkness and provide a safe, secure environment for all persons, property, and vehicles on site. Such lighting shall be equipped with vandal-resistant covers. A lighting level of .50 to 1 foot-candles minimum, maintained at ground level is required. The lighting level for the parking garage shall be 5 foot candles in the drive areas and 10 foot candles in the stairway areas. b. 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. c. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night- lights. d. 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. Parking lot lights shall remain on during the hours of darkness to ensure proper visibility for any customer or employees in the immediate vicinity. f. Prior to issuance of a building permit, the applicant shall submit a lighting plan to be reviewed and approved by the Police Department. Lighting plans shall include photometric and distribution data attesting to the required illumination level. -15- 5. Numbering of Buildings a. T he address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. c. Posted at the main entrance to the building/complex shall be a monument sign (directory) showing the addresses and businesses within the complex. Said sign shall be illuminated during the hours of darkness and shall be protected by use of vandal- resistant covers or materials. d. Fencing should be of an open design (e.g. bars and columns), to aid in natural surveillance. 6. Alarms and other security measures 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. All entrances to the parking area shall be posted with appropriate signs per 22658(a) eve, to assist in removing vehicles at the property owner' s/manager' s request. b. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE:For additional details, contact the Traffic Bureau at 829-3934. -16- 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 ofTL-15. b. The perimeter of the site shall be fenced during construction, and security lighting and patrols shall be employed as necessary. (Police Contact: Sgt. Jon Kallas, 650/877-8927) D. FIRE DEPARTMENT 1. This building requires a fire sprinkler system. After a building permit is issued a separate fire permit is required. 2. Plans shall conform to NFP A 13 and City of South San Francisco Municipal Code, Section 15.24.110. 3. A fire alarm monitoring system is required. After a building permit is issued a separate fire permit is required. 4. Provide a ham/strobe at the front of the building, which will activate upon fire sprinkler or alarm notification. Plans shall conform to NFP A 72 and City of South San Francisco Municipal Code, Section 15.24.150. 5. Provide adequate premise identification (address) on the building per the City of South San Francisco Municipal Code, Section 15.24.100, 6. Minimum wide of all access roads shall be 20 feet. Drive aisle getting out of queue lane is currently only 15 feet, this condition is not acceptable. (Fire Marshal: Luis DaSilva, 650/829-6645) E. WATER QUALITY CONTROL 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 3. A grading and drainage plan must be submitted. -17- 4. An erosion and sediment control plan must be submitted. 5. Install a trench drain off ofthe exit ofthe car wash that is connected to the sanitary sewer. 6. Show the calculations for the sand/oil separators. (Stormwater Coordinator: Cassie Prudhel, 650/829-3840) -18- MINUTES SOUTH SAN FRANCISCO DESiGN REVIEW BOARD Meeting of February 17, 2009 TIME: 4:00 P.M. MEMBERS PRESENT: Ruiz, Nilmeyer, Harris and Williams MEMBERS ABSENT: Nelson STAFF PRESENT: Steve Carlson, Senior Planner Linda Ajeilo, Associate Planner Billy Gross, Associate Planner Patricia Cotla, Planning Technician 1. Administrative Business: . None ") .0;;,.. OWNER APPLICANT i1J)DRESS PROJECT NUMBER PROJECT NAtvIE DESCRIPTION City of So. San Francisco Costco 479 S Airport Blvd P09-0007, UPM09-0001 & Signs09-0003 UPM - Costco Carwash (Case Planner: Steve Carlson) Use Permit Modification and Design Review allowing the addition of an automated carwash to a big box retail and gas station, and a Type C Sign Permit for a Master Sign Program, situated at 451 South Airport Boulevard and along BelAire Road, in the Planned Commercial Zoning District, in accordance with SSFMC Chapters 20,24, 20.76, 20.81, 20.85, & 20.86, The Board had the following comments: 1. Sign Program recommended for approval, 2. The carwash building is lacking articulation. Recommend that the equipment room be offset with the carvvash tunnel and that the height of the equipment room be reduced to add variation. 3. Add a canopy or trellis in front of the building. 4. Add landscaping around the wash tunnel exit to screen views from the Bay Trail. 5. Add more Evergreen trees on the west elevation to screen the building facade. Consult with a Landscape Architect to determine appropriate species. 6. Check with the Chief Building Official on the requirement 'of a pedestrian walkway. Re-Submittal required. -19- The board had the following comments; considering the Applicant was a no show: 1. Add a fiberglass enclosure matching the building precast railing and column design with matching finish to conceal the equipment. Recommend Approval with conditions. .., .J. OWNER APPLICANT ADDRESS PROJECT NUMBER . PROJECT NAME DESCRIPTION ~~ City of So. San Francisco Costco / John Wilson 451 - 479 S Airport Blvd P09-0007, UPM09-0001, DR09-0006 & Signs09-0003 UPM - Costco Carwash (Case Planner Steve Carlson) "Re-Submittal" - Use Permit Modification and Design Review allowing the addition of an automated carwash to a big box retail and gas station, and a Type C Sign Permit for a Master Sign Program, situated at 451 South Airport Boulevard and along BelAire Road, in the Planned Commercial Zoning District, in accordance with SSFMC Chapters 20.24, 20.76,20.81,20.85, & 20.86. The Board had the following comments: 1. The Board approved the height varation between the carwash and the equipment room. 2. On the north & south elevation, add an eyebrow canopy to create a formal entry/exit to the carwash. to add greater visual appeal and roof articulation. 3. The Board concurs that the carwash building should match the finishes on the Costco Gas Station. Recommend Approval with Conditions. 4, OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Citi Garden Hotel S& W Signs 245 S. Airport Blvd P08-0039 & DR08-00l8 & Signs08-0024 Type "C" Sign - CitiGarden Hotel (Case Planner: Gerry Beaudin) "Re-submittal" - Type "C" Master Sign Program for the CitiGarden Hotel and Beijing Buffet at 245 So. Airport Blvd. in the Planned Commercial Zone (P-C-L) District in accordance with SSFMC Chapters 20.24, 20.85 & 20.86 -20- APPLICANT'S NARRATIVES -21- Modification to Use Permit UP 04-0011 for the Costco Wholesale Car Wash Addition 479 South Airport Boulevard South San Francisco, CA Prepared by Barghausen Consulting Engineers, Inc. e.t{Al" + . ~ f4f}~ 1e ~4D"'~ ~ ~"" ~'f-. "'Q ~NGI1"~ 18215 - 72nd Avenue South Kent, W A 98032 OurJobNo.14182 Date: February 25, 2009 -22- 1.0 INTRODUCTION The project includes the construction of a new Costco Car Wash at the existing Costco Wholesale development in South San Francisco, California. The car wash will be located in the area that is currently used as additional Costco warehouse parking to the east of the existing fueling facility across Belle Air from the warehouse. The project will also include parking reconfiguration, new landscaping, and associated site improvements. Site Planning: The location of the car wash is specifically designed to be compatible with the circulation of the existing Costco Wholesale development. The car wash is located on the periphery of the site, outside of the general flow of the warehouse parking field and fueling facility circulation. Further, the car wash is consistent with the over-all existing and projected parking demand for the Costco Wholesale development. Landscape Plantings: The project will include a significant addition of new landscape areas within the new parking area and surrounding the car wash building. The landscape planting design continues and complements the existing established landscape planting pattern of the property . Architecture: The intent of the building design is to emulate similar materials, colors, and textures of the existing main Costco warehouse and gasoline station. Our goal is to maintain a common theme and create visual continuity for patrons utilizing the retail establishment, which will now include the warehouse, gasoline station, and car wash. The Costco Car Wash building consists of two main elements- the car wash tunnel and the equipment room. The exterior of the Car Wash tunnel is prefinished with high-quality architectural metal siding with CMU veneer at the base of the walls, The architectural metal siding is low sheen and will match the main Costco Warehouse. The equipment room will be clad with a split faced CMU veneer with scored CMU accent pilasters similar to the fueling facility CMU-clad canopy columns. The equipment room has been shifted slightly and its parapet has also been lowered to clearly delineate its mass. The CMU will also match the main Costco warehouse. Signs: The sign program for the car wash is balanced with the car wash building. The Costco Car Wash signs consist of the trademark red and blue raised reverse pan metal letters constructed of Kynar prefinished material. The project will include three (3) new "Costco Car Wash" wall signs. There will be one (1) 70-square-foot signs on the western side of the building~ and two (2) 50-square-foot signs, one (1) at the entrance on the southern side and one (1) at the exit on the northern side of the building. Operation: The car wash is a members-only facility requiring a membership card to initiate the purchase of a vehicle wash. There is only one (1) car wash purchase option that is offered. It may be purchased with credit card or debit card only. The four (4) pay stations are located in the queuing area., two (2) in each queuing lane. The pay stations are designed to allow customers to complete the purchase from within their vehicles. The car wash is designed so that customers do not exit their vehicles during any portion of the transaction or wash process. There are no vacuum facilities provided or areas where customers can remove any remaining water from their vehicle after exiting the car wash. This concept will discourage loitering, resulting in a constant and even flow of traffic. Costco provides two employees at the car wash to assist members at the entrance and exit of the facility. The employee at the entrance is able to control the various stages of the car wash to 14182.0JO.doc -1- Costco CW No. 422 South San Francisco, CA -23- accommodate larger vehicles as needed. The car wash has a maximum capacity of five (5) cars at a time; however, Costco typically restricts the number of vehicles in the facility at any given time to three (3). The approximate time for each vehicle to initiate and complete the vehicle wash process is three (3) minutes. Water conservation and quality are paramount in the design and operation of the Costco Car Wash. The facility will utilize a water reclaim system consisting of four wastewater reclaim tanks and one oil/water separator. The water reclaim system is designed to minimize the amount of fresh water required for each wash. Each wash cycle utilizes approximately 50 gallons of water, consisting roughly of 15 gallons of fresh and 35 gallons of reclaimed water. Approximately 90 percent of the wash water will be captured in the conveyor reclaim system. A high velocity/output Berner Air Curtain is installed at the Tunnel entrance to retain washing mists within the Tunnel. All fresh incoming water is recycled through the reclaim system to the maximum extent possible. The reclaim system also makes the car wash one of the most efficient manners of car washing. Reuse of recycled water prevents the high quantity of fresh water required when hand-washing a car at home. The greatest benefit of the reclaim system as opposed to home car washing pertains to the wash chemicals. The car wash is designed to use only the amount of soap and other washing products that are necessary, while at home, individuals often use more product than required. The excess wash chemicals and rinse water then run over driveways and streets into the City storm water system without any treatment. Existing storm drain systems rarely receive water quality treatment prior to being discharged into a local water body, unlike the water used in the Costco car wash facility. The facility not only recycles and reuses the water; it also employs an oil/water separator to remove the greases and oils prior to discharge to the sanitary sewer system. By sending the treated wash water into the sanitary sewer, additional treatment is ensured prior to the water being discharged into a water body. 2.0 ANALYSIS The City of South San Francisco requires that the following findings of fact be made: (a) The proposed use will not be adverse to the public health, safety, or general welfare of the community, nor detrimental to surrounding properties or improvements. Applicant's Response: Granting of a conditional use permit will not be materially detrimental to the public health, safety, or welfare of Costco members and the general public. In fact, the car wash facility is of benefit to the public, in that it has limited impact on public water and sewer utilities by utilizing reclaimed water. For further discussion of the water reclaim system and water usage please see Section 1.0 Project Narrative. The car wash facility also provides additional site landscaping and reduces the amount of impervious surface. Operation of the car wash facility will not generate smoke, odor, dust, or vibration. Noise generated by the car wash will be compatible with the existing ambient noise levels of the surrounding established commercial/industrial neighborhood. All equipment utilized by the car wash will be housed within the car wash tunnel and equipment room providing maximum sound attenuation. 14182.01O.doc -2- Costco CW No. 422 South San Francisco, CA -24- Lighting associated with the car wash facility is limited to signage lighting and wall pack fixtures. Signs on the three (3) elevations will be lit by overhead lighting fixtures, directing light downward toward exterior walls. The wall pack fixtures provide accent lighting and will not produce light spill over to adjacent properties. The car wash facility will not have a significant impact on surrounding areas resulting from an unusual volume or character of traffic. The location of the car wash is specifically designed to be compatible with the circulation of the existing Costco Wholesale development. The car wash is located on the periphery of the site to accommodate a circulation pattern that is outside of the general flow of the warehouse parking field. In addition, the site plan design maintains a contiguous parking area around the warehouse protecting pedestrian connectivity from the parking stalls to the main warehouse building. No parking is isolated from the warehouse by the addition of the car wash. For further discussion of the trip generation resulting from the car wash facility, please see the attached Transportation Assessment prepared by Kittelson and Associates, Inc., dated February 24, 2009. (b) The use is consistent with the city's General Plan. Applicant's Response: The subject parcel is designated as "Planned Commercial" and is located in the East of 101 sub-area of the City of South San Francisco General Plan. As such, according to the East of 101 Area Plan, Introduction, D. Relationship to the South San Francisco General Plan, Specific Plans, Master Plans, and Zoning "the area plan supersedes existing South San Francisco General Plan policy for the area". Therefore the following analysis of plan consistency focuses on the goals and policies of the East of 101 Area Plan. Based on the information presented in the previous section of this Narrative, the Costco Car Wash project is generally consistent with the East of 101 Area Plan Goals and Policies. Specifically, the car wash project is consistent with the following plan guiding goals and policies: · C. Plan Goals, 1. Land Use, 1.5 Provide for the development of more retail services to serve the employees of the East of 101 Area. The Costco Car Wash project will serve regional Costco members, and local employees and employers in the East of 101 Area. As discussed and analyzed by UP 04-0011, Costco maintains a high percentage of memberships from employers within the East of 101 Area with employee additions to the business accounts as Costco members. Therefore, the car wash, like the existing fueling facility and warehouse, is expected to be an employee-serving amenity for the many area businesses that are Costco members and for their employees who have been added as members to those business accounts. · C. Plan Goals, 2 Circulation, 2.4 Provide for adequate amounts of parking in the East of 101 Area. Adequate parking is maintained on site with the addition of the car wash to the existing on-site Costco development. A detailed parking demand analysis prepared by Kittleson & Associates was conducted and found that "development of the proposed car wash still allows a sufficient parking buffer to allow for customer convenience and efficient on-site circulation. It also provides a margin for daily and seasonal fluctuations in parking demand., and accounts for flexibility in on-site circulation and maneuverability. Therefore, the parking study shows that the South San Francisco Costco site will provide 14182.01O.doc -3- Costco CW No. 422 South San Francisco, CA -25- 14182.01O.doc sufficient parking to meet the typical peak demand, even with the development of the car wash as proposed," . C. Plan Goals 3 Public Facilities, 3.4 Promote water and energy conservation in all new development. Water conservation and quality are paramount in the design and operation of the Costco Car Wash. The facility will utilize a water reclaim system, designed to minimize the amount of fresh water required for each wash. Approximately 90 percent of the wash water will be captured in the conveyor reclaim system, A high velocity/output Berner Air Curtain is installed at the Tunnel entrance to retain washing mists within the Tunnel. The reclaim system promotes water conservation by providing a convenient and efficient alternative to washing a car at home. Reuse of recycled water prevents the high quantity of fresh water required when hand-washing. The car wash is designed to minimize the amount of soap and other products, while at home more products if often used than required. Existing storm drain systems rarely receive water quality treatment prior to being discharged into a local water body. The Costco Car Wash facility not only recycles and reuses the water; it also employs an oil/water separator to remove the greases and oils prior to discharge to the sanitary sewer system. . C. Plan Goals, 5. Design, 5.1 Promote high quality site, architectural and landscape design that increases a sense of identity in the East of 101 Area. The existing landscape planting design of the site was approved through UP 04-0011. The landscape planting design for the car wash project has been designed to continue and compliment the established landscape plantings. In fact, the project will increase the on- site pervious area by 4,980 square feet introducing a significant area of the property for new p1antings. As discussed previously, the site plan has been designed to accommodate on-site circulation, parking, and the operational parameters of the facility. In addition, the car wash has been placed on site to limit visibility of the internal car wash equipment. This location also provides an opportunity to provide high quality architectural treatments to the structure to complement the existing on-site improvements that are visible from Belle Air and to patrons visiting the Costco fueling facility. These plan goals are promoted by various policies promulgated in the East of 101 Area Plan Design Element, many of which are incorporated in the existing site and landscape design of the existing on-site improvements. The car wash design continues and compliments these elements through high quality, professionally designed improvements. Specific policies accommodated by the car wash project include the following: a) Policy DE-29 Lighting on the exteriors of buildings should be incorporated into the overall building and landscape design. b) Policy DE-38 The form and location of structures, the use of building colors and materials... shall consider the over-all context of the project and promote the development of a sense of identity for the East of 101 area. -4- Costco CW No. 422 South San Francisco, CA -26- c) Policy DE-39 All sides of buildings that are visible from a public street or area should be detailed and treated with relief elements and changes in plane. Architectural elements used to provide relief could include... changes in material and textures or elements that create patterns of shade/shadow.. . d) Policy DE-41 Building facades should be constructed of durable materials such as those already used in the area, including.. .metal panels. e) Policy DE-46 Each center or development shall have a unified signage program for the entire development. f) Policy DE-50 illuminated signs shall be designed so that they do not create glare. (c) The proposed use complies with all applicable standards and requirements of this title. (Ord. 1006 * 2 (part), 1986) Applicant's Response: The information supplied in this Narrative and project plans include the details of the City of South San Francisco zoning and land development regulations and the project's compliance. These regulations include Planned Commercial, PC, regulations under SSF Municipal Code Title 20, including Chapter 20.24 bulk regulations, landscaping setbacks, parking. The project complies with the Planned Commercial zoning regulations. 3.0 CONCLUSION Based on the foregoing information and documentation, we believe that the Planning Commission is justified in granting approval of a Use Permit modification for the car wash facility as it is consistent with the City of South San Francisco General Plan and other applicable standards and requirements, and will be a benefit to the surrounding community. 14182.0l0.doc -5- Costco CW No. 422 South San Francisco, CA -27- Permissible Sign Area: The Costco Wholesale development includes the warehouse, Tire Center and Gas Station located on 2 parcels ofland separated by Belle Aire Road. Each site has frontage on both S. AirpOli Boulevard and Belle Aire Road. Per Section 20. 76.120(b) the development is pem1itted 2 square feet of sign area for every linear foot oflot frontage, to a maximum of 300 square feet. Because the development has frontage 2 public streets, the total sign area permitted maybe increased to 125% of the pennitted sign area. The site has 658 feet of frontage on S. Aill)Oli Boulevard and 1 404 feet of frontage on Belle Aire Road. Therefore the permitted sign area IS: (658 + 1404) x 2 = 4124 > 300 300 X 1.25 = 375 square feet allowed Section 20.76.170 allows consideration for exceeding the prescribed standards for unusual site conditions. The Costco site has 2 conditions: 1. Costco is a regional use located in the Airport boulevard con-idol' area per Section 20.76.170 (f) 2. The Costco development is located on 2 parcels separated by Belle Aire Road. Each site should be considered separately. The north site includes the warehouse and Tire Center. The permitted sign area is: (377 + 777) X 2 = 2308 > 300 300 X 1.25 = 375 square feet allowed Provided: Warehouse 191 Monument 34 Tire Installation (2) 88 Tire Center 51 TOTAL 364 square feet < 375 -28- The SQut]l site includes the Gas Station and the proposed Car Wash. The pe1l11itted sign area lS: (281 +627)X2= ]8]6>300 300 X 1.25 = 375 square feet allowed Provided: Gas Station (4) Car Wash (2) Car Wash 108 100 70 TOTAL 278 square feet < 375 -29- PARKING AND CIRCULATION STUDIES -30- , TRANSPORTATION ENGINEERING / PLANNING 101 S Capitol Boulevard, Suite 301, Boise, 10 83702 208.338.2683 208.338.2685 April 16, 2009 Project #: 9966 John Ellingsen, Barghausen Consulting Engineers Sonia Hennum South San Francisco Costco Car Wash Addition Additional Transportation Information Jeff Wilson, Costco Wholesale This memorandum provides additional information requested by the City of South San Francisco associated with the proposed Airport Boulevard Costco car wash addition project. The City requested additional information on two items related to transportation and parking: · Further detail on the peak analysis period used to evaluate parking demand · Additional detail regarding the Transportation Demand Management plan currently implemented by Costco at this location PEAK ANALYSIS PERIOD FOR PARKING EVALUATION KAI conducted further review of the annual door count data for the Airport Boulevard warehouse that was used to estimate a seasonal and monthly activity profile for the site. As outlined in our March 26, 2009 memorandum, the data showed that, on average, peak hour warehouse door COlmts during the peak month were approximately 15% higher on average than peak hour door counts in the month of February. Using the door count information as a surrogate for site activity, peak hour parking demand during the peak month can be accepted to . be approximately 15% higher on average than the demand that was counted in February. This information was also presented in the March 26,2009 memorandum. The counted February peak hour parking demand was 551 spaces. Therefore, this equates to an average peak month peak hour parking demand of 630 - 635 spaces. As requested by the City, KAI further reviewed the annual door count data to evaluate and isolate the absolute highest hour observation for demand out of the entire year, This is not a common traffic engineering practice and sites and transportation system are rarely designed to accommodate the absolute maximum peak, particularly when that only occurs for one hour out of the entire year. Regardless, KAI reviewed that absolute peak data per the City's request. FILENAME: C: \DOCUMENTS AND SETTINGSIJELLINGSEN\LOCAL SETTINGS \ TEMPORARY INTERNET FILES\CONTENT.OUTLOOK\44QTRCFA\SOUTH SAN FRANCISCO CAR WASH SUPPLEMENTAL TRANSPORTATION INFORMATION APRIL 16 2009.DOC -31- South San Francisco Costco Car Wash Addition April 16,2009 Project #: 9966 Page 2 The data showed that peak hour door counts during the absolute highest hour of the entire year were approximately 20% higher than that in February. Using the door count information as a surrogate for site activity, parking demand during the absolute peak hour of the entire year can be expected to be approximately 20% higher than that counted in February. This would equate to a parking demand of approximately 661 spaces during the absolute peak hour of the entire year. To optimize land and other resources, it is not common practice to build sites or transportation systems to accommodate the absolute highest peak hour of the entire year. Most commonly, facilities are designed to the typical peak and, if needed, a proactive contingency plan is developed that can be implemented to accommodate rare seasonable peak occurrences that go beyond this during a very few times of the year. This is a commonly applied practice at many retail developments where seasonal parking and traffic management strategies are implemented to accommodate demand spikes for a few times out of the year. To address this worst-case scenario parking demand, the project team has developed a peak seasonal parking plan with the warehouse operators that manages employee parking to provide an adequate number of on-site parking spaces to accommodate even the absolute highest hour of the entire year (see exhibit provided by Barghausen Consulting Engineers). TRANSPORTATION DEMAND MANAGEMENT PRACTICES The South San Francisco Costco currently implements an off-peak shift schedule to minimize the number of employees that have to travel during peak time periods. On average, there are approximately 165 employees who work at the site during a typical day. Of these, only approximately 65 (or 39%) have a shift that either starts or ends during the peak time periods of travel on the transportation system (7-10 AM and 4-7 PM). As such, only 39% of the Costco employees travel during the critical time periods for traffic operations on the surrounding transportation system. Furthermore, the warehouse has implemented Travel Demand Management (TDM) strategies to further encourage non-single occupancy vehicle travel by employees, Currently, approximately 10 employees car pool to work, approximately 2 employees bike to work, and approximately 5 employees use public transit to commute. We trust this memorandum provides you the information requested related to proposed Airport Boulevard Costco car wash in South San Francisco, California. Please contact us at 1-866-900-2683 or shennum@kittelson.com if you have any further questions. Kittelson & Associates, Inc. Boise, Idaho -32- ~ - - - - - - - l' = 50' 0 12.5 25 50 I I I I I \ \ \ \ \ LOADING DOCK :J / / WAREHOUSE _\ " ^ D I /\ Job Number Scale: Horizontal 1"=50' Vertical N/A For: COSTCO WHOLESALE S. SAN FRAN CISCO Designed ~ 14182 Drawn JAS ~GHA(J~ 18215 72ND AVENUE SOUTH ~~.-. KENT, WA 98032 /lJ ~ (425)251-6222 ~ ( <: (425)251-8782 FAX o ~~ ~ -t-,... ... <l'c:. "->' CIVIL ENGINEERING. LAND PLANNING, ~ )-,.. V .,f;.~"" SURVEYING, ENVIRONMENTAL SERVICES "G ENGI" Title: EMPLOYEE PARKING EXHIBIT Sheet Checked ~ Approved -=-- -L of ~ Date~ ,1S:TFrANC':IK Xrpf' ---- Fiip,p'\1.1nnn.c;\141R?\A)(hihit\141R?-nnrk-R'x'hihii rlwn nrlt;::>/Timp'4/1h/?onq ??q P~A .C;rnlp."1": -33- 62 AVAILABLE EMPLOYEE PARKING SPACES c ~ ~ ~ ~ '\ TRANSPORTATION ENGINEERING / PLANNING 101 S Capitol Boulevard, Suite 301, Boise, 10 83702 208.338.2683 208.338.2685 March 26, 2009 John Ellingsen, Barghausen Consulting Engineers Project #: 9966 Sonia Hennum South San Francisco Costco Car Wash Addition Transportation Information Jeff Wilson, Costco Wholesale This memorandum is in response to the City's letter dated March 10,2009 regarding the proposed Airport Boulevard Costco car wash addition project. The City's letter requested additional information for the project application to be deemed complete. This memorandum provides response to the additional information requested and issues raised by the City in their March 10, 2009 letter and provides supplemental information to the transportation assessment provided in the February 24,2009 report by Kittelson & Associates, Inc. (KAI), ON-SITE PARKING SUPPLY ADEQUACY The primary transportation concern raised by the City in the March 10th letter is related to the adequacy of the site's parking supply upon the proposed reduction to accommodate the car wash facility. To assess both existing and anticipated conditions, parking data was collected at the subject Airport Boulevard site and evaluated. This evaluation was documented in detail in the February 24, 2009 KAI report. Table 1 and Figure 1 summarize the results of the site-specific parking data collection and evaluation. Table 1 Airport Boulevard Costco Parking Data Site Total Proposed Car Wash Area Existing Proposed Existing Proposed Parking Supply 709 639 249 179 Typical Peak Parking Demand (Weekday Midday) 551 551 121 121 Typical Peak Utilization (Weekend Midday) 78% 86% 49% 68% FILENAME: H:\PROJFILE\9966 - SOUTH SAN FRANCISCO COSTCO CAR WASH\REPORTlSOUTH SAN FRANCISCO CAR WASH SUPPLEMENTAL TRANSPORTATION INFORMATION FINAL.DOC -34- South San Francisco Costeo Carwash March 2009 f1 ZONE A ZONE B ZONE C ZONE 0 ZONE E PROPOSED EXISTING -6 q ;; '" it I <0 <0 '" '" '0 ~ '0 '" ;. ", <0 <0 '" '" ~ 'e s.- :i:: SATURDAY PEAK PERIOD PARKING UTILIZATION (SATURDAY 2:00 TO 2:30 PM) COSTCO CARWASH I~ ~I:}:~;-"s;~~ o~ :-"~~"c;,~ ~:""::7e:: ~ ~,~ ~ -35- South San Francisco Costco Car Wash Addition March 26, 2009 Project #: 9966 Page 3 As shown in Table 1, the site's existing typical peak period parking demand is approximately 551 vehicles. This is the number of parked vehicles counted on the site during the highest half hour period. Parking demand during all other time frames was less than this amount. This equates to a typical peak parking utilization of 78% under current conditions (i.e., 78% of the site's parking spaces are used durfug the peak half-hour). The proposed parking reduction to accommodate the car wash will increase typical peak parking utilization to 86%. This means that even with the parking reduction approximately 14% of the site's parking spaces, or 88 spaces, will be unoccupied and available for use during the typical peak time period. This rate of occupancy is within industry guidelines of acceptable parking occupancy rates to allow for seasonal fluctuations, customer convenience, and efficient on-site circulation (ITE Parking Generation, 3rd Edition). The ITE Parking Generation manual states that the parking supply is subject to several factors unique to the individual business, area type, turnover characteristics, customer service desires, and demand fluctuations of the site in question. As a rule-of-thumb, the manual identifies 90% as a target utilization rate for typical peak conditions. As noted above, with the proposed parking reduction the Airport Boulevard Costco site will still be within this guideline threshold. In addition to looking at the site as a whole, it's also important to evaluate the current parking demand and anticipated needs of the specific portion of the lot where the car wash is proposed. This information is also summarized in Table 1. The proposed car wash area is located in the portion of the site furthest from the existing warehouse. As such, it is the portion of the site that currently has low parking utilization under existing conditions. As shown in Table 1, the site area where the car wash is proposed is less than 50% utilized during the typical peak period. With the car wash addition, this will increase to 68% but will still leave approximately 58 unused parking stalls available in that area during the typical peak period. Because this area will still be well under capacity, the proposed reduction will not result in the need for any parking redistribution within the site and will, therefore, have no impact on the busier portions of the lot where most Costco members park (those portions closest to the warehouse north of Bel Aire Road). Seasonal Parking Demand Fluctuations A seasonal evaluation was also conducted to evaluate the anticipated parking conditions on-site during the most active time for Costco operations. Costco's annual peak typically occurs during weekends in December between the Thanksgiving and Christmas holidays. To evaluate the magnitude by which the counted February parking demand will fluctuate during the seasonal peak, transaction data was obtained for the Airport Boulevard Costco for the entire year of 2008. The transaction data provides the number of processed transactions at the warehouse, broken down by hour, for every day during 2008. While not a direct measure of parking, this transaction data can be used to determine a profile for annual activity at the site and the percentage by which the February counts can be expected to increase during the holiday peak. The peak hour transactions for every weekend day during the year were extracted from the data to develop an annual activity profile for the peak parking demand period. The data showed that the activity during the peak time period in December was approximately 12% higher than the activity during the month of February. Also important to note, the highest activity months (at least looking at the weekend data) were January and April which each were approximately 15% higher than the activity during February. While historically the months of November and December have been Kittelson & Associates, Inc. Boise, Idaho -36- South San Francisco Costco Car Wash Addition March 26, 2009 Project #; 9966 Page 4 the most active months for Costco operations, this data for final months of 2008 could have been influenced by recent economic conditions. Applying the highest seasonal adjustment factor (15%) to the parking demand counts obtained at the site results in an anticipated seasonal peak parking demand of approximately 630 to 635 vehicles. This is an annual peak condition that could be expected to occur during the busiest half hour for only 3 or 4 weekends a year. While this condition would be considered essentially full with the proposed parking supply upon development of the car wash facility (proposed supply of 639 stalls), it does show that there still will be enough parking on site to accommodate this worst-case scenario demand for the peak half hour of the year. To ensure that the seasonal peaks are accommodated, it's recommended that the Costco warehouse operations monitor parking during peak times and implement any of the number of potential parking mitigation strategies available as deemed warranted. If parking is monitored and parking efficiency maximized, ITE parking guidelines state that lots can function at 100% of capacity with minimal user inconvenience or on-site congestion. One example of a parking mitigation strategy that could be implemented during the peak holiday time periods is to create compact, stacked employee parking in the warehouse receiving area, thereby removing all . or most of the employee parking from the main parking lot area. All of these above considerations and facts indicate that the Airport Boulevard Costco will provide acceptable parking supply to meet the typical peak demands of this location, even with the proposed parking reduction required for the car wash project. This has been documented and confirmed through actual on-site parking demand data collection and professional study at the Airport Boulevard Costco site. It is further confirmed through experience and the site history documented by Costco operations for this specific location. During the seasonal peak time periods, it's anticipated that parking demand will be very close to the proposed supply and it's recommended Costco monitor parking during this time and implement parking management strategies as deemed appropriate if necessary. As described above, these absolute peak conditions are only anticipated to occur for the peak half hour during 3 or 4 weekends a year, As such, monitoring and on-site mitigation strategies are the most efficient and reasonable means to accommodate the infrequent peak demands, Additional Information Requested In the March 10, 2009 letter the City requested the following additional information related to parking: . Analysis of other similarly situated Costco warehouses . A review of the City's minimum parking requirements for the Costco warehouse . The parking requirements recommended by ITE The following sections provide response to the additional data request. Kittelson & Associates, Inc. Boise, Idaho -37- South San Francisco Costco Car Wash Addition March 26, 2009 Project #; 9966 Page 5 Additional Costeo Parkinq Data As requested, parking data from other Costco sites is provided here, however, it is essential that the following point be recognized: there is no better way to identify, measure, and evaluate the parking needs for this project than to collect and evaluate data from the Airport Boulevard Costco site itself. Transportation professionals use averages and reference manuals (ITE Trip Generation, ITE Parking Generation) to estimate trip generation and parking demand only in the absence of site and brand specific data. These references are most commonly used when planning for new land uses that do not currently exist and of which data cannot be collected, Particularly in the ITE Parking Generation manual, the information is based on a limited number sample sites and is intended to be used as an estimate only in the absence of better data. There is extensive text and guidance within the manual cautioning users on the appropriate use of the data and the importance of considering the unique site-specific characteristics that can affect parking demand. The manual states that local surveys should always be considered one of the best means to estimate parking demand in order to account for local factors. This recommendation is even heightened when the parking need in question is at an existing site that can itself be surveyed to document its actual parking demand. The site and land use specific data available for the Airport Boulevard Costco should always take precedence over data from other sites (even other Costco sites) or from guidelines in reference manuals as it is the truest reflection of that site's area type, transit service, demand management strategy, and driver characteristic factors that can affect parking. In addition, it also is the truest representation of the site-specific membership base, business activity, regional variation, and trip characteristics of this specific Costco location. With the above considerations stated, in order to fulfill the City's request Table 2 provides parking information from three other comparable Costco locations where both supply and demand data was available. Table 2 Additional Costco Parking Data Sales Volume* Weekend Peak (as a % of Airport Period Parking Location Size Boulevard location) Parking Supply Demand Airport Boulevard SSF, CA 138,468 sq-ft 100% 709 Existing 551 639 Proposed Santa Clara, CA 135,440 sq-ft 117% 628 613 Chico, CA 125,650 sq-ft 93% 560 481 Laguna Niguel, CA 149,710 sq-ft 119% 795 602 * Sales volume provided as a general indicator of activity As can be seen in Table 2, the proposed parking supply for the Airport Boulevard Costco (639 stalls) provides sufficient supply for the demand counted at this specific location and also that counted at three other comparable locations where data was available. This includes two Kittelson & Associates, Inc. Boise, Idaho -38- South San Francisco Costco Car Wash Addition March 26, 2009 Project #: 9966 Page 6 locations with significantly higher sales volume (17% and 19% greater than the Airport Boulevard site). Other Parking Data In the March 10, 2009 letter, the City also requested a review of the proposed parking supply in comparison to the City code minimum parking requirements and the guidelines provided for big box retail stores by the ITE Paring Generation manual. Table 3 provides a summary of this review. Table 3 Other Parking Data Review Source Parking Current City Requirement for Supply Demand Range from ITE Parking Generation, 3rd Edition 709 275 (typical peak) - 775 (seasonal peak) (Land Use Code 857 Discount Club) Site Specific Measured Typical Peak Parking Demand 551 As shown in Table 3, the proposed parking supply of 639 spaces is lower than the current City requirement of 709 spaces. This is why Costco is requesting a parking reduction under South San Francisco Municipal Code (SSSFMC) Section 20.74.100 that allows parking reductions based on a parking demand study (documented here and in the previous KAI report dated February 24, 2009), the recommendation of the Chief Planner, and approval by Planning Commission. The information provided in the ITE Parking Generation manual for the Discount Club land use can be summarized as follows: · The manual provides 4 sample parking demand counts from 4 different locations · Two data samples were conducted on typical (non holiday) weekends with resulting measured demand ratios of 1.99 and 2.09 spaces/1,OOO sq-ft o This would equate to an estimated demand of 275 - 290 spaces for the Airport Boulevard Costco · Two data samples were conducted during the holiday peak weekend with resulting measured demand ratios of 5.44 and 5.58 spaces/1,OOO sq-ft o This would equate to an estimated demand of 755 - 775 spaces for the Airport Boulevard Costco Comparing the ITE data to the actual data counted at the Airport Boulevard Costco site reemphasizes the manual's own direction cautioning users on the appropriate use of the data and the importance of considering the unique site-specific characteristics that can affect parking Kitteison & Associates, Inc. Boise, Idaho -39- South San Francisco Costco Car Wash Addition March 26, 2009 Project #: 9966 Page 7 demand. Again, the manual states that local surveys should always be considered one of the best means to estimate parking demand in order to account for local factors as was done for this project. The data in the ITE Manual is for a generic "discount club" use and is not based on Costco specific data or data specific to this Costco site (Costco and site specific data has been provided by the site specific data collection presented in both the February 24, 2009 KAI report and previous sections of this report). None of the data in the manual was collected at California locations and it was all collected prior to 2001, The estimates provided by the ITE Parking Generation data do not accurately reflect the current conditions counted at the site and would significantly under estimate typical peak parking need. In addition, transaction data from this particular warehouse does not demonstrate the same holiday peak characteristics as would be estimated by the manual. As such, it is not recommended that the ITE Parking Generation manual estimates be used in this case as the parking demand counts collected at the site provide an accurate and site specific reflection of the site's current parking characteristics and needs. ON-SITE OPERATIONS &. QUEUING The previously submitted February 24, 2009 report provided an assessment of on-site circulation and queuing both under existing conditions and with the proposed car wash facility in place. The report also provided a queue mitigation plan to accommodate the worst-case scenario queues for both the existing fuel station and the proposed car wash facility. The queue mitigation plan diagrams are provided again here as Attachment A for reference. KAI reviewed current on-site operations, the proposed revised site plan, and worked with Costco operations to develop the overall plan. As outlined in our previous report, KAI worked with the Costco to review two alternatives options for the site layout: . Locating the car wash in the south-east comer of the site oriented along the site's southern property boundary close to the existing fuel station . Locating the car wash in the south-east comer of the site oriented along the site's eastern property boundary (as proposed) The proposed plan, with the car wash located in the south-east comer of the site oriented along the site's eastern property boundary, reflects our professional recommendations for what will provide optimal operations on site, as well as what Costco operations has found to work best for the Airport Boulevard fuel station over the three years it has operated, The following bullets restate the reasons why this conclusion was reached and provide response to the City's comments and request for additional information outlined in their March 10, 2009 letter. . Based on our experience with Costeo operations, vehicle queuing characteristics, and traffic operations, it is our professional recommendation that the queues for the proposed car wash and the existing fuel station be clearly separated on site. As shown in the queue management plan exhibits, doing so separates the individual uses on the site and minimizes conflict points between vehicles entering and exiting each service. o Under normal operating conditions, the fuel station traffic can use the first and second access points off of the main site drive aisle while the car wash traffic can use the third access point off of the main site drive aisle Kittelson & Associates, Inc. Boise, Idaho -40- South San Francisco Costco Car Wash Addition March 26, 2009 Project #: 9966 Page 8 . The proposed plan locates the car wash in the site quadrant where parking is least used and furthest from the warehouse building thus providing the most minimal impact to existing parking patterns. . The proposed plan provides the best layout and separation of the fuel station and car wash uses to provide enough room for reasonable and efficient queue mitigation and storage in the event that queues from one or both of the uses exceed that anticipated under typical peak conditions. . It is important to clarify the following related to on site queuing and the queue mitigation plan diagrams: o Given the nature of the fuel station and car wash operations, the queues shown on all of the mitigation plan diagrams are moving and dynamic queues. They are not stagnant and vehicles do not occupy the same position for extended periods of time. As such, the queue mitigation plans show "footprints" for worst case scenario back of queue locations but do not reflect entire areas that will be blocked for long durations if queues are present. If necessary, vehicles will be able maneuver in or out of parking spaces between queued vehicles and as the queue moves. In addition, queued vehicles do not block the entire width of the on site drive aisles and vehicles, including emergency vehicles, are able to travel around the queue to circulate if needed. Furthermore, the fuel station attendants on site help members circulate into and out of parking spaces and around the queue as part of their duties with the queue management. o The queue mitigation plan shown for the fuel station is developed for an absolute worst case scenario and Stage 3 provides stacking for over 110 vehicles from the fuel station (an extremely rare occurrence). Discussions with the warehouse manager indicate that Stage 3 of the fuel station queue mitigation is rarely needed and has been implemented less than 5 times in the entire history of the fuel station operation. o The typical maximum queue that occurs from the fuel station is reflected in Stage 2 of the queue mitigation plan where the first two entrances on Bel Aire Road are coned off to allow for additional stacking, Even so, this scenario only occurs for limited durations during peak times (less than 5% of the time). Under Stage 2, only 5 parking spaces are effected by the maximum back of queue footprint and this effect is of very limited duration (approximately 3 minutes out of the peak hour). As described above, even with the dynamic queue present, vehicles will be able maneuver in or out of parking spaces between queued vehicles and as the queue moves. o It is important to note that queuing and demand for the fuel station varies related to fuel prices (primarily the differential price between Costco and other fuel retailers). It does not vary on the same seasonal pattern as demand for the warehouse and parking. As such, the peak times for fuel station queue do not necessary correspond to the annual peak time periods for parking demand at the warehouse. Kittelson & Associates, Inc. Boise, Idaho -41- South San Francisco Costco Car Wash Addition March 26, 2009 Project #: 9966 Page 9 o For the car wash queue, the anticipated 95-percentile queue is again illustrated in Figure A4 of the queue mitigation plan. The 95-percentile car wash queue is 12 vehicles. This means that out of 100 peak period observations, less than 5 of those observations would ever find more than 12 vehicles in the queue. The 95th percentile queue is easily accommodated within the car wash channelization area, which can contain up to approximately 18 stacked vehicles. As such, queuing from the car wash will not extended anywhere into the parking area unless under extremely rare peak conditions. o To provide an absolute worst case scenario queue mitigation plan, the highest peak hour arrival rate at the two existing Costco car wash facilities was evaluated. This is a situation that only occurred once out of a month worth of observations at two locations during the summer peak. This absolute maximum queue is presented in Figure A5 of the queue mitigation plan. It is extremely unlikely that a queue of this magnitude would occur and, in fact, it might never occur at the Airport Boulevard site. The worst case scenario car wash queue could effect the 13 parking spaces proposed to be constructed adjacent to the car wash channelization area. As described above, even with the dynamic queue present vehicles will be able maneuver in or out of parking spaces between queued vehicles and as the queue moves, As with the fuel station, the car wash attendants will be on site to help members circulate into and out of parking spaces and around the queue as part of their duties with the queue management. o Finally, another consideration that is important in evaluating on site queuing and parking operations is parking duration. Fundamentally, Costco is not a high-turn over parking use. The typical parking duration for members is over one hour, particularly during the peak time periods. In addition, employee parking is of even longer duration and can range anywhere from four to nine hours. In particular, the parking lot area where both the fuel station and proposed car wash are located is most commonly used by employees and members with longer stay durations, such as those with RV or trailer vehicles. As such, those parked vehicles are less likely to be effected by potential queues that occur for a short duration during peak times. EXISTING SITE TRANSPORTATION DEMAND MANAGEMENT PRACTICES Finally, the project team reviewed the site and interviewed warehouse operations to document the transportation demand management (TDM) practices that have been implemented at this location to reduce the overall trip generation and parking demand characteristics. The following TDM measures have been implemented on site to encourage non-signal occupancy vehicle travel: . The provision of five (5) car pool priority parking spaces for employees . The provision of on-site shower and changing facilities for employees who wish to bike or walk to work . The provision of secured bicycle racks for employees and members who wish to bike to the site Kittelson & Associates, Inc. Boise, Idaho -42- South San Francisco Costco Car Wash Addition March 26, 2009 Project #: 9966 Page 10 . The provision of a TDM information board for employees that provides information assistance with transit and ride share opportunities The Airport Boulevard Costco manager, employees, and operations have been committed to implementing these TDM practices since the site's TDM plan was developed and will continued to do so in the future. We trust this memorandum provides you the information requested related to proposed Airport Boulevard Costco car wash in South San Francisco, California. Please contact us at 1-866-900-2683 or shennum@kittelson.com if you have any further questions. Kittelson & Associates, Inc. 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I-(f) I-~ -0: ::S::f- ~ - Q) 8 C\J C <1l :: .Q t1: -- ~ ~ Wv J \ \ \ \ \ \ \ \ \ \ \ \ \ ::c:w<( en::lo <(w ~ 3:::10 e:oo <(wSQ o::!o ::c:I-Z I-z<( _we: 3:0LL C"')e:z ww<( C)c..en <(::c:::c: 1-1-1- en~::I '00 z_en <(e: ...J<( c..Z ZW Q~ I-w <(en ~<( 1:::0 ::1- wen ::Ie: wO ::13: o 90.,,6!:I :qeJ. )nolilT! ellfAJeWwosl - wd _ 5 0 _ ,00:9 - 600c 'pc qe:l 6Mp'1061J9966\s61A fj . s MP\9966\ellJ(oJdVH . 0 Uz Zz -Z ~<( IJ).J Wa- f-- <0 -z U- offi IJ)LIJ IJ)~ <(~ c(j~ ZQ o~ 1J)f- ..JD: W~ f-Ul f-Z -<( ~~ ~ - MASTER SIGN PROGRAM CUP - MAJOR MODIFICATION SUBMITTAL APPLICANT: BARGHAUSEN CONSULTING ENGINEERS, INC. 18215 72ND AVE S KENT, WA 98032 425.251.6222 COSTCD CAR WASH SOUTH SAN FRANCISCO, CA 94-0390-15 PM: J. HALLSTROM APRIL 20,2009 t .d?1; Ltgq ?OOO I f Ll?t; AAq ?no? SIGNAGE KEY: o MAIN SLOG CD GAS STATION ~ CAR WASH TYPE 1 ~ CAR WASH TYPE 2 ~ TIRE CENTER TYPE 1 ~ TIRE CENTER TYPE 2 ~ MONUMENT OVERALL SITE PLAN $ SCALE: NTS @ MulvannyG2 Architecture: All rights reserved. No part of this document may be reproduced in any form or by any means without permission in writing from MulvannyG2 Architecture. 1110 112THAVE.NE I SUITE 500 BELLEVUE. WA I 98004 t 425.463.2000 I f 425.463.2002 COSTCO CAR WASH SOUTH SAN FRANCISCO, CA SIGNAGE LOCATION SITE PLAN MASTER SIGN PROGRAM 94-0390-15 PM: J HALLSTROM 04.20.2009 MSP -1 26'-1" 9 ~ to i'- N ..;. "WHOLESALE" AND THREE STRIPES "LAPIS LAZULI" SW1805 (BLUE) SIGNAGE AREA = 191 S.F. NOTE: SIGN PAINTED ON FASCIA 8'-0" 17'-0" 16'-0' SIGNAGE AREA = 27 S.F. "GAS STATION" AND THREE STRIPES "LAPIS LAZULI" SW1805 (BLUE) l' ~ .... SIGNAGE AREA = 50 S.F. "CAR WASH" AND THREE STRIPES "LAPIS LAZULI" SW1805 (BLUE) SIGNAGE AREA = 70 S.F. "CAR WASH" AND THREE STRIPES "LAPIS LAZULI" SW1805 (BLUE) PROPOSED CAR WASH SIGNAGE @ ~~~P1~,,=11,_~~T END WALL) PROPOSED CAR WASH SIGNAGE @ ~~~P,:"~,,~~T SIDE WALL) @ MulvannyG2 Architecture: All rights reserved. No part of this document may be reproduced in any form or by any means without permission in writing from MulvannyG2 Architecture. 1110112THAVE.NE I SUITE 500 BELLEVUE, WA I 98004 t 425.463.2000 I f 425.463.2002 caSTca CAR WASH SOUTH SAN FRANCISCO, CA EXISTING AND PROPOSED SIGNAGE MASTER SIGN PROGRAM 94-0390-15 PM: J HALLSTROM 04.20.2009 MSP -2 10'-S' ~Cc;~~~R SIGNAGE AREA; 51 S.F. NOTE: SIGN PAINTED ON FASCIA @ ~~~ElI~=~,~TER SIGNAGE (EXISTING) 25'-0' 1 . 1 ~t=-TIRE INSTAllATION SIGNAGE AREA; 44 S.F. NOTE: SIGN PAINTED ON RAISED FASCIA PANEL o ~~~ElI~~~;ALLATION SIGNAGE (EXISTING) ..... ..... SIGNAGE AREA; 34 S.F. -- 9 ~ N N NOTE: SIGN PAINTED ON FASCIA @ ~A~N1~,~,;,NT SIGNAGE (EXISTING) @ MulvannyG2 Architecture: All rights reserved. No part of this documen.t may be reproduced in any form or by any means without permission in writing from MulvannyG2 Architecture. 1110 112TH AVE. NE I SUITE 500 BELLEVUE, WA I 98004 t 425,463.2000 I f 425,463.2002 caSTca CAR WASH SOUTH SAN FRANCISCO, CA EXISTING AND PROPOSED SIGNAGE MASTER SIGN PROGRAM 94-0390-15 PM: J HALLSTROM 04.20.2009 MSP -3 ,-----------------~ f .... 1--@ I I I I \ I ,----------------/; \ ............ ...... \ ............ \ ............ WAREHOUSE CD ~~,R:,~ ELEVATION @ MulvannyG2 Architecture: All rights reserved. No part 01 this document may be reproduced in any lorm or by any means without permission in writing lrom MulvannyG2 Architecture. 1110112THAVE.NE I SUITE 500 BELLEVUE, WA I 98004 t 425.463.2000 I 1425.463.2002 COSTCO CAR WASH SOUTH SAN FRANCISCO, CA EXISTING WAREHOUSE SIGNAGE MASTER SIGN PROGRAM 94-0390-15 PM: J HALLSTROM 04.20.2009 MSP -4 / / / GAS STATION / '\ CD~l.~~DWESTSIDEELEVATIONS / '\ / '\ I . '\ ~------------------~~ : ~ @-. \ # ~~----------------~# , / , // , / , / , // GAS STATION CD ~~J.~:ND SOUTH END ELEVATIONS @ MulvannyG2 Architecture: All rights reserved. No part of this document may be reproduced in any form or by any means without permission in wnting from MulvannyG2 Architecture. caSTca CAR WASH SOUTH SAN FRANCISCO, CA EXISTING GAS STATION SIGNAGE MASTER SIGN PROGRAM 94-0390-15 PM: J HALLSTROM 04.20.2009 t 425.463.2000 I f 425.463.2002 MSP -5 #-------------... ~ ~ . . . ~j ....... /' ....... /' .............. /' r. .....- - - --< CAR WASH CD ~~S1~}:~;VATION #----------~ : ~ . . ~m-~- ~ ~,--------.~ " /' " /' /' y--~ I o ~~~ S~~~~ATION CAR WASH o ~~ER~~=;~EVATION @ MulvannyG2 Architecture: All rights reserved. No part of this document may be reproduced in any form or by any means without permission in writing from MuivannyG2 Architecture. 1110 112TH AVE. NE I SUITE500 BELLEVUE, WA I 98004 t 425.463.2000 I f 425.463.2002 caSTca CAR WASH SOUTH SAN FRANCISCO, CA PROPOSED CAR WASH SIGNAGE MASTER SIGN PROGRAM 94-0390-15 PM: J HALLSTROM 04.20.2009 MSP -6 ~-------------~~ TIRE CENTER /' /' ./ CD ~~E1/~~=~,y'ALLATION EAST ELEVATION / / / ____J ~------------------~ !::;:;:;:~i;~g;:l~:~~~t:2~~l~~:;:;:;:;:~ t)))))))!?(?::n))))))))))!~ ~-----~-------~-_.; " " " " r'----- o @ ~~~E1/~~=~,Y.ALLATION SOUTH ELEVATION 8) ~~~E1/~~=~,y'ALLATION WEST ELEVATION @ MulvannyG2 Architecture: All rights reserved. No part of this document may be reproduced in any form or by any means without permission in writing from MulvannyG2 Architecture. COSTCO CAR WASH SOUTH SAN FRANCISCO, CA PROPOSED CAR WASH SIGNAGE MASTER SIGN PROGRAM 94-0390-15 PM: J HALLSTROM 04.20.2009 MSP -7 t 425.463.2000 I f 425.463.2002 .. ,,~-----------~ , / , // \--------( l.J~l~: CD ~A~N1~2~~~T @ MulvannyG2 Architecture: All lights reserved. No part 01 this document may be reproduced in any lorm or by any means without permission in writing lrom MulvannyG2 Architecture. 1110 112TH AVE. NE I SUITE 500 BELLEVUE, WA I 98004 t 425.463.2000 I 1425.463.2002 caSTca CAR WASH SOUTH SAN FRANCISCO, CA PROPOSED CAR WASH SIGNAGE MASTER SIGN PROGRAM 94-0390-15 PM: J HALLSTROM 04.20.2009 MSP -8 @ TIRE CENTER SIGNAGE (EXISTING) 51 SF @ TIRE INSTALLATION (EXISTING) 44SF ~ TIRE INSTALLATION (EXISTING) 44 SF @ MONUMENT SIGNAGE (EXISTING) 34 SF @ MulvannyG2 Architecture: All rights reserved. No part of this document may be reproduced in any form or by any means without permission in writing from MulvannyG2 Architecture. 94-0390-15 PM: J HALLSTROM 04.20.2009 caSTca CAR WASH SOUTH SAN FRANCISCO, CA PROPOSED CAR WASH SIGNAGE MASTER SIGN PROGRAM 1110 112TH AVE. NE I SUITE 500 BELLEVUE, WA I 98004 t 425.4632000 I f 425.4632002 MSP -9 SIGNAGE AREAS ALTHOUGH ALL THE BUILDINGS ON THE LOT ARE UNDER SINGLE OWNERSHIP OF COSTCO WHOLESALE, EACH BUILDING (GAS STATION, TIRE CENTER, CAR WASH) SHOULD BE CONSIDERED AS SEPARATE ENTITIES AND ALLOWED THEIR OWN SIGNAGE PROGRAM TO HELP DISTINGUISH THEIR SEPARATE USES. AS SUCH, 300 SF OF SIGNAGE AREA SHOULD BE ALLOWED FOR EACH STRUCTURE FOLLOWING THE SOUTH SAN FRANCISCO MUNICIPAL CODE. WAREHOUSE: "TOTAL SIGN AREA ALLOWANCE MAY BE DIVIDED BETWEEN A FREESTANDING AND AN ATTACHED SIGN" (SOUTH SAN FRANCISCO MUNICIPAL CODE - PERMISSIBLE SIGN AREA 20.76.120). TOTAL WAREHOUSE SIGNAGE OF 225 SF WHICH INCLUDES ATTACHED SIGNAGE OF 191 SF AND MONUMENT SIGNAGE OF 34 SF FALLS WELL BELOW THE MAXIMUM 300 SF ALLOWED. TIRE CENTER: TOTAL SIGNAGE AREA OF 139 SF FALLS WELL BELOW THE PERMISSIBLE AREA ALLOWED OF 300 SF PER SOUTH SAN FRANCISCO MUNICIPAL CODE - PERMISSIBLE SIGN AREA 20.76.120 1(A). GAS STATION: TOTAL SIGNAGE AREA OF 108 SF FALLS WELL BELOW THE PERMISSIBLE AREA ALLOWED OF 300 SF PER SOUTH SAN FRANCISCO MUNICIPAL CODE - PERMISSIBLE SIGN AREA 20.76.120 1(A). CAR WASH: TOTAL SIGNAGE AREA OF 170 SF FALLS WELL BELOW THE PERMISSIBLE AREA ALLOWED OF 300 SF PER SOUTH SAN FRANCISCO MUNICIPAL CODE - PERMISSIBLE SIGN AREA 20.76.120 1(A). @ MulvannyG2 Architecture: All rights reserved. No part of this document may be reproduced in any form or by any means without permission in writing from MulvannyG2 Architecture. 1110 112TH AVE. NE I SUITE 500 BELLEVUE, WA I 98004 t 425.463.2000 I f 425.463.2002 COSTCO CAR WASH SOUTH SAN FRANCISCO, CA PROPOSED CAR WASH SIGNAGE MASTER SIGN PROGRAM 94-0390-15 PM: J HALLSTROM 04.20.2009 MSP -10 Site Photos for Costco Wholesale - Car Wash Facility 451 South Airport Boulevard South San Francisco, California ~6tiA(f. ,.. ~ IQ ~ <6 Ii ... ~ .~, ~. ~1', :d'~ '\>Q _la'" Prepared By: Barghausen Consulting Engineers, Inc. 18215 -72nd Avenue South Kent, W A 98032 Job No. 14182 Date: January 2009 ill - - ~ -- ill Job Number Scale: Des;g~ - - Horizontal NTS Vertical N(A 14182 Drown - ~GHA(,~ - 18215 72ND AVENUE 50UTH Checked --=- \~ KENT, WA 98032 Sheet (425)251-6222 (425)251-8782 FAX Approved -=-- ~ ! . .' CML ENGINEERING, LAND PlANNING. 1 8 't ft.. SURVEYING, ENVIRONMENTAl SERVICES of Do., 1 19 109 """'QI'NO"'~ For: COSTCO WHOLESALE S. SAN FRANCISCO, CA Title: PHOTOGRAPH EXHIBIT 1Ie:?:\ 140000\ 141 82\exh;b;t\ 14182-px1.dwg Dote/Time: 1(12(2009 1 :32 PM 5cole:1.020609 JSTEfANCIK Xref: ---- ,& I ill :. ': !i:'=' - = ." - ~ ".,i ~ "- - Job Number Scale: Desi9n~ - - Horizontal NTS Vertical "fA 14182 Drawn ~GHAV.s> 18215 72ND AVENUE SOUTH Checked -=- ~~~ KENT, WA 98032 Sheet (425)251-6222 (425)251-8782 FAX ApproVftd -=-- o i "' - . .. CML ENGINEERING. lAND PLANNING, 2 8 1/9/09 ~,. .... SURVEYING, ENVIRONMENTAl SERVICES of Dat. '""OrMo,,,t: For: COSTCO WHOLESALE S. SAN FRANCISCO, CA Title: PHOTOGRAPH EXHIBIT 1Ie:P:\14000s\14182\exhibit\14182-px2.dwg Oate/Time:l/12/2009 1:27 PM Scole:1.020609 JSTEFANCIK Xref: ---- ~ ill ill ; I ~ ~ I t 'I' ._.~ ~ ": . II ~ ..,. ~ II:l ~ Yo j!!I !:I! I ,. Job Number Scale: {)es;gnl!'d -=- Horizontal NTS Vertical N/A 14182 Drown - ~GHA(J\\, - 18215 72ND AVENUE SOUTH Checked --=- ~ft KENT. WA 98D32 Sheet (425)251-6222 - - (425)251-8782 FAX a . Approved -=-- o 8 .. , . .. CMl ENGINEERING, lAND PlANNING, 3 8 1 /9 /09 '1',., ~.. SURVEYING, ENVIRONI.4ENTAL SERVICES of Det. '.0 ~NG"'. Fo~ COSTCO WHOLESALE S. SAN FRANCISCO, CA Title: PHOTOGRAPH EXHIBIT ~le:P:\ 14000s\ 14182\exhibit\ 14182-px3.dwg Dote/Time: 1/12/2009 1 :27 PM Scale: 1.020609 JSTEFANCIK Xref: ---- Drown --=- :-~~GHA(J~~ Checked -=-- -:: ': Appro'led --=- <6 i " - .(-. .. CIVIL ENGINEERING, lAND PlANNING. 4 of 8 Dattt 1/9/09 ~"''''Q RHO......... SURVEYING. ENVlRONI.4ENTAl SERVICES f1le:P:\ 14000.\ 141 82\e'hlblt\ 14182-p,4.dwg 00te/TIme:l/12/2009 1 :26 PM 5oole:1.020609 IA ffi Job Number 14182 Sheet T , 1- Scale: Designed -=- Horizontal NTS Vertical N/A For: COSTCO WHOLESALE S. SAN FRANCISCO, CA Title: 18215 72NO AVENUE SOUTH KENT. WA 98032 (425)251-6222 (425)251-8782 FAX PHOTOGRAPH EXHIBIT JSTEFANCIK Xref: ---- ::::ed ~ ~~~GHAV.s>~ Approved --=- <6 i " , 8 .'t ... CML ENGINEERING. lAND PLANNING, 5 of Dote 1 /9/09 Jollie "MG"''''~ SURVEYING. flMRQNt.lOOAl SERVICES ;le:P:\ 14000.\ 14182\exh;b;t\ 14182-px5.dwg Oate(nme: 1/12/2009 1 :26 PM Scale: 1.020609 & A Job Number 14182 Sheet ,11 '. 0.. .~. I . .. ,~.tO (. i":~ " ,,'" .., Scale: Designed -=- Horizontal NTS Vertical N/A For: COSTCO WHOLESALE S. SAN FRANCISCO, CA Title: 18215 72NO AVENUE SOUTH KENT. WA 98032 (425)251 -6222 (425)251-8782 FAX PHOTOGRAPH EXHIBIT JSTEFANCIK Xref: nn M i1 Job Number 14182 Sheet ( t , , . ~ _ - 't'~ ....1. , :~ " '::~' ,.' >.' -'~tf ' ,.~:. - " ~: ., ' ~. , ';: .... "I,. . . .'. - ..... :. i;;',~,~.:p~~r::.~~,t ,", t.~.;~-t1".'~~~,,(-..!! ""i' ~~~'i;.,.-:..---..-.:..: .~..-:,~" ~ . ----'-:_~ -' . . - ,~~--- ' ~ - .h -' ---- - . ~~, ._',.:;tt~:--.._".~'~~.-., ,.,,:~L~,"';<:'~~'" ' ,1.,- ." 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WA 98D32 Sheet (425)251-6222 (425)251-8782 FAX Approved ---=- o f .. - . .' CML ENGINEERING. lAND Pl.ANNING, 7 8 ~ ~. SURVEYING, OMRONt.4ENTAl SERVICES of Date ...lLiLQi.. "'.tg .MG"'~ For: COSTCO WHOLESALE S. SAN FRANCISCO, CA Title: PHOTOGRAPH EXHIBIT File:P:\14000s\14182\exhibit\14182-px7.dwg Date/Time:l/12/2009 1:26 PM Scole:l~ "" l' JSTEFANCIK Xref: ---- Drown ---=-- ",_~~GHA('\S'~_ Checked --=- ..." ",. Approved -=-- <6 i .. - . .' CMl ENGINEERING, LAND PlANNING, 8 8 't 1"" ...... SURVEYING, OMRONI.4ENTAl SERVICES of Date 1/9/09 -8IENO'" F;le,P,\ 14000.\ 14182\.,h;b;t\ 14182-px8.dwg Dote(];me,I/12/2009 1,25 PM Scale, I" ~ I' A A Job Number 14182 Sheet ~.. -ur;~~t.!t ',- ,;).. ",. .: -;.!ti;:, .'{~ ,.... :;' ---' ~".:i~'i .!~t- ::',':~~~~~) Designed Scale: Horizontal NTS Vertical N/ A For: COSTCO WHOLESALE S. 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" ~ 0 Revillion Planning Commission Staff Report DATE: May 7,2009 TO: Planning Commission FROM: Tracy Scramaglia, Associate Civil Engineer Dennis Chuck, Senior Civil Engineer SUBJECT: Capital Improvement Program Fiscal Year 2009/2010 Presentation RECOMMENDATION: That the Planning Commission reviews the Capital Improvement Program FY 2009/2010 presentation and find it consistent with the City's adopted General Plan at a future regularly scheduled Planning Commission meeting. BACKGROUND / DISCUSSION: In the past, the Planning Commission has requested a chance to review the City's Capital Improvement Program (CIP) prior to its finding of consistency. This year, staff will be undertaking a two-step approach. In this first step, staff will present the proposed new projects to be included in the CIP. The second step will take place at a future meeting, where the Planning Commission will be requested to determine the CIP's consistency with the City's General Plan. The Engineering Division has prepared a presentation overview of the CIP for Fiscal Year 200912010. The presentation consists of new appropriations in the CIP. Major projects and improvements to the City's infrastructure were selected to be included and fall into the following categories: Streets, Storm, Sanitary Sewer, Public Facilities, Parks, and Traffic. Brief updates will also be presented on projects of interest to the Planning Commission. CONCLUSION This presentation is provided as an introduction/briefing on the 2009/2010 Capital Improvement Program and therefore, no action is requested at this time. By: .\ 1\ \ ,. V\rOvc Ah: 02.J2 By: Dennis Chuck, Senior Civil Engineer Attachment: New Appropriations FY 2009-10 Worksheet PowerPoint Slide Presentation Planning Commission Staff Report DATE: May 7, 2009 TO: Planning Commission SUBJECT: Type 'c' Sign Permit and Design Review application to allow a Master Sign Program, including three building mounted signs, and one monument sign at 245 South Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86. Applicant: Afzal Chaudhry, Hotel Manager Contractor: Aaron Soares, S& W Signs' Site Address: 245 South Airport Blvd. Case Nos. P08-0039: Signs 08-0024 & DR08-0018 RECOMMENDATION: That the Commission approve portions of application P08-0039: SIGNS08-0024 & DR08- 0018 based on the attached draft Findings and subject to the attached draft Conditions of Approval. BACKGROUNDIDISCUSSION: The November 20, 2008 Planning Commission Staff Report, including attachments, and approved meeting minutes are attached as background. Project Location The site is located at 245 South Airport Boulevard and currently houses the "Good Nite Inn" hotel and "Beijing Buffet" restaurant. The owner of property would like to re-brand the hotel as "CitiGarden Hotel", and provide a permanent sign for the on-site restaurant. Current Application - Overview Since the prior submittal (November 20, 2008 Planning Commission), the applicant has removed the abandoned pole sign from the site. The application now includes four signs: two building mounted signs for the "CitiGarden Hotel", one building mounted sign for the "Beijing Buffet" restaurant, and one monument sign for the hotel. A type C sign permit is required because the multi-tenant application includes total signage that exceeds 100 square feet and because the applicant is proposing a monument sign (per SSFMC Table 20.76.130). Staff Report - Type C Sign 245 South Airport Boulevard Page 2 Planning Commission Direction - November 20, 2008 At the November 20, 2008 Planning Commission meeting, the Commission provided the following direction to the applicant: . Remove the abandoned freestanding pole sign from the program; . Remove the signage proposed for the angled brick element above the entry to the hotel; and . Work with staffto re-design ofthe monument sign to be more compatible and in-scale with the building and site. The Current Application - Application Overview and Discussion The applicant removed the abandoned freestanding pole sign and re-submitted plans for the Master Sign program application in February of2009. The plans were reviewed by the Design Review Board (DRB) in March of2009. The DRB made two comments: remove the sign on the angled brick portion of the building; and modify the base of the monument sign to make it appear less massive (both comments are discussed below in more detail). Si2n B on Pa2e 5 in the Plans - CitiGarden Hotel (Hotel Building Facade) The CitiGarden Hotel sign proposed for the hotel portion of the building fayade is 22 feet wide and the maximum letter height is two feet, four-inches tall. The sign consists of individual internally illuminated channel letters mounted flush to the building. The individual letters are proposed to be green in color and five-inches deep. Sign B - Discussion Staff is recommending approval of the CitiGarden Hotel sign proposed for the hotel building fayade. The proposed sign is compatible with the visitor-oriented travel services in the neighborhood of the subject site, it is readable and provides good visibility from South Airport Boulevard, and the proposed location and size of the sign takes advantage of the glimpses of the site available from Highway 101. The color and materials of the proposed sign are also compatible with other signs proposed on the site. The Design Review Board commented on the application at their March 17, 2009 meeting and supported the proposed sign. Si2n C on Pa~e 5 in the Plans - CitiGarden Hotel and Logo (Angled Brick Facade) The CitiGarden Hotel Sign is proposed for the angled brick fayade. The proposed sign would occupy an area that is approximately six feet tall and six-and-a-halffeet wide and would be made up of individual and internally illuminated characters that are five-inches deep. The lettering is proposed to be green, and the logo is a combination of green and yellow - both colors that are consistent with the signage being proposed for the hotel portion of the Master Sign Program. Sign C - Discussion The box sign ("GoodNite Inn") currently installed on the angled brick portion of the building was installed without permit or City review and approval. The proposed signage on the angled brick fayade is repetitive and not necessary because it is located immediately adjacent to Sign B. Essentially, Sign C is not appropriate or effective as part ofthe overall sign program and will not Staff Report - Type C Sign 245 South Airport Boulevard Page 3 be architecturally integrated with the other proposed hotel signage or the building. The combination of Sign B (Hotel Main Fayade Sign) and the Monument Sign (Hotel Monument Sign) provide visibility and site identification from all surrounding vantage points including South Airport Boulevard, US 1 OI/Wondercolor off-ramp, and glimpses of the site from southbound and northbound US 1 01. Staff has included two Planning Division Conditions of Approval that are relevant to Sign C: #4 requires the applicant to remove all evidence of prior signage and to repair the wall as needed; and #5 requires the removal of Sign C from the Master Sign Program. Si2n Don Pa2e 6 in the Plans - Beijing Buffet (Restaurant Building Facade) The Beijing Buffet Sign is proposed over the center of the restaurant portion of the building fayade. It is proposed to be approximately one and a half feet tall and eighteen feet and eight- inches long, with five-inch deep red individual channel lettering mounted flush to the building. Sign D - Discussion Similar to Sign B, Staff recommends approval of Sign D. The Beijing Buffet sign is appropriately sized for the building fayade and the neighborhood. It is centered on the building, readable from South Airport Boulevard, and the DRB supported the proposed sign. The proposed letter type is consistent with the sign program proposed for the overall site. CitiGarden Hotel Monument Sign (Page "1 of 1" in the plan set) The monument sign is proposed at the southern driveway entrance to the site. The overall height of Sign 4 is proposed to be 10 feet and four-inches, and the width is proposed to be 10 feet for the sign area, plus 40-inches for the architectural brick columns on both sides ofthe sign (each column is 20-inches). The monument sign is proposed to be 26-inches thick. The proposed sign consists of a stucco-like finish to match the building and brick columns that will match the brick on the building. Based on direction from the Design Review Board, the applicant has included a taller berm at the base of the sign, including two I8-inch retaining walls. Monument Sign - Discussion At the November Planning Commission meeting, the Commission directed the applicant to work with staff to improve the proposed monument sign. The applicant's team (attorney and sign contractor) met with staff on January 22, 2009. In February, the applicant's contractor submitted plans for the March DRB meeting. The plan included a short (less than two foot tall) berm with minimal landscape at the base. In order to be more consistent with the City's Sign Guidelines, which encourage "human scale" monument signs, the DRB recommended a taller berm at the base of the monument sign. To achieve the additional height, the use of short retaining walls was recommended. The applicant has since revised the plans to include additional height at the base of the monument sign through the use of retaining walls and landscape. Staff is recommending that the Staff Report - Type C Sign 245 South Airport Boulevard Page 4 Commission support the monument sign, but that the applicant continue to work with staff on the final monument sign details and the design of the retaining wall/berm system. The intent of the additional work with staff will be to clarify and solidify the direction from the Commission and DRB with respect to the design of the monument sign. Staffs intent is to use the graphic in the top left comer of page 1 of 1 (actually the third page in the plans) to finalize the display portion of the monument sign, and to use the graphic in the bottom left comer of the page to finalize the base/stepped planter portion of the monument sign. Planning Division Condition of Approval #6 has been drafted in support of this direction. ENVIRONMENTAL DETERMINATION: The proposed development is Categorically Exempt from the provisions of the California Environmental Quality Act in accordance with Section 15301 - Class 1: minor modifications to an existing facility and Class 11, Accessory Structures, Section 15311 (a) On-premise signs (CEQA Guidelines). Therefore no further environmental review is necessary. CONCLUSION: As conditioned, Signs 1,3 and 4 meet the intent of the City's Zoning Regulations and Design Policies. Staff has drafted findings and conditions of approval to support these three signs. The necessary findings of approval cannot be made in support of Sign C and Planning Division Condition of Approval #4 has been drafted to require the removal of Sign C from the sign program. ... GelT)J audm, AICP, MCIP, LEED AP Seni r Planner SKlghb Attachments: . Findings of Approval . Conditions of Approval . Planning Commission Staff Report, dated November 20,2008 . Planning Commission Meeting Minutes, from November 20, 2008 meeting . Design Review Board Meeting Minutes, dated March 17, 2009 . Plans, dated 2/25/09 DRAFT FINDINGS OF APPROVAL P08-0039, SIGNS 08-0024, & DR08-0018 TYPE 'c' MASTER SIGN PROGRAM 245 SOUTH AIRPORT BOULEVARD (As recommended by City Staff May 7, 2009) As required by the "Sign Regulations" & "Sign Permit Procedure" (SSFMC Chapter 20.76 & 20.86) the following findings are made in support of a Master Sign Program, including two building mounted signs (Sign B and Sign D), and one monument sign (Monument) at 245 South Airport Boulevard in the Planned Commercial (P-C) Zoning District subject to making the findings of approval, based on the conditions of approval, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission, which include but are not limited to plans dated 2/25/09; Planning Commission Staff Report, dated May 7, 2009; and the Planning Commission meeting held on May 7, 2009: 1. Neighborhood Compatibility - The size, materials, illumination and overall design aesthetic of Signs B, D, and Monument is consistent and compatible with the building architecture on the site and the physical character of the neighborhood where the signs are proposed because they are: an appropriate size, internally illuminated channel letters, and are appropriate scale for the location they are proposed to be installed. 2. Readability - The proportions and location of the signs ensure that they are readable. Signs B, D, and Monument will be visible from Airport Boulevard and will thereby assist and orient visitors to the site. 3. Integration with Architectural Features - Signs Band D are aesthetically pleasing because they are proposed to be a contrasting color to the building and because the proposed individual channel letters are attached to the building in an area where they will complement the overall building design. The Monument is designed using materials that will complement the brick and stucco used on the main building. 4. Design Review Board Recommendations - The Design Review Board (DRB) commented on the application at their meeting held on March 17,2009. In summary, the DRB stated that the monument sign appeared massive and tall as it was proposed and that the sign proposed on the angled brick portion of the building was repetitive and unnecessary because it was proposed adjacent to the main building signage. The Board suggested alterations to the base of the monument sign, which have since been incorporated into the plans, and the removal of Sign C from the program. As conditioned, staff believes that the concerns expressed by the DRB have been addressed. 5. Special Circumstances - There are no special circumstances associated with the signs identified as Sign B, D, and Monument in the attached plans dated 2/25/09. * * * DRAFT CONDITIONS OF APPROVAL P08-0039, SIGNS 08-0024, & DR08-0018 TYPE 'c' MASTER SIGN PROGRAM 245 SOUTH AIRPORT BOULEVARD (As recommended by City Staff May 7, 2009) 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 2/25/09. 3. The applicant or owner shall apply for a Type "A" sign permit and any other necessary City permits, including a Building Permit, prior to erecting any of the signs approved as part of the Master Sign Program. 4. The applicant or owner shall remove all evidence of the previous building mounted sign(s) and repair the exterior walles) as needed in order to return the walles) to a "like new" condition. 5. The applicant shall remove Sign C (CitiGarden Hotel sign proposed for the angled brick fayade of the hotel portion of the building) from the Master Sign Program. 6. Prior to submittal for building permits, the applicant shall revise the monument sign plans and monument base (including retaining wall system) to the satisfaction of the Chief Planner. Staff s intent is to use the graphic in the top left comer of page 1 of 1 (actually the third page in the plans) to finalize the display portion of the monument sign, and to use the graphic in the bottom left comer of the page to finalize the base/stepped planter portion of the monument sign. Planning Division contact Gerry Beaudin, Senior Planner, (650) 877-8353 B. Engineering Division conditions of approval are as follows: 1. All signs shall be constructed on private property (outside of the public right-of-way). Engineering Division contact, Sam Bautista, Senior Civil Engineer (650)829-6652 Planning Commiss'ion Staff Report DATE: November 20, 2008 TO: Planning Commission SUBJECT: Type 'c' Sign Permit and Design Review application to ~llow a Master Sign Program, including three building mounted signs, one monument sign, and one freestanding pole sign at 245 South Airport Blvd in the Planned Commercial (P- C-L) Zoning District in accordance with SSFMC Chapters 20.24,20.76 & 20.86. Applicant: Afzal Chaudhry, Hotel Manager Contractor: Aaron Soares, S& W Signs Site Address: 245 South Airport Blvd. Case Nos. P08-0039, Signs 08-0024, and DR08-00I8 RECOMMENDATION: That the Commission approve portions of application P08-0039: SIGNS08-0024 & DROg-OO 18 based on the attached Findings and subject to the attached Conditions of Approval. BACKGROUNDIDISCUSSION: The site is located at 245 South Airport Boulevard and currently houses the "Good Nite Inn" and "Beijing Buffet". The owner of the "Good Nite Inn" would like to re-brand the hotel as "CitiGarden Hotel", and provide signs for the on-site restaurant. The application includes building mounted signs for both the CitiGarden Hotel and the Beijing Buffet, and a monument sign and freestanding pole sign for further hotel identification. A type C sign permit is required because the total amount of signage exceeds 100 square feet (per SSFMC Table 20.76.130). Additionally, approval of the freestanding pole sign requires findings of "Special Circumstances", per SSFMC 20.76.170. This application is necessary to address a pending Code Enforcement case that began in January of 2008. From January to April of 2008, the applicant met with City Planning and Code Enforcement staff on a number of occasions to address the zoning issues associated with on-site signage. Between April and present, staffhas continued to meet with the applicant and his representatives. A letter dated August 22, 2008 (attached) from staff to the applicant summarizes many of the concerns and issues with the existing signage on the property as well as with the subject sign proposal. At this time, staff is recommending approval of only two wall-mounted signs included in the application, and denial of the pole sign, monument sign, and a redundant wall-mounted sign. Staff Report Type C Sign 245 South Airport Boulevard Page 2 Signage Proposal As mentioned above, the sign application consists of five signs, four of which (Signs A, B, D, & E) would identifY the hotel, and one (Sign C) is realated to the on-site restaurant. Sign A is proposed to be an internally illuminated channel letter sign with green letter faces and gold trimcap. The sign is proposed to be a total of approximately 51 square feet, and it would be mounted on the upper portion ofthe front fa9ade of the GoodNite Inn hotel. Sign B would be the same construction as Sign A, but it would be smaller (approximately 16 square feet) in size and mounted on the upper area of the angled wall element of the GoodNite Inn hotel fa9ade. Sign C is also proposed to be an internally illuminated channel letter design. The lettering is proposed to be red, with gold trimcap. The total area of the sign is would be approximately 28 square feet. The applicant has proposed that the sign be located on the center of the front elevation of the building above the restaurant. Sign D is a monument sign proposed for the southwest comer of the property where an abandoned sign frame currently sits. The package includes two options, one is a six foot tall monument sign, which includes a three foot tall base and a three foot tall sign face, and the the other is a 12 foot tall monument sign, including a nine foot tall base with a three foot tall sign face. The sign itself is a double-faced internally illuminated sign with green push-through letters within a white aluminum background. Sign E is a freestanding pole sign proposed at the north end of the property. The sign is proposed to be double sided with channel letters mounted on both sides of an aluminum background. City Zoning and Policies Abandoned Signs Sign E, the freestanding pole sign, has been determined to be "abandoned" according to SSFMC Section 20.76.060. Additionally, the existing monument sign (Sign D) is also abandoned per this provision. SSFMC Section 20.76.060 states, "anyon-site sign or display, including its supporting structure, that remains in place or is not maintained for a period of ninety days which no longer advertises or identifies an ongoing business, product or service available on the premises where the display is located shall be deemed abandoned and shall be removed." City records indicate that the signs have been abandoned for at least two years. Consequently, these sign requests should be reviewed by the Planning Commission in the context of being "new" signs, rather than a reface of existing signs. East of 101 Design Policies East of 101 Area Plan Design Policies DE-45, DE-46, DE-47, DE-48, and DE-49 all address signage in South San Francisco for development in the area east of Highway 101. These policies Staff Report Type C Sign 245 South Airport Boulevard Page 3 address sign integration, height, coordination, type, location, and illwnination. The design policies state that "development shall have a unified signage program for the entire development", and "signage should be designed as an integral part of the overall center, and should be attached to building and other architectural elements wherever possible". DE-49 states the following: "Freestanding signs are discouraged, but may be installed as monument signs generally not more than 12 feet tall. . . Pole signs... are discouraged. Monument signage taller than 12 feet may be allowed for traveler-oriented business at the City's discretion..." Special Circumstances Section 20.76.170 oftheSSFMC is the "Special Circumstances" section of the Sign Ordinance regulations. This section allows applicants to request exceptions from the standard sign regulations based on "unusual site conditions, locations, particular unique signing requirements, or other design factors". To support this application, the applicant must include the reasons or exceptional circumstances which warrant consideration for exceeding the prescribed standards. The applicant has attempted to justify their application to maintain non-conforming signs with a letter dated October 2S, 200S (attached). In the letter, the applicant's representative states that PG&E towers obscure the views of the site, although no supporting photos are provided. Staff believes that Signs A and C provide visibility to the site from South Airport Bouelvard, which is the public right-of-way. The monument sign is largely obscured from view at its currently location. Staff has told the applicant that the monument sign should be relocated to provide the entry identification that they are seeking. The sign should be redesigned and placed closer to the entry. The applicant has not been willing to change the location or upgrade the design of the monument sign. The applicant has stated that the pole sign is visible from Highway 101. Staff does not agree with this statement. In summary, staff does not believe that the applicant's letter addresses the fundamental issue regarding the.necessary findings that must be made for approval of one of the building mounted signs, the monument sign, and freestanding pole sign as outlined below: Chapter 20.86 of the Zoning Ordinance outlines the necessary findings for a Type "c" Sign Application (see attached). The findings include neighborhood compatibility, readability, integration with architectural features, recommendation of the Design Review Board, and Special Circumstances. Staff believes that the findings cannot be made for Signs B, D, and E. Sign B is a wall mounted sign that is not compatible with the neighborhood because it is too close to proposed Sign A. No other business in the neighborhood has a sign directly adjacent to another sign. Further, Sign B is not integrated with the architectural features ofthe building. Mounting a sign on the brick portion of the building detracts from the overall architectural integrity of the building. Staff Report Type C Sign 245 South Airport Boulevard Page 4 Sign D, the proposed monument sign, is not readable from Airport Boulevard because it is largely obscured by existing landscape and fencing. The Design Review Board recommended that the monument sign be relocated or removed from the plan. The applicant has stated that they will not relocate the sign, so staff is recommending that the Commission not approve the sign. Sign E is the proposed pole sign. The letters are compressed within the existing space on the sign, leading to readability issues and a letter design that is not architecturally integrated with the sign frame. Finally, a Special Circumstance for this sign is taken from the City's East of 101 Design Guidelines (Policy DE-49), which states that "Freestanding signs are discouraged...". Sign D and Sign E, including their support structures are considered abandoned, and therefore the application should be reviewed as if the structures are not there to begin with. In that context, staff has concern with the design of the structures, the proposed graphics, and does not believe the location enhances the visibility along the 101 corridor for travelers, since it is not readily visible from US 101. ENVIRONMENTAL DETERMINATION: The proposed development is Categorically Exempt from the provisions of the California Environmental Quality Act in accordance with Section 15301 - Class 1: minor modifications to an existing facility and Class 11, Accessory Structures, Section 15311 (a) On-premise signs (CEQA Guidelines). Therefore no further environmental review is necessary. CONCLUSION: As conditioned, the sign application as related to proposed Signs A and C meets the intent of the City's Zoning Regulations and Design Policies, and staffhas drafted findings and conditions to support these two signs. ~' . ./\ GeITy audin, AICP~CIP, LEED AP Senior Planner SKlghb Staff Report Type C Sign 245 South Airport Boulevard Page 5 Attachments: . Findings of Approval . Conditions of Approval · Design Review Board Meeting Minutes, dated May, 2008 · Letter to the Applicant, dated August 22, 2008 · Letter from Applicant, dated October 28, 2008 · Zoning Ordinance Excerpts - SSFMC Section 20.76.170 & 20.86.060 . Plans, dated 3/05/08 DRAFT FINDINGS OF APPROVAL P08-0039, SIGNS 08-0024, & DR08-00t8 TYPE 'c' MASTER SIGN PROGRAM 245 SOUTH AIRPORT BOULEVARD (As recommended by City Staff November 20, 2008) As required by the "'Sign Regulations" & "Sign Penn it Procedure" (SSFMC Chapter 20.76 & 20.86) the following findings are made in support of a Master Sign Program to allow installation of building mounted signs on the site located at 245 South Airport Boulevard in the Planned Commercial (P-C) Zoning District subject to making the findings of approval, based on the conditions of approval, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission, which include but are not limited to plans dated 3/5/08; Planning Commission Staff Report, dated November 20,2008; and the Planning Commission meeting held on November 6, 2008: 1. Neighborhood Compatibility - The size, materials, illumination and overall design aesthetic of Sign A and Sign C is consistent and compatible with the building architecture on the site and the physical character of the neighborhood where the signs are proposed because they are: an appropriate size, internally illuminated channel letters, and are appropriate scale for the location on the building where they are to be installed. 2. Readability - The proportions and location of the signs ensure that they are readable. The building mounted signs (Sign A and Sign C) will be visible from Airport Boulevard and will thereby assist and orient visitors to the site. 3. Integration with Architectural Features - The proposed program, which includes Sign A and Sign C, is aesthetically pleasing. The proposed individual channel letters are attached to the building in an area where they will complement the overall building design. 4. Design Review Board Recommendations - The Design Review Board (DRB) commented on the application at their meeting held on May 30, 2008. In summary, . the DRB stated that the monument sign was too tall and did not visible from the street, the sign design was not consistent, and the proposed lettering was not in scale with the sign areas. As conditioned, staff believes that the concerns expressed by the DRB have been addressed. 5. Special Circumstances - There are no special circumstances associated with the signs identified as Sign A and Sign C in the attached plans dated 3/5/08. * DRAFT CONDITIONS OF APPROVAL P08-0039, SIGNS 08-0024, & DR08-0018 TYPE 'c' MASTER SIGN PROGRAM 245 SOUTH AIRPORT BOULEVARD (As recommended by City Staff November 6, 2008) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by the applicant, dated 3/5/08. 3. The applicant/owner shall apply for a Type "A" sign permit and any other necessary City permits, including a Building Permit, prior to erecting any of the signs approved as part of the Master Sign Program. 4. Signs identified as Sign B, Sign D, and SignE shall be removed from the sign program because they are not consistent with the Sign Regulations, and/or East of 101 Design Policies. Planning Division contact Gerry Beaudin, Senior Planner, (650) 877-8353 B. Engineering Division conditions of approval are as follows: 1. All signs shall be constructed on private property (outside of the public right-of-way). Engineering Division contact, Sam Bautista, Senior Civil Engineer (650)829-6652 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Archstone Philp DeMartins 1600 EI Camino Real Signs08-0021 & P02-0088 Archstone - Master Sign Program (Case Planner: Stephen O'Connell) Modification to the Approved Master Sign Program atl60D EI Camino Reallocated TV-E the Transit Village Commercial Zoning District. The Board had the following comments: . 1. The purpose of the proposed signage is unclear. The signage does not appear to meet Code since it is not the name of a business atthat location or the name of the development. If the sign application does move forward, the following comments should be addressed: a. The raceway should be eliminated or better integrated - individual letters should be used b. Use 12' taJlletters on both building mounted signs Re-Submittal is required. 5. OWNER APPLICANT ADDRESS PROJECT NUM BER PROJECT NAM E DESCRIPTION Approved as submitted. 6. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Welch Family Partnership Emilio Arco 325 Victory Ave P08-0033 & DR08-0014 & SignsOS-0022 Type "B" Sign Permit - Arco's Auto Body (Case Planner: Stephen O'ConneII) Type "B" Sign Permit for Arco's Auto Body at 325 Victory Ave in the Industrial Zone (M-I) District in accordance with SSFMC Chapters 20.30, 20.85 & 80.86 Citi Garden Hotel S&W Signs 245 S Airport Blvd POS-OD39, DRD8-DOI8 & SignsOS-OD24 Type "c" Sign - CitiGarden Hotel (Formerly Good Nite Inn) (Case Planner Stephen O'Connell) Type "c" Sign Permit for the CitiGarden Hotel/SFO at 245 So. Airport Blvd in the Planned Commercial Zone (P-C-L) District in accordance with SSFMC Chapters 20.24, 20.85 & 20.86 The board had the following comments: 1. Monument sign is too tall - reduce the monument sign to be 6 feet or less in height 2. Re-design the monument sign to have the lettering on the top of the sign and remove the logo from the signage, allowing it to be more visible from the street 3. Considered removing SFO & the logo from the signs to be consistent with all the proposed signs. 4. The signs on the building are too big and not properly scaled to the building, re- design - the letters should be no more than I8-inches tall. 7. Recommend approved with conditions. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Sil & Laura Gonzalez Leonardo CalzadilIa 92 Jefferson Drive P08-00 19 & DR08-0008 Gonzales Residence - 2nd Story Addition (Case Planner: Gerry Beaudin) "Re-Submittal"- Design Review ofa 2nd story addition to a single-family dwelling in the Single Family Residential Zone (R-I-E) District in accordance with SSFMC Chapters 20.16 & 20.85 8. Approved as submitted. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Hadish Varma Andrea Costanzo 251 Forestview Drive P08-0037 & DR08-0016 Varma Residence - 2nd Story Addition (Case Planner: Maureen Morton) Design Review of a 2nd story addition to an existing single family dwelling in the Single Family Residential (R-l-E) Zone District in accordance with SSFMC Chapters 20.16 & 20.85 The Board had the following comments: I. Re-design or re-Iocate rear porch to better intergate with the dwelling. Create an opening from the office to lead into the rear porch with sliding glass doors OR consider putting the porch behind the family room. 2. Use a different material for the front open porch railings - materials are not consitent with the style of the dwelIing Recommend approval with conditions. CITY COUNCIL 2008 PEDRO GONZALEZ, MAYOR KARYL MATSUMOTO, MAYOR PRO TEM MARK N. ADDIE GO, COUNCILMEMBER RICHARD A. GARBARINO, COUNCILMEMBER KEVIN MULLIN, COUNCILMEMBER BARRY M. NAGEL, CITY MANAGER DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT PLANNING DIVISION (650) an -8535 FAX (650) 829-6639 August 22, 2008 Alzal Chaudhry Cieneral~anager Ciood-Nite Inn SFO 245 South Airport Blvd. South San Francisco, CA 94080 Subject: 245 South Airport Boulevard Type "c" Sign Permit Application Status - Application P08-0094: SIGNS08-0024 Dear Mr. Chaudhry: Based on staff's recommendation, the Planning Commission continued your Type "C" Sign Permit application. This recommendation was made to the Planning Commission after a: thorough technical and physical review of your proposal. This review resulted in a determination that: several existing signs were installed without benefit of City review or approval; portions of the existing sign program are "abandoned" per South San Francisco Municipal Code (SSFMC) Section 20.76.060; the proposed freestanding pole sign is not consistent with the intent of the City's East of 101 Area Plan design policies; and that the site improvements required by the 1982 Use Permit approval are not being maintained as required in the conditions of approval. Staff s recommendation to the Planning Commission to continue your application is intended to provide you with the necessary time to revise your application to address the aforementioned issues, which are outlined in detail below. The revised submittal should include plans and/or illustrations which show and/or explain how the applicant will address the neglected 1982 Use Permit conditions of approval. Please address the issues outlined below prior to resubmitting plans for review. Wall Signs For staff to properly review and potentially support any of the wall signs, the exact location and dimensions for the sign must be included on scaled elevations. Signs' A', 'B', and 'c' should be proposed at a scale that allows them to be framed by the portion of the building where they are proposed. All signs should be of similar materials and should be constructed and mounted in the same fashion. 315 MAPLE AVENUE . P.O. BOX 711 . SOUTH SAN FRANCISCO, CA 94083 Page 2 of3 Abandoned Signs & Design. Standards - East of 101 Design Guidelines Signs identified as 'D' and 'E', sign 'D' being a monument sign and 'E' a freestanding pole sign, are abandoned according to SSFMC Section 20.76.060. This section states, "anyon-site sign or display, including its supporting structure, that remains in place or is not maintained for a period of ninety days which no longer advertises or identifies an ongoing business, product or service available on the premises where the display is located shall be deemed abandoned and shall be removed." City records indicate that the aforementioned signs were abandoned and a Code Enforcement case was opened in January of 2008 to address this issue. East of 101 Area Plan Design Policies DE~45, DE-46, DE-47, DE-48, and DE49 (as amended by Resolution 140-96) all address signage in South San Francisco for development in the area east of Highway 101. These policies address sign: integration, height, coordination, type, location, and illumination. The design policies state that "development shall have a unified signage program for the entire development", and "signage should be designed an integral part of the overall center, and should be attached to building and other architectural elements wherever possible". The City amended design policy DE-49 to allow freestanding signs with visibility to Highway 101. Additionally, since the freestanding pole sign is abandoned it can only be established under the provisions of SSFMC Section 20.76.170 - Special Circumstances. As indicated in this section, the application must outline the reasons and exceptional circumstances that would warrant the Planning Commission's special consideration. Included for your reference is a copy of the Findings the . Planning Commission must adopt if the application is to be approved. As the application stands there is no data submitted that would provide a basis for a positive staff recommendation. With respect to the monument sign, staff recommends that it be eliminated from the application because of its poor visibility from the street, and because, as proposed, the design is dated. Should you wish to include sign 'D' (monument sign) in your application, please provide a cross-section to address questions surrounding the visibility of the sign from South Airport Boulevard and redesign the sign and use lettering that is more in scale with the monument sign background. Existing Use Permit Conditions of Approval Over the years there have been several modifications to the original use permit for the subject property. The conditions of approval for the use permit and subsequent modifications require the property owner to maintain the landscape for the site. Staff recommends that you include plans and/or a statement in your revised submittal illustrating and/or explaining how the applicant will address the neglected on-site landscape issue. Please contact me if you would like to review the previously approved landscape plan prior to submitting your response. Page 3 of3 Submittal Requirements and Staff Support Attached is a copy of the City's Type "C" Sign Permit Application Form. Please review the "Required Plans" section of the application. Your resubmittal should include properly dimensioned and scaled plans, including architectural elevations. This information and format is required for Planning Commission review. At this time, staff is recommending that your application focus on building mounted signs and possibly the monument sign. The signs should be similar materials and construction for both the "CitiGarden Hotel" signage and the "Beijing Buffet" signage. I look forward to working with you to bring this application to a successful conclusion. Sincerely, 4~- Senior Planner Attachments: - SSFMC Sections 20.76 and 20.86 - East of 101 Area Plan - Relevant Design Policies and 1996 Amendment - Type "C" Sign Permit Application Form cc: Aaron Soares, S&W Signs, P.O. Box 2400, Oakdale, CA 95361 Susy Kalkin, Chief Planner Dennis Rosaia, Code Enforcement Officer File nOARRMcClELLAN ~ . INGERSOLL THOMPSQN & HORN Professional Law Corpor.ation David M. King Attorney Direct Phone: (650) 696-2505 dking@carr-mcclellan.com October 28, 2008 Mr. Jerry Bodeaudin Senior Planner Department of Economic and Community Planning Division City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080. Re: 245 So. Airport Boulevard "e" Sign Permit Application - Application P08-0094; Sign S08-0024 Dear Mr. Bodeaudin: My colleagues and I at Carr McClellan represent the interests of the SFO Good Nite Inn (the "Hotel"). Since the Hotel was acquired in 2004, the owners have endeavored to improve the Hotel, and to turn it into a profitable enterprise. These efforts have been tempered by the economic difficulties facing hotels and other travel-related businesses, occasioned in part, by the . fall-out from the September 11, 2001 terrorist attacks. The Hotel manager, Mr. Chal,ldhry, has asked that I respond to your letter of August 22,2008. As you know, in 2007, the Hotel retained a sign expert, Mr. Aaron Soares, to assist them with creating an attractive and functional set of signs for the Hotel and related business. Mr. Soares has been working with the City to achieve the purposes set forth in South San Francisco Municipal Code section 20.76.010. The Hotel is, of course, committed to the creation of signs on the property which are not only internally harmonious, harmonious with the surrounding community, and esthetically pleasing, but also functional in providing notice to the public of the location of the hotel from the U.S. 101 Freeway, from the freeway exits, and from South Airport Boulevard. 216 Park Road' Burlingame' California 94010 P 650.342.9600 F 650.342.7685 www.carr-mcclellan.com Mr. Jerry Bodeaudin Senior Planner October 28, 2008 Page 2 of5 It is imperative that the Hotel be permitted to utilize the proposed signage in order to operate as a profitable (and tax revenue generating) business. I trust we will be able to work together towards this purpose. A. Wall Sie:DS Mr. Soares, on behalf of the Hotel, has provided the exact locations and dimensions for the new signs, currently designated as signs "A", ''B'', and "C". These signs will be framed by the portion of the building where they are proposed. The signs will be constructed of similar materials, and mounted in the same fashion. The Hotel agrees to use the same form oflettering for all the wall signs, and to utilize the same color for the lettering, if that is the City's preference. In the alternative, the Hotel agrees to have its tenant, the Beijing Buffet, change the currently proposed red sign lettering to match the Hotel's signs, and will consider a lighter complimentary shade of green, or perhaps yellow. The Hotel is also willing to remove the proposed star-flower shaped logo entirely from all of the signs proposed, inclusive of the wall signs. I am advised that the City has voiced an objection to the proposed sign on the brick facia of the Hotel, which is angled such that it presents a flat face facing the southwest. It is important for the Hotel to have a sign on this surface, so as to provide visibility of its location to motorist exiting from northbound U.S. 101, and at the intersection of the freeway exit and South Airport Boulevard. The existing sign on the west facing surface is only partially visible from the freeway exit. It is difficult to read, as it faces due west, and is substantially obscured from view by a PG&E steel electrical tower, and other structures, whereas the sign on the brick surface facing southwest is clearly visible from the freeway exit. B. Monument Sim The proposed monument sign identified as "D", is indeed a very important aspect of the master plan for the Hotel's signage. Individuals proceeding north or south on South Airport Boulevard currently have no signage directing them to the main entrance to the Hotel's parking lot. The Hotel has received complaints from its patrons that they have had difficulty identifying the entrance to the Hotel parking lot. On many occasions, Hotel guests have driven past the entrance repeatedly, attempting to [md the entrance. Not only is this circumstance problematic for the Hotel's business as to creates a negative first impression, but it is also a safety issue. Motorist who are confused as to where to turn, are likely to slow to an unsafe speed while looking for the entrance or to make sudden and turning movements without signaling. Such motorists are also likely to become frustrated, which certainly does not lend itself to safe driving habits. Mr. Jerry Bodeaudin Senior Planner October 28, 2008 Page 3 of5 It is my understanding that the City has voiced an objection as to the height of the monument sign. There are unusual site conditions which qualifY as special and unique circumstances, which respectfully should be given due weight and consideration, under Municipal Code section 20.76.170. Specifically, the parking lot area for the SFO Good Nite fun is at least 2-112 feet below the grade of the sidewalk and street. Further, there is a black wrought iron fence which stands in excess of 3 feet above the level of the street. The net result is a height differential of close to 6 feet, such that unless the proposed sign is allowed as proposed, it will not be visible to passing motorists. In fairness to the Hotel, the base height of the proposed sign necessary to bring the sign to street level should be not be utilized in analyzing whether the sign complies with the general height limitations for monument signs. Further, the maximum height limit is 12 feet, pursuant to Policy DE-49. Even counting the base of the sign necessary to achieve visibility from the road, the proposed height is, at 10 feet, below the maximum limit. The Hotel is, however, willing to remove the proposed star-flower logo and the lettering "SFO" from the sign. Further, the Hotel is willing to reduce the size of the lettering for "City Garden Hotel," so that it is more aesthetically pleasing and mote in scale with the monument sign background. Further, pursuant to the City's police department requirements, the sign will be illuminated. c. Pole SieD With respect to the free standing pole sign identified as "Sign E", once again, there are, in fact, special circumstances which very clearly justify the Hotel reestablishing this vitally important sign. It is the only sign for the Hotel which is visible from U.S. 101. As you know, the Hotel's site!1ocation is partially (substantially) blocked from view by other buildings and structures west of the Hotel, and immediately adjacent to the north bound lanes of U.S. 101. It is of great importance for the Hotel to have visibility from the freeway. Both Hotel patrons and potential patrons utilizing the SFO International Airport must travel on U.S. 101 in order to reach their planned destinations and accommodations. The sign also is critical to provide visibility of the Hotel for motorists who have exited from southbound u.s. 101, and have reached the intersection of S. Airport Boulevard. In order for the Hotel to fairly compete with the other hotels in the vicinity, it is imperative that it be allowed to advertise its existence, and the location of the Hotel, to travelers on the freeway. Indeed, a significant factor in the value of the Hotel property is its proximity to U.S. 101 and the airport. Were the City of South San Francisco to prevent the Hotel from utilizing the existing pole sign structure, which only needs to be ref aced to be fully functional, the Hotel would be kept at a distinct disadvantage in competing with other hotels in the vicinity. The Travel Lodge, for example, has a very large pole sign clearly visible from the freeway. The Holiday fun, a multi-story hotel, has large, highly visible lettering at a height of four stories. The Best Western, Mr. Jerry Bodeaudin Senior Planner October 28, 2008 Page 4 of5 and the Four Points Sheraton are also multi-storey hotels, with signs placed high, on their west facing structures, which are easily visible from the freeway. The nearby Motel 6 has a pole sign of similar size and height to the Hotel sign at issue. Were the City to deny the Hotel permission to re-establish the pole sign, the effect would be to perpetuate the unfair advantage of competing business, and to significantly devalue the property. Moreover, it would be very expensive and wasteful to compel the Hotel to remove the existing pole sign structure, which, as noted above, only needs the face element to be fully functional. In conclusion, the owners of the SFO Good Nite Inn are more than willing to work together with the City of South San Francisco to create functional, harmonious, and aesthetically pleasing signs for the hotel property and its tenant, such that the hotel and the restaurant continue to be economical viable and contribute to the community. We look forward to wo ing with you. ~ DMK:ljs 26843.00004\BGLffil \1383087.1 Mr. Jerry Bodeaudin Senior Planner October 28, 2008 Page 5 of5 bee: Bang Ja Kim A. Chaudhry 20.76.170 Special circumstances. South San Francisco Municipal Code Vp Preyious Next Main Title 20 ZONING Chapter 20.76 SIGN REGULATIONS Page 1 of 1 Search !!rint No Frames 20.76.170 Spe_~al circumstances. _ Unusual site conditions, locations, particular unique signing requirements, or other design factors may warrant types, heights, and sizes of signs not otherwise penn itted by the regulations of this chapter. Such signs, including but not limited to the following, shall require a type "C" permit: (a) Roof signs which extend above the highest point on the roof or of the type not allowed by Section 20.76.160. (b) Any individual sign, or combination of all signs on anyone property, which exceeds the height or area limitations prescribed in this chapter. (c) Time and temperature signs, or any other signs which incorporate a changeable electronic message. (d) Readerboard signs or other signs with changeable copy, including theatre marquees. (e) Signs in the D-C Zone District which are of a classic design style, consistent with those designed and erected in the 1940's and 1950's. (t) Signs in the El Camino Real, Airport/South Airport Boulevard, and Highway 101 corridor areas which have special sign needs due to the regional nature of the use, the traveler-oriented nature of the use, or other special requirements. Application to the planning commission shall include reasons or exceptional circumstances which warrant consideration for exceeding the prescribed standards (e.g. nonconforming structures, visual obstruction, unusual building location, etc.). The planning commission may approve, conditionally approve, modify, or deny a request. The decision of the planning commission may be appealed to the city council. (Ord. 1015 ~ 1 (part), 1987) http://qcode.us/codes/southsanfrancisco/view. php?topic=20-20 _76-20 _76 _170&frames=on 11/14/2008 20.86.060 Type C sign permits. South San Francisco Municipal Code Vp Preyious ~ext Main Title,.l.Q. ZONING g,Mter 20.86 SIGN PERMIT PROCEDURE Page I of I Search frint No Frames ~9.~!~.~~~.9.Im~_C s~9!.u~~r'TI!!~.!.___,_._______.______,____ A Type C sign permit is a discretionary permit issued by the planning commission. When a Type C sign permit is required by this title to authorize a sign, its approval certifies the sign satisfies all applicable provisions of this title. Approval of a Type C sign permit enables the issuance of a building permit under Title 15 of this code. (a) Type C sign permit Application. Type C sign permit applications shall include the forms provided by the planning division and the materials required therein. (b) Permit Review and Approval. The planning commission shall review and approve, conditionally approve, or disapprove an application for a Type C sign permit. Only permits considered in accordance with the provisions of Section 20.76.170 may be appealed to the city council as provided by Chapter 20.90. The planning commission's decision is final on other Type C penn its. Type C sign permit application review and approval shall follow the procedure established for use permits in Chapter 20.81, except that the required findings for the granting of a use permit shall not apply. A Type C sign permit shall be approved only when it meets all of the following standards: (1) All general sign standards set in Section 20.76.150. (2) Additional criteria as determined by the planning commission based on its evaluation of the appropriateness and effectiveness of the sign within the site and in the wider context of its surroundings. The primary factors which the commission wi\l consider in granting or denying a permit wi\l be: (A) Neighborhood Compatibility. The size, materials, colors, graphic style, illumination and other features of the sign will be assessed to ensure that it is in keeping with the visual character of the street or area in which it is proposed. Proposed new signs should reflect the highestquality of design possible for a given area. (8) Readability. To ensure that signs perform their essential communicative function appropriately, such characteristics as the proportion between different parts of the sign, visibility from important vantage points, and other design features will be considered. (C) Integration with Architectural Features. In order to be aesthetically pleasing as well as effective in communication, signs should be treated as an integral part of the total design concept for a given site. Based on characteristics such as scale relationships, color, materials, and graphic style, signs wi\l be assessed in terms of their compatibility with the forms and themes of building and landscape design. (D) The recommendations of the design review board. (E) Special circumstances, if applicable, which may warrant consideration under the provisions of Section 20.76.170. (c) Conditions of Approval. Conditions of approval for a Type C sign permit may include provisions for modifications or additions to landscaping, on-site or off-site circulation, painting programs, or other site modifications, when it can be shown that such provisions will mitigate the impacts of the proposal. (Ord. 1050 ~ 41 (part), 1989; Ord. 1015 ~ I (part), 1987) http://qcode.us/codes/southsanfrancisco/view . php?topic=20- 20 _ 86- 20 _ 86 _ 060&frames=on 11/14/2008 ~ ; i i ~ I' i. ~... . ; ,-~:i 1 I ~~:~~ = I . '" ..i S ~ l! , .........--....--1 . '1.[ ~ :'~ [N. J 8 ~ i I. @ ~" i d~~ reo il!!1 ~ 0 ~ ~ . f);r ~~I ~h!; ~::~3; a co i!~~ 0 == : hi~f ~~i lUll Tj i '"th .r:. . if" !i!~~ 81eJ- C/lC/l ~a ~ 4 '" ." ~ en m ~ o ~ Z G) ~ " '" ~ []'4_ [_. I , ;:;~~ ',,,"., r-' ~ ~" '" m '" gmffi ~ '" g " ;;:: (J'l\lfft ~ ?; ~!!i~ I 5 a z z ("; '" '" . m :;: :;: I ~~ > ~ r AIRPORT BLVD. 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(j) ~ ~ s. ~ ~ 0 ~:r i .. ! ~ .@ ~Ihl ~a~~ 1 h r z~.. ~ J I!t lii>i ~i-f' l\l!'l~", II 0 ~ ~.. ~~ ~ '" '~ri. 0..0 i !i !~ ~~~ i m~ tin = = tl Ii U~ qill m" .... en o "rt en --- ) T \fl ~ C1> < c;;- ~ \J) q ~~s:~ 1 ~" Q Z ~8'~d , '\ 3~G)~ 00 n "-..~ :" g-~ a~ 0 ~~~6) "d ~......... ;;:~ CP a~G2;; 0 --~ ~a> ~l~~ ...., .----(J\ ~ " . 7il~ ~~~~ ~ me- VI 3'"<fI ~ . ~ 7" 0 ~ N ~ '" :f Hi " C- O'. ~ 3 0' 5' '" ~ "'- g ~" ;! .. ;,; "@ ~U~i . n~t ~ .M~ ' ~i~~~ _I'l~ II f.'lil ~~~ !~~~ ~ . U) C:zs ;0 ;0 " p~~. ~~:i\ !~ll~ ~r~ ;0 ;0 ~ ,IJi ~~i ~~~ I ~ 0 ~ h '" ~i!!iil a$~. m", rnrn h~ o TI -+- 5- :J ~ --' N "l ~ Senior Planner Carlson noted that when the owner fills the vacant spaces they will need a Use Permit and suggested that at that time the plans include the utility yards. Vice Chairperson Teglia stated that multiple generators do not seem to be workable and suggested having one generator for the entire building. He also suggest storing the generator within the building in the vacant space to support entire building and is open to a short term solution. Mr. Thometz Mr. noted that the property owners cannot provide generators because of liability issues and added that they could have an architectu ral concept to screen them with future tenants. Vice Chairperson Teglia noted that he does not have any issues with approving the application before the Commission but also pointed out that the current owner needs to be put on notice that any future applications will require moving the generator on page 8. Motion--Vice Chairperson Tealia/Second--Commissioner Prouty to approve P08-0057: UP08-0008, DR08-0026, VAR08-0006 & TDM 08-0004. Approved by unanimous voice vote. On the Question: Commissioner Sim noted that some of the parking spaces were lost and noted that there needs to be landscaping there. Senior Planner Carlson noted that this could be added. Motion--Vice Chairperson Tealia/Second--Commissioner Prouty to amend the previous motion to include possible landscape strip directly adjacent to the new generator enclosure. Approved by unanimous voice vote. ADMINSTRATIVE BUSINESS 9. Study Session Susy Kalkin, Chief Planner requested that item #9 be continued to the December 4 meeting due to the full agenda at this meeting and no agenda on the 4th. Chairperson Giusti noted that the Commission was in concurrence to do so. PUBLIC HEARING ~6 Type "C" - Master Sign Program S&W Signs/applicant Cit; Garden Hotel/owner 245 S AIRPORT BLVD P08-0039: DR08-0018 & Signs08-0024 * Type "C" Master Sign Program for the CitiGarden Hotel and Beijing Buffet at 245 So. Airport Blvd. in the Planned Commercial Zone (P-C-L) District in accordance with SSFMC Chapters 20.24, 20.85 & 20.86 Senior Planner Beaudin presented staff report. David King, SFO Goodnite Inn counsel, stated that they have made a good effort to upgrade the facility and are committed to correct remaining issues identified by Code Enforcement. He was concerned with the sign on the brick fascia being classified as redundant because it is visible from the freeway exit and added that the westerly facing banner cannot be seen due to the PG&E electrical towers. He stated that staff is requesting that the monument sign be removed but added that there was a sign there at one time and understood that the corner, which is blighted, needs to be addressed which is why they have proposed a monument sign. He added that the signs being recommended for approval do not provide adequate visibility. He concluded that the code calls for the property owner to show that there are special circumstances for an abandoned sign. There being no speakers the Public Hearing was closed. November 20, 2008 Minutes Page 7 of 10 -* Vice Chairperson Teglia suggested that the mound with a monument sign on the top could be aesthetically pleasing. Chief Planner Kalkin noted that staff does not object to working with the applicant on adequate signage for the hotel but have had difficulty on redesigning certain signs. Mr. King noted that they would not have any issue with working on the signs with staff. Commissioner Prouty felt that the pole sign does not meet the requirements of the sign ordinance and agreed that the monument sign could be worked on. He pointed out that banner signs need to be removed and added that he was also comfortable with the brick fascia sign. Commissioner Zemke agreed with Commissioner Prouty with regards to the pole sign not being needed and supported having the monument sign removed. He pointed out that sign A denotes the facility and concluded that the pole sign is not needed. Mr. King addressed the Commission's comments and stated that his photographs show the pole sign is the only one that can be seen from Mitchell and So Airport Boulevard. He also stated that the pole sign is a significant structure that would be very expensive to remove. Commissioner Prouty stated that the pole sign was identified as abandoned and needed to be removed after 90 days. He pointed out that the Commission has approved monument signs and encouraged the applicant to work on its design. He suggested that the item be continued to allow the applicant to work with staff on the monument sign design. Mr. King stated that one Commissioner was looking favorably on the brick fascia sign and encouraged the rest of the Commission to look into the sign. He pointed out that the proposed lettering on the brick fascia is more attractive and identifies the location of the hotel. He requested that the Commission allow the additional sign. Commissioner Sim stated that he had issues with the look of the fascia sign on the brick element and noted that he could support most of the signs if other hotels in the City have similar signs. He pointed out that he was not in favor of the pole sign and could work with the applicant on the monument sign as long as details are submitted. He noted that a spot elevation needs to done and submitted to the Commission to establish the recessing height for the monument sign. Senior Planner Beaudin added that there is flexibility on the sign program and stated that staff has requested information from the applicant for several months and are willing to work with them to achieve the signage needed for the site. Commissioner Sim agreed with staff's conclusion that the brick sign is repetitive. Senior Planner Beaudin stated that the brick sign is also a concern because it is obscured by trees and power lines. Mr. King requested that the Commission give them the opportunity to document their position with additional photographs. Commissioner Prouty suggested continuing the item to allow the applicant to provide a better presentation. Vice Chairperson Teglia commented that there is no logo and the hotel name is so long that it gets reduced due to the amount of space available on the sign. Mr. King responded that a logo was proposed but staff requested that it be removed from the signs. Senior Planer Beaudin clarified that staff requested that the sign program be consistent throughout and have quality design. 1K Motion--Commissioner Prouty ISecond--Commissioner Sim to continueP08-0039: DR08-0018 & Signs08- 0024 off calendar and have the application return to the DRB. Approved by unanimous voice vote. Senior Planner Beaudin clarified that the changes are as follows: the pole sign needs to be removed, the monument sign is to be modified and the two facade signs colors need to be reviewed. ADMINISTRATIVE BUSINESS 7. County of San Mateo/applicant County of San Mate%wner 1050 Mission Rd P08-0094: PCA08-0006 November 20, 2008 Minutes Page 8 of 10 D~~ r\lN\J\'~ - ~ (~(\f\.. l+ lD6 ~ I The board had the following comments; considering the Applicant was a no show: I. Add a fiberglass enclosure matching the building precfj,st railing and column design with matching finish to conceal the equipme Recommend Approval with conditions. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME 3. DESCRIPTION City of So. San Franc' co Costco / John Wils 451 - 479 S Ai rt Blvd P09-0007, UB 09-0001, DR09-0006 & Signs09-0003 UPM - Co co Carwash " e-Submittal" - Use Permit Modification and Design Review Bowing the addition of an automated carwash to a big box retail and gas station, and a Type C Sign Permit for a Master Sign Program, situated at 451 South Airport Boulevard and along BelAire Road, in the Planned Commercial Zoning District, in accordance with SSFMC Chapters 20.24, 20.76, 20.81, 20.85, & 20.86. The Boar ad the following comments: I. e Board approved the height varation between the carwash and the equipment oom. On the north & south elevation, add an eyebrow canopy to create a formal entry/exit to the carwash. to add greater visual appeal and roof articulation. The Board concurs that the carwash building should match the finishes on the Costco Gas Station. Recommend Approval with Conditions. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME 4. DESCRIPTION Citi Garden Hotel S&W Signs 245 S. Airport Blvd P08-0039 & DR08-0018 & Signs08-0024 Type "C" Sign - CitiGarden Hotel (Case Planner: Gerry Beaudin) "Re-submittal" - Type "C" Master Sign Program for the CitiGarden Hotel and Beijing Buffet at 245 So. Airport Blvd. in the Planned Commercial Zone (P-C-L) District in accordance with SSFMC Chapters 20.24, 20.85 & 20.86 The Board had the following comments, considering the Applicant was a no-show: 1. The proposed monument sign appears massive and tall. If the height is not reduced, create a soiVlandscape berm at the base of the monument sign to visually reduce the height of the monument sign. 2. Remove the sign proposed on the angled brick portion of the hotel building. The propsoed sign is repetative and unnecessary because it is proposed adjacent to the main building signage. Recommend Approval with Modifications. * The applicant was not present for the hearing. The Board gratiously reviewed the item and provided a rough sketch-up for staff to share with the applicant. Jordanian Amercian Assoc. Joe Ayyoub 305 Linden Avenue P08-0002, DR08-0001 & Sign08-0002 New Awning & Signs DESCRIPTION Design view and Type B Sign Permit for a new awning, awning sig and a fire escape ladder at an existing multi-tenant commercial b .lding at 305 Linden Ave. in the Downtown Commercial (D- -L) Zoning District in accordance with SSFMC Chapters .26,20.76 & 20.85 The Board had the following comments: 1. The plans are a mis-interpretion of a licens Architect. The plans must be re- submitted with a licensed Architect stamp or move the word architect from the plans. 2. The awning should match the color of the dwelli . Use netural colors. 6. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Joaquin Romero Joaquin Romero 813 Hillside Blvd P09-0019 & DR09-0013 Romereo Residence - 2nd Story Addition ~ Recommend Approval as submitted. 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