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HomeMy WebLinkAboutPC e-packet 08-03-06 SPECIAL PLANNING COMMISSION & DESIGN REVIEW BOARD JOINT MEETING AGENDA Municipal Services Building 33 Arroyo Drive South San Francisco, California 94083 August 1, 2006 6:30 P.M. NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of California, the Planning Commission and the Design Review Board of the City of South San Francisco will hold a Special Meeting on Tuesday the 1 stday of August 2006, at 6:30 p.m. in the Municipal Services Building, Community Room, 33 Arroyo Drive, South San Francisco, California. Purpose of the meeting: 1. CALL TO ORDER 2. ROLL CALL 3. ORAL COMMUNICATIONS- comments are limited to items on the Special Meeting Agenda 4. Study Session on the proposed Terrabay Phase III Terraces project. 5. Adjournment S Y al In, Acting Chief Planner Acting ecretary to the Planning Commission CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE August 3, 2006 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 avaiiable 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(Q)ssf.net. William Zemke Chairperson Mary Giusti Commissioner Eugene Sim Commissioner John Prouty Commissioner Judith Honan Vice-Chairperson William Romero Commissioner Marc C. Teglia Commissioner Susy Kalkin, Acting Chief Planner Secretary to the Planning Commission Steve Carlson Michael Lappen Senior Planner Senior Planner Gerry Beaudin Associate Planner Chad rick Smalley Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Paqers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE August 3, 2006 Time 7:30 P.M. CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of regular meeting minutes of July 6, 2006. 2. CT Mobile / Kaiser Facility Kaiser Permanente/Owner Kaiser Permanente/Applicant 1200 EI Camino Real P06-0026: UP06-0012 & DR06-0071 (Continued from Ju/y 6, 2006) Use Permit and Design Review allowing a mobile computerized tomography (a) imaging unit with a new fire protection wall at the rear of the Kaiser Medical Center situated at 1200 EI Camino Real in the Planned Commercial (P-C) Zoning District in accordance with SSFMC Chapters 20.24 and 20.81. PUBLIC HEARINGS 3. Malcolm Building Malcolm Properties/Owner The Hagman Group/Applicant 200 Oyster Point Blvd P06-0033: TDM06-0002, VAR06-0002, UP06-0011 & DR06-0032 Planned Unit Development allowing parking spaces and a trash enclosure in a portion of the minimum required 15 foot deep rear setback. Use Permit & Design Review allowing a 56,300 square foot 4-story office and building generating in excess of 100 average daily vehicle trips, open at-grade & garage parking for a minimum of 158 vehicles & landscaping at 200 Oyster Point Blvd in the Planned Commercial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24,20.81 & 20.85 Variance to reduce parking to a rate of 2.83 space per 1,000 square feet of floor area instead of the minimum required rate of 3.3 spaces per 1,000 square feet of floor area in accordance with SSFMC Chapter 20.82 Transportation Demand Management Plan to reduce traffic impacts and allow a reduction in the minimum required parking in accordance with SSFMC Chapter 20.120 Planning Commission Agenda - Cont'd July 6,2006 Page 3 of 3 ADMINISTRATIVE BUSINESS ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT ~Zh-- . sus Kal . Acting ecretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting August 17, 2006, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: htto:llwww.ssf.neUdects/comms/clannina/aaenda minutes.asp or via httc:/lweblink.ssf.net SKlbla s:\Age....~l:ls\Pll:lIA....~""0 cOl'lll.l'III.~SS~oV\.\200.;;\Ol?-03-06 R'PC AgeMIl.doc 'PClge 3 of 3 Planning Commission Staff ReQort DATE: August 3, 2006 TO: Planning Commission SUBJECT: Adoption of Findings of Denial for a Use Permit and Design Review allowing a mobile computerized tomography (CT) imaging unit with a fire protection wall at the rear of an existing Kaiser Medical Center, situated at 1200 EI Camino Real in the Planned Commercial (P-C-L) Zoning District. SSFMC Chapters: 20.24 and 20.81 Owner & Applicant: Kaiser Permanente Case No.: P06-0026 (UP06-0012 & DR06-0071) RECOMMENDATION: That the Planning Commission adopt the Findings of Denial for a Use Permit and Design Review allowing a mobile computerized tomography (CT) imaging unit with a fire protection wall at the rear of an existing Kaiser Medical Center, situated at 1200 EI Camino Real. BACKGROUNDIDISCUSSION: The Planning Commission conducted a hearing on July 6, 2006. After careful consideration of the applicant's testimony and plans, the Commissioners determined that the proposed mobile unit and free standing fire wall were unattractive, inconsistent with the Medical Center design, inconsistent with the City's Design Guidelines, and detrimental to the surrounding area, and would result in a loss of the limited on-site parking. The Commissioners directed that City Staff prepare Findings of Denial and encouraged the applicant to resubmit a design that would be attractive, functional, and integrated with the Medical Center. The Findings of Denial and the minutes of the Planning Commission meeting are attached. RECOMMENDATION: That the Planning Commission adopt the Findings of Denial ofa Use Permit and Design Review allowing a mobile CT imaging unit with a fire protection wall at the rear of an existing Kaiser Medical Center, situated at 1200 El Camino Real. ATTACHMENTS: Draft Findings of Denial Planning Commission Minutes - July 6, 2006 FINDINGS OF DENIAL KAISER MEDICAL CENTER MOBILE CT IMAGING UNIT P06-0026 (As revised by City Staff on August 3rd, 2006) As required by the Use Permit Procedures (SSFMC Chapter 20.81), the following findings are be made in denial ofP06-0026 including UP06-0012 denying an application for a mobile CT imaging unit with a fire protection wall at the rear of an existing Kaiser Medical Center, situated at 1200 El Camino Real, in accordance with SSFMC Chapters 20.24 and 20.81, based on public testimony and the materials submitted to the planning Commission which include, but are not limited to: Plans prepared by Brewer Fraser Holland Lotito, Architects, dated February 24, 2006; Photos submitted by the applicant; Design Review Board meeting dated April 3, 2006; Design Review Board minutes dated April 3, 2006; Planning Commission staffreport dated July 6,2006; and the Planning Commission meetings of July 6 and August 3, 2006: 1. The mobile CT imaging unit with a fire protection wall at the rear of an existing Kaiser Medical Center will detrimental to the surrounding properties or improvements in that the proposed structures installed at the rear ofthe building will be highly visible from adjacent properties. The facility and screening wall will be visible from the back of properties fronting on Mission Road and future South San Francisco Linear Park that will lie across the Colma Creek channel. Section 20.24.070 (c) ofthe South San Francisco Municipal Code generally prohibits the use of temporary trailers within the Planned Commercial Use District. Although the applicant has proposed the mobile CT imaging unit be painted to match the body of the abutting Medical Center, with a hedge to visually screen views from nearby properties, the Planning Commission finds that the trailer is incongruous with the surrounding properties, would not be adequately screened from views of neighboring properties, and would be more appropriately accommodated by a permanent expansion of the existing abutting hospital facility. 2. The mobile CT imaging unit with a fire protection wall at the rear of an existing Kaiser Medical Center is inconsistent with the South San Francisco General Plan. Implementing policy 3.4-1-13 of the Planning Sub-Areas element provides that in cooperation with Kaiser Hospital, the City shall undertake a program to alleviate the on- street parking shortage. During the public hearing on this matter, the applicant indicated that the placement of the mobile imaging unit would result in a net loss of parking spaces. 3. The mobile CT imaging unit with a fire protection wall at the rear of an existing Kaiser Medical Center does not comply with all applicable development standards and requirements of the Zoning Ordinance and all other titles of the South San Francisco Municipal Code. Section 20.24.070 generally limits the placement of temporary trailer structures as ancillary structures permitted only as construction office trailers subject to building division approval. The grant of a Use Permit for a Mobile Imaging Unit would be inconsistent with this general prohibition, as the structure would not be integrated into the adjacent building and made to appear as a permanent structure. * * * Planning Commission Meeting of July 6, 2006 Commissioner Prouty questioned if there would be power cables all over the area where the trailer would go. Mr. Sheston noted that there is an underground connection and the trailer will have a cord that connects to the hospital system. Commissioner Prouty reiterated his concern about the lack of information on the plans and was concerned about voting on a project with so little detail. Commissioner Romero asked who approved the previous trailer. Senior Planner Carlson noted that it was installed without benefit of City approval. Vice Chairperson Honan noted that the solid wall will be subject to graffiti. Senior Planner Carlson noted that Kaiser has onsite security. Mr. Sheston noted that the trailer would be located on a 24 hour access road. He noted that there are currently no issues with graffiti at the nearby parking structure. Commissioner Romero noted that there has been a "temporary" trailer unit for 10 years at the site and questioned how long the new one is expected to be at this location. Ronaldo Beltran, Kaiser Permanente, noted that the trailer is for renovation of the CT-Scanner within the building. He pointed out that there is a need for a new scanner. Commissioner Romero asked if this unit would eventually be moved anywhere else. Mr. Beltran noted that this unit will not be moved unless it malfunctions. Commissioner Romero noted this is going to be a permanent structure and suggested adding onto the building to serve the needs of the hospital. Mr. Beltran noted that their inclination toward a mobile CT-unit is because it is reliable and cost effective. Commissioner Romero pointed out that the public using the future linear park will be looking at the back of the building and this trailer. Commissioner Sim questioned if Kaiser has a master plan projecting future growth. Mr. Beltran noted that there is a 10, 15 and 20 year plan for the Kaiser facility. He noted that this is the only change to the radiology department he foresees in the next 10 years. Commissioner Prouty also felt that this could be incorporated within the hospital and felt uneasy with the proposal. Mr. Sheston noted that the CT-unit within the building will be upgraded but this cannot occur until a replacement unit is onsite. Vice Chairperson Honan asked if the trailer would be removed once the upgrades were done. Mr. Beltran noted that they will have three CT-units on site and will leave this one onsite. Vice Chairperson Honan was concerned with allowing a major hospital in the City to have a trailer onsite. Commissioner Romero questioned why the hospital cannot have the mobile unit be temporary until the remodel is upgraded. He was concerned with granting a Use Permit taking into consideration that the first mobile unit was installed without the benefit of City approval. Mr. Beltran noted that the overall plan is that there needs to be 3 CT-units in the hospital. Commissioner Romero questioned how many parking spaces are going to be lost due to the trailers being onsite. Mr. Sheston noted that they lost some parallel parking spaces but have reconfigured the area to gain back some parking spaces. Vice Chairperson Honan noted that if the trailer were to be temporary she would not have any issue, but being that it will be a permanent structure she could not support approval of it. Motion Honan I Second Prouty continue the item to allow staff to draft Findings of Denial for Planning Commission adoption. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS None ITEMS FROM STAFF None ITEMS FROM COMMISSION Commissioner Prouty asked staff for an update on the activity at the Bell Market site. Senior Planner Carlson noted that an Asian market is planned for the site and that they are relocating their entryway to the northeast s:\MlvcuteS\OT-OG-OG RPC. Mlvcutes.v!oc P&lgesofG Planning Commission Meeting of July 6, 2006 corner. Commissioner Prouty also noted that a two story home on Orange and A street is adding a third story and questioned if there was a height limit in the City. Acting Chief Planner Kalkin replied that there is a height limit of 35 feet and also pointed out that any addition has to conform to its surroundings. Vice Chairperson Honan asked for an update on the Fairfield project. Assistant City Attorney Spoerl stated that the subcommittee has been working on some designs and at their recent meeting were generally satisfied with the exception of the some minor revisions. He pointed out that once the developer has made these revisions another subcommittee meeting will be called. ITEMS FROM THE PUBLIC None ADJOURNMENT Motion Prouty j Second Giusti to adjourn the meeting. Approved by unanimous voice vote. 9:55 P.M. Susy Kalkin Acting Secretary to the Planning Commission City of South San Francisco William Zemke, Chairperson Planning Commission City of South San Francisco SKjbla S:\M~v\'L{teS\OT-OG-OG R'PG M~v\'L{tes.(;{oc 'PClge G of G DATE: TO: SUBJECT: Planning Commission Staff Report August 3, 2006 Planning Commission 1. Planned Unit Development allowing parking spaces and a trash enclosure in a portion of the minimum required 15 foot deep rear setback. 2. Use Permit allowing a 4-story 56,300 SF office building over an at- grade garage and open at-grade parking accommodating 158 parking spaces, and generating in excess of 100 vehicle trip ends. 3. Variance to reduce the parking to a ratio of per 2.83 spaces per 1,000 square feet of floor area instead of the minimum required ratio of3.3 per 1,000 square feet. 4. Transportation Demand Management Plan in conjunction with the Variance to reduce traffic impacts. 5. Design Review of a 4-story 56,300 SF office building over an at-grade garage and open at-grade parking accommodating 158 parking spaces with landscaping. Project Location: 1.76 acre site situated at 200 Oyster Point Boulevard (APN 015-023-380) in the Planned Commercial (P-C) Zone District. SSFMC Chapters: 20.78,20.81,20.82,20.85 and 20.120. Owner & Applicant: Malcolm Properties Case No.: P06-0033 (UP06-0011, V AR06-0002, PTDM06-0002 & DR06-0032) Previous Mitigated Negative Declaration adopted by the Planning Commission on January 3, 2002. RECOMMENDATION: That the Planning Commission approve 1) Planned Unit Development Permit allowing parking and a trash enclosure in a portion of the 15 foot deep minimum rear setback, 2)Use Permit allowing a 4-story 56,300 SF office building over an at-grade garage with open at- grade parking accommodating 158 parking spaces and generating in excess of 100 vehicle Staff Report To: Planning Commission Subject: 200 Oyster Point Boulevard - P06-0033 August 3, 2006 Page 2 of6 trip ends, 3) Variance to reduce the parking to a ratio of per 2.83 spaces per 1,000 square feet of floor area instead of the minimum required ratio of 3.3 per 1,000 square feet, 4) Transportation Demand Management Plan, and 5) Design Review of a 4-story 56,300 SF office building over an at-grade garage with open at-grade parking accommodating 158 parking spaces and landscaping, subject to making the fmdings of approval and adopting the conditions of approval. BACKGROUND/DISCUSSION: The 1.76-acre site has been vacant for several years. The Planning Commission recently approved a lot split and a small Kaiser Medical Treatment Facility that superceded an office development previously approved by the Planning Commission. The proposed development includes demolition of the remaining site improvements, completion of site remediation and construction of a 3-story 56,300 SF office building with 158 parking spaces and landscaping including an entry plaza area. PROJECT SUIT ABILITY The project site's General Plan land use designation of Business Commercial allows office uses. The proposed use is consistent with several General Plan goals and policies that support expansion of office uses in the Oyster Point Boulevard corridor. The development is in compliance with the East of 101 Area Plan Design Guidelines. ZONING COMPLIANCE Office development is an allowed use in a Planned Commercial (P-C) Zone District. Uses that generate in excess of 100 average daily trips (ADT) are allowed subject to an approved Use Permit by the City's Planning Commission [SSFMC Section 20.24.060]. A Variance reducing parking is required in association with the required Transportation Demand Management Plan. A Planned Unit Development is required to allow parking spaces in the minimum required 15 foot deep rear setback. The building generally complies with current City development standards as displayed in Appendix A. The proposed development complies with most of the City development standards with the exception of parking and the rear setback. PLANNED UNIT DEVELOPMENT The development generally complies with the minimum setbacks required for a commercial Staff Report To: Planning Commission Subject: 200 Oyster Point Boulevard - P06-0033 August 3, 2006 Page 3 of6 development. Because the lot is greater than 150 feet in depth, the rear setback is required to be a minimum of 15 feet as required by SSFMC Section 20.71.030(k). The applicant is requesting an exception, vis-a.-vis a Planned Unit Development Permit (PUD), to reduce the minimum required rear setback of 15 feet to as little as 3 feet to accommodate up to 26 open at-grade parking spaces and a trash enclosure. In this case, City staff is not opposed to owner's proposal to allow parking nor the trash enclosure in the required rear setback because the parking would be against an 8 foot to 10 foot tall retaining wall, thereby diminishing the buffering or screening value of a 15 foot deep landscaped rear setback from the adjacent property. A roof over the trash enclosure will be required to minimize views from adjacent properties. Landscaping will be provided along the retaining wall that will help soften its appearance. The PUD allows reductions where the City finds that the community benefit outweighs the requested exception (SSFMC Chapter 20.84). City Staff supports the reduction as the new office development will provide job opportunities and economic benefits. TRANSPORTATION DEMAND MANAGEMENT PLAN The applicant, with the assistance of Crane Transportation Group, a qualified Traffic Engineering firm, has completed a TDM Plan that is attached to this staff report. The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that developments that exceed the maximum allowed base Floor Area Ratio [FAR] of 0.50 [maximum FAR is 1.0] are to include in the TDM Plan 15 basic elements and additional measures that are delineated in SSFMC Sections Schedule 20.120.030-B Summary of Program Requirements and 20.120.060. The applicant's project FAR of 0.77 exceeds the base maximum FAR of 0.50. The applicant's TDM Plan includes 19 separate elements including the 15 basic elements and 4 additional elements including, but not limited to, bicycle connections, alternative commute subsidies, telecommuting, and on-site amenities consisting of shower and locker room, and outdoor seating. The TDM Ordinance also requires that prior to the issuance ofthe Building Permit, the applicant submit a Final TDM Plan to the Chief Planner for review and approval. This will consist of the final construction plans and possible additional TDM Plan measures to ensure the development meets the intended TDM reductions. The plan is also subject to a formal Annual and Triennial Review by City staff [SSFMC 20.120.100]. The Annual Review, consisting of surveys prepared by the City staff or a consultant, is intended to monitor the success ofthe TDM Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM Plan objectives. The Triennial review prepared by a consultant is intended to encourage alternative mode use and document the effectives of the Staff Report To: Planning Commission Subject: 200 Oyster Point Boulevard - P06-0033 August 3, 2006 Page 4 of6 TDM Plan. All costs of the review surveys and studies are borne by the owner. Because the project generates in excess of 100 peak hour vehicle trips in the peak commute hours, the TDM Plan shall also be subject to the review and approval by the San Mateo City/County Association of Government. VARIANCE A Variance is being requested as part of the TDM Plan to reduce the amount of parking from the minimum required rate of3.3 per 1,000 square feet oftIoor area to 2.83 spaces per 1,000 square feet. Application of the standard City parking rate would result in a requirement of 187 parking spaces [56,300 SF/ 3.3/1,000 SF = 187 parking spaces]. Application of the proposed rate of2.83 spaces per 1,000 SF would result in a parking requirement of 158 sparking spaces [56,300 SF/2.83/1,000 SF = 158 parking spaces]. Reduced parking is regarded as an effective tool to reduce traffic and to facilitate alternative modes of travel by employees who would otherwise travel by automobile during peak commute hours. The proposed rate reduction is the same rate that the Planning Commission has approved for numerous other office and/or R&D developments. City Staff supports the proposed rate reduction. DESIGN REVIEW BOARD The proposed development was reviewed by the Design Review Board (DRB) at its April 18, 2006 meeting and the Board members offered comments including investigating the utility area and increasing the number of trees. The applicant's revised plans, incorporating the Board comments, were reviewed by the DRB Landscape Architects. The Landscape Architects offered suggestions to provide plant substitutes and provide landscape plan details for the entry drive, including the landscaped terminus. The revised plans were subsequently reviewed by the DRB Landscape Architects. The Landscape Architects suggested increasing the spacing of the Photinia Fraseri along Oyster Point Boulevard and use of hardy perimeter plantings. The DRB comments have been made into a condition of approval. The minutes of the Design Review Board are attached to this staff report. City Staff does not support the alternative parking plan, Sheet la, allowing parking in the shared entry landscape feature. The drive entry landscaped feature should not be reduced because it is an important and attractive site element that the Commission has required as part of the previous Staff Report To: Planning Commission Subject: 200 Oyster Point Boulevard - P06-0033 August 3, 2006 Page 5 of6 development approvals. The Commission may also wish to consider the appropriateness of other site amenities including the pedestrian access from the street and the plaza entry feature adjacent to the building. SITE DESIGN CONCEPTS The Planning Commission should review the plans and determine if the project design principles established for the previous development remain appropriate. Key shared standards for the previous developments for 180 and 200/230 Oyster Point Boulevard were as follows: . Building setback . Public street entry . Landscape plan . Vehicle entry Both City Staff and the DRB concluded that the proposed development appeared to comply with the site design concepts. ENVIRONMENTAL REVIEW As provided by the California Environmental Quality Act, because the proposed project is the same type of development, but is much smaller in size and has fewer impacts than the previous development approved by the Planning Commission, the previous approved Mitigated Negative Declaration (MND) adequately addresses the project impacts. The environmental document is not required to be amended nor re-circulated and the Planning Commission is not required to take any further action. The key potential impacts identified in the previous MND were traffic, storm water drainage, sanitary sewer, removal of hazardous material from the site, and construction impacts. A TDM Plan and the payment of Traffic Fees for future traffic improvements in East of 101 Area, including the East of 101 Area Transportation Implementation Plan and the Oyster Point Interchange Fee will be required to help reduce traffic impacts. A Sanitary Sewer Line impact fee is required to help reduce the costs associated with the sewer line and pump upgrade project. Child Care Impact Fees will be required to provide much needed care facilities. A Mitigation Monitoring Program will be required to ensure the timely implementation of mitigation measures. Staff Report To: Planning Commission Subject: 200 Oyster Point Boulevard - P06-0033 August 3,2006 Page 6 of6 RECOMMENDATION: That the Planning Commission approve 1) Planned Unit Development Permit allowing parking and a trash enclosure in a portion ofthe 15 foot deep minimum rear setback, 2) Use Permit allowing a 4-story 56,300 SF office building over an at-grade garage with open at-grade parking accommodating 158 parking spaces and generating in excess of 100 vehicle trip ends, 3) Variance to reduce the parking to a ratio of per 2.83 spaces per 1,000 square feet offioor area instead ofthe minimum required ratio of3.3 per 1,000 square feet, 4) Preliminary Transportation Demand Management Plan to reduce traffic impacts, and 5) Design Review of a 4-story 56,300 SF office building over an at-grade garage with open at-grade parking accommodating 158 parking spaces and landscaping, subject to making the findings of approval and adopting the conditions of approval. ~~/~~ s(eve Carlson, Senior Planner .~ ATTACHMENTS: Draft Findings of Approval Planned Unit Development Use Permit PTDM Variance Draft Conditions of Approval Design Review Board Minutes April 18,2006 Appendix A TDM Plan Photos Plans PROPOSED FINDINGS OF APPROVAL PUD06-0002 200 OYSTER POINT BOULEVARD (As recommended by City Staff August 3, 2006) As required by the Planned Unit Development Procedures [SSFMC Chapter 20.84], the following findings are made in approval of a Planned Unit Development Permit (PUD06-0002) allowing parking in a portion of the minimum required front setback, situated at 200 Oyster Point Boulevard in the Planned Commercial Zoning district, subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Site plans, floor plans and elevations prepared by The Hagman Group dated June 1, 2006; PTDM Plan prepared by Crane Transportation Group, dated April 13, 2006; Design Review Board meeting of April 18, 2006; Design Review Board minutes of April 18, 2006; Planning Commission staff report, dated August 3, 2006; and Planning Commission meeting of August 3, 2006: 1. The site is physically suitable for an office building. The development is similar in style to existing adjacent buildings and shares a similar floor area ratio. The new development will reinforce a commercial environment of sustained desirability and stability by matching the development quality and design. Conditions of approval require that the new building and site improvements conform to the City's development standards. 2. The proposed exception allowing a reduction in part ofthe rear setback adjacent to the open at-grade parking lot and a trash enclosure is acceptable in that the new office development will be of general benefit to the community by replacing a blighted site with a higher and better that is compatible with the surrounding office and R&D uses. The exception will not unreasonably be detrimental to the health, safety, welfare, comfort or convenience of persons working vicinity of the property in that the development is of a high quality design, and that views of the rear yard area are limited due to the change of elevation between the abutting property. Conditions of approval will ensure that the rear yard area is landscaped and that the trash enclosure is designed with a roof. 3. The project complies with the provisions of the California Environmental Quality Act. A Mitigated Negative Declaration was previously adopted by the Planning Commission for a larger though similar use ofthe site. Mitigation measures are identified to reduce impacts to a level less than significant. A Mitigation Monitoring Program is required to ensure that all mitigation measures are implemented. 4. The proposed development is consistent with the General Plan Land Use Element designation of the site as Business Commercial. The proposed project is consistent with the General Plan which designates the property Business Commercial and the East of 101 Area Plan. Reuse of existing sites with office or R&D development is a fundamental principle ofthe plan. The proposed development's floor area ratio (FAR) of 0.77 is below the maximum FAR of 1.0 allowed in the Business Commercial land use designation. 5. The proposed office development will not be adverse to the public health, safety or general welfare ofthe community, or unreasonably detrimental to surrounding properties or improvements. The development is designed to comply with the City's Design Guidelines and the architectural theme of the surrounding commercial developments. Conditions of approval are attached which will ensure that the development complies with local development standards and requirements. 6. The City's Design Review Board determined that the proposed building design and site improvements comply with the City's Design Guidelines and recommended approval of the proposed development * * * FINDINGS OF APPROVAL USE PERMIT UP06-0011 200 OYSTER POINT BOULEVARD (As recommended by City Staff August 3, 2006) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of a Use Permit allowing approve Use Permit allowing a 4-story 56,300 SF office building over an at-grade garage with open at-grade parking accommodating 158 parking spaces and generating in excess of 100 daily vehicle trip ends, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Revised Plans prepared by The Hagman Group, dated June 1, 2006; PTDM Plan prepared by Crane Transportation Group, dated April 13, 2006; Design Review Board meeting of April 18, 2006; Design Review Board minutes of April 18, 2006; Planning Commission staff report, dated August 3, 2006; and Planning Commission meeting of August 3, 2006: 1. The proposed four-story 56,300 square foot office building over an at-grade garage with open parking accommodating 158 parking spaces, generating in excess of 100 daily vehicle trips and a Floor Area Ratio of 0.77 will not be adverse to the public health, safety or general welfare ofthe community, nor detrimental to surrounding properties or improvements. Conditions of approval and Mitigation Measures are included to require demolition of the existing site improvements and removal of hazardous on-site materials in accordance with Federal, State and local laws, a PTDM Plan to reduce traffic impacts, require payment of traffic fees to reduce traffic impacts, payment of child care impact fees to improve child care services, installation of sidewalk along Oyster Point Boulevard to improved pedestrian access and installation of storm drainage facilities. 2. The proposed four-story 56,300 square foot office building over an at-grade garage with open parking accommodating 158 parking spaces, generating in excess of 100 daily vehicle trips and a Floor Area Ratio of 0.77 complies with the General Plan Land Use Element designation of the site of Business and Technology Park. 3. Subject to the Planning Commission approval ofthe related Variance (V AR06- 002) and the Preliminary Transportation Demand Plan (TDM06-0002), the proposed four-story 56,300 square foot office building over an at-grade garage with open parking accommodating 158 parking spaces, generating in excess of 100 daily vehicle trips and a Floor Area Ratio of 0.77 located in the Planned Commercial Zone District adjacent to other commercial uses complies all applicable standards and requirements of SSFMC Title 20. * * * FINDINGS OF APPROVAL PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PROGRAM TDM06-0002 200 OYSTER POINT BOULEVARD (As recommended by City Staff August 3, 2006) As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the Preliminary Transportation Demand Management Plan in fulfillment ofP06-0033, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Revised Plans prepared by The Hagman Group, dated June 1,2006; PTDM Plan prepared by Crane Transportation Group, dated April 13, 2006; Planning Commission staff report, dated August 3,2006; and Planning Commission meeting of August 3, 2006: 1. The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate for the proposed four-story 56,300 square foot office building over an at-grade garage with open parking accommodating 158 parking spaces, generating in excess of 100 vehicle trips and a Floor Area Ratio of 0.77 located in the Planned Commercial Zone District adjacent to other commercial uses. 2. The proposed performance guarantees, consisting of an Annual and Triennial Reviews, will ensure that the target alternative mode use established for the project of35% based on a Floor Area Ratio of 0.77 [SSFMC 20.120.030 (C)] will be achieved and maintained. * * * FINDINGS OF APPROVAL V AR 06-0002 200 OYSTER POINT BOULEVARD (As recommended by City staff on August 3, 2006) As required by the (Variance Procedures (SSFMC Chapter 20.82), the following findings are made in approval ofthe Variance allowing a parking rate of2.83 spaces per 1,000 square feet of floor area instead of3.3 spaces per 1,000 square feet to encourage alternative commute modes of travel, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Revised Plans prepared by The Hagman Group, dated June 1,2006; PTDM Plan prepared by Crane Transportation Group, dated April13, 2006; Mitigated Negative Declaration 00-014; Design Review Board meeting of April 18, 2006; Design Review Board minutes of April 18, 2006; Planning Commission staff report, dated August 3,2006; and Planning Commission meeting of August 3,2006: 1. The granting of the variance to allow a parking rate of2.83 spaces per 1,000 square feet instead of a rate of3.3 spaces per 1,000 square feet will be an incentive to and a benefit for the office development in that in conjunction with a Transportation Demand Management Plan it will help reduce traffic impacts. 2. The granting ofthe variance in conjunction with the Transportation Demand Management Plan, that incorporates several different programs facilitating usage of public transit and alternative commuting methods by future building occupants, will facilitate access to the office development without causing an on-site parking shortage or off-site parking impacts. * * CONDITIONS OF APPROVAL P06-0033 200 OYSTER POINT BOULEVARD (As recommended by City staff on August 3, 2006) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the plans prepared by The Hagman Group, dated June 1, 2006, in association with P06-0033. 3. The landscape plan shall include more mature shrubs, trees shall have a minimum size of 24 inch box and 15% of the total number of proposed trees shall be a minimum size of 36 inch box. The landscape plan shall incorporate the following Design Review Boards comments increase the spacing of the Photinia Fraseri along Oyster Point Boulevard, and use hardy perimeter planting. The plans shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance of the Building Permit, the owner shall have a Final Transportation Demand Management Program (TDM) prepared by a qualified and licensed traffic engineer that incorporates the provisions of the City of South San Francisco SSFMC 20.120 Transportation Demand Management. The Final TDM Plan shall closely follow the PTDM Plan 06-0002 approved by the Planning Commission on August 3, 2006 in association with P06-0033 and shall be subject to the review and approval by the City's Chief Planner. The Final TDM shall also be subject to the review and approval by the San Mateo City/County Association of Governments. 5. Prior to the issuance of the Building Permit the applicant shall pay the Child Care Impact Fees estimated to be $ 23,150.00 based on the following calculation [56,300 SQ. FT. X $0.50/SQ. FT. = $ 23,150.00]. 6. Prior to the issuance ofthe Building Permit the applicant shall submit the results of the soils tests in association with the tank removal and the final site remediation plan. The final site remediation plan shall be subject to the review and approval by the City's Chief Planner. 1 7. Prior to the issuance of the Building Permit, the final plans shall incorporate a roof over the trash enclosure. The design of the trash enclosure shall be subject to the review and approval by the City's Chief Planner. 8. The applicant shall comply with all mitigation measures associated with Mitigated Negative Declaration 00-014. Prior to the issuance of any permit, the owner shall submit a Mitigation Monitoring Plan (MMP). The MMP shall be subject to the review and approval of the City's Chief Planner. (Planning Division contact: Steve Carlson, 650/877-8535) B. ENGINEERING DIVISION 1. STANDARD CONDITIONS The developer shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. 2. SPECIAL CONDITIONS A. Upon completion of the building and site improvements, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire frontage of the subject parcel, as may be required by the City's Construction Manager, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the proposed development, or new tenant improvements. B. All new improvements to be constructed within the street right-of-way, or City owned easements, shall be approved by the Engineering Division and installed to City standards. An Encroachment Permit shall be obtained from the Engineering Division for all public improvement work, prior to receiving a Building Permit for the project. The cost of all work and repairs shall be borne by the applicant. C. The Applicant shall install new monolithic curb, gutter and sidewalk along the Oyster Point Boulevard frontage ofthe property. Sidewalk shall comply with all ADA requirements. 2 3. ON-SITE IMPROVEMENTS A. The applicants shall design, construct and install a drainage system within the site that will prevent runoff from the paved areas ofthe project from overflowing into Oyster Point Boulevard, or on to adjacent private property. Any existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. A report shall be prepared by the applicant's drainage consultant and submitted to the Engineering Division for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant shall design and install the drainage improvements described in the approved report, to the satisfaction of the City's Engineering Public Works Inspector, prior to receiving an occupancy permit for the particular development for which the building permit has been issued. B. The applicant shall submit a traffic study to verify the movements ofthe vehicles along with the on-site pavement construction, pavement repair, striping, signing and traffic control plans for all interior parking lots and driveway isles within the site. All traffic control signs shall be mounted on 2" diameter, galvanized steel poles. C. The applicant shall install new storm water pollution control devices and filters with the existing and new site drainage system, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. Storm drain pipes, shall not connect to each other at a "blind" connection. All storm drains shall begin and end at a manhole, catch basin, inlet, or junction box, in order to provide access for cleaning and maintenance. D. Applicant shall show all on-site existing sanitary sewer lines and facilities. Indicate facility size, material, and condition. E. Prior to the issuance of a Building Permit for the project, the applicant shall pay the various fees as detailed below. 3 4. OYSTER POINT OVERPASS CONTRIBUTION FEE Prior to receiving a Building Permit for the proposed new office/R&D development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated upon reviewing the information shown on the applicant's construction plans and the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. The estimated fee for the entire subject 56,300 GSF office and R&D development is calculated below. (The number in the calculation, "8457.23", is the July 2006 Engineering News Record San Francisco construction cost index, which is revised each month to reflect local inflation changes in the construction industry.) Trip Calculation 56,300 gsfOffice/R&D use @ 12.3 trips per 1000 gsf = 693 new vehicle trips Total new trips = 693 vehicle trips Contribution Calculation 693 trips X $154 X (8457.23/6552.16) = $ 137,752 5. EAST OF 101 TRAFFIC IMP ACT FEES Prior to the issuance of a Building Permit for any building within the proposed project, the applicant shall pay the East of 101 Traffic Impact fee, In accordance with the resolution adopted by the City Council at their meeting of September 26, 2001, or as the fee may be amended in the future. Fee Calculation (as of July 2006) 56,300 gsfOffice/R&D @ $2.11 per each square foot = $ 118,793 Traffic Impact Fee $ 118,793 6. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East ofl01 area, downstream of the proposed office/R&D development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices and biotech facilities, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints. A study and flow model is proposed to analyze the problem and recommend solutions and improvements. 4 The applicant shall pay the East of 101 Sewer Facility Development Impact Fee, as adopted by the City Council at their meeting of October 23, 2002. The adopted fee is $3.19 per gallon of discharge per day. The applicant shall meet with the Director of Public Works to determine the projected discharge from the project. The Director of Public Works will determine the amount of capacity required in accordance with the criteria established in the Resolution adopted by the City Council on October 22,2002. The Carollo Study, which forms the basis for the system upgrades, calculated Office/R&D uses to require a capacity of 400 gallons per day per 1000 square feet of development. Based upon this calculation, the potential fee would be, if paid this year: 0.4 g/sf(400 gpd/1000 sq. ft.) x $3.19 per gallon x 56,300 sq. ft. = $71,839. Total estimated fees: Oyster Point Over Pass Fee East of 101 Traffic Impact Fee East of 101 Sewer Improvement Fee Total (Engineering Division: Michelle Bocalan, 650/829-6652) $ 137,752 $ 118,793 $ 71.839 $ 328,384 C. BUILDING DIVISION 1. The site access path can not use the offload area for the handicapped parking stalls, please reroute. 2. Additional comments at plan review. (Building Division: Jim Kirkman, 650/829-6670) D. FIRE DEPARTMENT 1. Install fire sprinkler system per NFP A 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3. Install exterior listed horn/strobe alarm device. 4. Fire sprinkler shutoff valves and a water-flow device shall be provided for each floor. 5 5. Provide class III combination standpipe-sprinkler system conforming to NFP A 13/SSFD requirements. 6. Products of combustion detectors shall be provided in all mechanical equipment, electrical, transformer, telephone equipment, elevator machine or similar rooms. Detector(s) shall be located in the air conditioning system. Activation of any detector shall initiate the fire alarm system and place into operation all equipment necessary to prevent the recirculation of smoke. 7. A smoke control system meeting the requirements of Chapter 9 and Section 1005.3.3.7 of the Uniform Building Code shall be provided. 8. Install manual pull alarm. 9. Install audible alarm device. 10. Standby power shall be provided and must conform to Section 403.8 ofthe California Building Code. 11. Provide a manual fire alarm system per NFP A 72 that shall alarm both audibly/visually throughout the building if activated and also alert the Fire Department via an approved monitoring station. 12. The fire alarm system shall be provided with a public address system and an outside remote annunciator. 13. Elevator shunt-trips shall not be provided. 14. Provide 25 foot wide clear emergency vehicle access road. Indicate as fire lane with no parking allowed. 15. Access road shall have all weather driving capabilities and support the imposed load of 68,000 pounds. 16. Road gradient shall not exceed maximum allowed by engineering department. Specifications located at ssf.net/permit center/fire permits. 17. Provide fire flow in accordance with California Fire Code Appendix III-A. 18. Provide fire hydrants; location and number to be determined. 19. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 6 20. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 21. Provide emergency illumination. 22. Provide exit signs. 23. Submit signage package per Title 19. 24. Provide emergency procedure plan per Title 19 subsection 3.09. 25. Provide emergency fire access point from Oyster Pt .Blvd to lower garage entry driveway. 26. Project must meet all Federal, State and Local Codes and Ordinances. (Fire Department: Bryan Niswonger, 650/829-4320) E. POLICE DEPARTMENT 1. 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 and after observation of operational procedures. 2. Building Security A. Doors 1. 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 ofthree (3) inches and a horizontal distance of one (1) inch each side of the strike. 2. Glass doors shall be secured with a deadbolt 10ck1 with minimum 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily visible durable sign on 7 throw of one (1) inch. The outside ring should be free moving and case hardened. 3. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock1 with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. 4. Outside hinges on all exterior doors shall be provided with non- removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. 5. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. 6. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic- equipped doors. 7. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. 8. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, V4" polycarbonate, or approved security film treatment, minimum. 8 B. Windows 1. Louvered windows shall not be used as they pose a significant security problem. 2. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) Ibs. applied in any direction. 3. Secondary locking devices are recommended on all accessible windows that open. C. Roof Openings 1. All glass skylights on the roof of any building shall be provided with: a) Rated burglary-resistant glass or glass-like acrylic materia1.2 or: b) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: c) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. 2. All hatchway openings on the roof of any building shall be secured as follows: a) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. b) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. c) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. 3. 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: 9 a) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: b) A steel grill of at least 1/8" material or two inch mesh and securely fastened and c) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alann system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 10 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau at 829-3934. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. (Police Department: Sgt. E. Alan Normandy, 650/877-8927) F. WATER QUALITY CONTROL DIVISION 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media :fIlters, and other removal devices) are required. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking area into swale . roof drainage directed to landscape Manufactured drain inserts alone are not acceptable they must be part of a treatment train. One of the following must be used in series with each manufactured unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips. 11 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements prior to issuance of a permit and return to the Environmental Compliance Coordinator at the WQCP. 5. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 6. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. 7. Loading dock area (if included) must be covered and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 8. Install a separate process line for sample monitoring before mixing with domestic waste in sanitary sewer. This must be shown on plans prior to the issuance of a permit. 9. Install separate water meters for the building and landscape. 10. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 11. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 12. Plans must include location of concrete wash out area and location of entrance/outlet oftire wash. 13. A grading and drainage plan must be submitted. 14. An erosion and sediment control plan must be submitted. 15. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. 16. Applicant may be required to obtain a wastewater discharge permit. Contact Kevin Maffei at Water Quality Control (650) 829-3881. (Water Quality contact person: Cassie Prudhel, 650/877-8634) 12 Draft DRB Minutes April 18, 2006 Page 3 of7 The Board had the following comments: 1. Remove the cyclone fencing around the front parking area. Any new or replacement fencing is required to be vertical metal picket. 2. Install a sidewalk to connect the two sites (202 Littlefield and 222 Littlefield). 3. Upgrade the front yard landscaping by including new trees and shrubs. 8. OWNER A-M-J ASSOCIATES APPLICANT Federal Express ADDRESS 222 Littlefield Ave PROJECT NUMBER P06-0056, UP06-0017 & DR06-0044 PROJECT NAME Use Permit / Fed-X (Case Planner: Steve Carlson) DESCRIPTION Use Permit to legalize a commercial postal facility with 24 hr operations and generating in excess of 100 ADT, and which includes off-site parking on a nearby site, at 212-218 Littlefield in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32, 20.74 & 20.81 Design Review of the parking lot and landscaping upgrades in accordance with SSFMC Chapter 20.85. The Board had the following comments: 1. Remove the cyclone fencing around the parking area. Any new or replacement fencing is required to be vertical metal picket. 2. Repaint the existing building. 3. Install a sidewalk to connect the two sites (202 Littlefield and 222 Littlefield). 4. Upgrade the front yard landscaping by including new trees and shrubs. 9. OWNER Malcolm Properties APPLICANT The Hagman Group ADDRESS 200 Oyster Point Blvd PROJECT NUMBER P06-0033, TDM06-0002, V AR06-0002, UP06-0011 & DR06-0032 PROJECT NAME Malcolm Building (Case Planner: Steve Carlson) DESCRIPTION Use Permit & Design Review allowing a 56,300 square foot 4-story office and/or R&D building generating in excess of 100 average daily vehicle trips with utility yard, open at-grade & garage parking for a minimum of 159 vehicles & landscaping at 200 Oyster Point Blvd in the Planned Commercial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24, 20.81 & 20.85 Variance to reduce parking to a rate of2.83 space per 1,000 square feet of floor area instead of the minimum required rate of3.3 spaces per 1,000 square feet of floor area in accordance with SSFMC Chapter 20.82 Transportation Demand Management Plan to reduce traffic impacts and allow a reduction in the minimum required parking in accordance with SSFMC Chapter 20.120 Draft DRB Minutes April 18, 2006 Page 4 00 The Board had the following comments: 1. Investigate the utility area required for the building and propose a more realistic size and location. 2. Double the quantity of the trees on Oyster Point Boulevard. 3. Plant more shade trees on the west side of the building (consider Eucalyptus). 4. Make the elevations and the planting plans consistent in terms of the number and location of trees and other landscaping. DINNER BREAK 10. OWNER Jose A Vado APPLICANT Hector Vado ADDRESS 950 Newman Dr PROJECT NUMBER P06-0052 & DR06-0040 PROJECT NAME Vada Residence (Case Planner: Chad Smalley) DESCRIPTION Design Review of an addition of 620 sf in the rear of an existing single family dwelling in the Single Family Residential (R-I-E) Zone District in accordance ofSSFMC Chapters 20.16 & 20.85 The Board had the following comments: 1. Match the new roof shingle color with existing roof color. 2. Relocate/rebuild the fence to meet Municipal Code setbacks and height on street side of the property . 11. OWNER Renata Magana APPLICANT AZ Design & Engineering, Inc ADDRESS 1257 Hillside Blvd PROJECT NUMBER P06-0027 & DR06-0022 PROJECT NAME Magana Residence - 2nd Story Addition (Case Planner: Chad Smalley) DESCRIPTION Design Review of a 2nd story addition to an existing single family dwelling in the Single Family Residential (R-I-E) Zone District in accordance with SSFMC Chapters 20.16 & 20.85 The Board had the following comments: 1. Remove the wall between the storage room and the family room to make the family room larger. 2. Create a dividing wall to separate the laundry room from the family room. 3. Remove the windows located in the bathroom and kitchen that currently open into the garage. 4. Show the required mechanical ventilation in the bathroom. 5. Add a tall street tree in the front yard. 12. OWNER Ronald J & Kareen R APPLICANT Ronald J & Kareen R ADDRESS 148 Knoll Cir PROJECT NUMBER P06-0044 & DR06-0036 PROJECT NAME Sabale Residence Addition (Case Planner: Chad Smalley) DESCRIPTION Design Review of an addition of 496 sf to an existing single family dwelling in the Single Family Residential (R-I-E) Zone District in accordance with SSFMC Chapters 20.16 & 20.85. The Board had no comment on the plans as submitted APPENDIX A DEVELOPMENT STANDARDS Site Area: 1.76 acres [77,000 SF] Floor Area: 56,300 SF Floor Area Ratio: Maximum: 0.5 to 1.0 Proposed: 0.77 Lot Coverage Maximum: 50% Proposed: 26% Landscaping Minimum: 10% Proposed: 24% Automobile Parking Minimum: 187 Proposed: 158 Setbacks Minimum Proposed Front 20FT 20FT Side 6FT 7 -60 FT Rear 15 FT 1-4 FT Note: 1. Six foot deep landscaped setbacks along the property boundary are required of parking lots. Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, California 94080 Submitted by: Mark Crane CRANE TRANSPORTATION GROUP 545 Burnett Avenue Suite 101 San Francisco, California 94131 On behalf of: Malcolm Properties 92 Natoma Street, Suite 300 San Francisco, CA 94105 April 13, 2006 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, California 94080 This report has been prepared at the request of Malcolm Properties to detail a Preliminary Transportation Demand Management (TDM) Program for their property at 200 Oyster Point Boulevard in South San Francisco to satisfy criteria of both the City of South San Francisco as well as the San Mateo City/County Association of Governments (C/CAG). Project Summary Building: Project Area: Project F .A.R. Est. Project Population: 200 Oyster Point Boulevard 58,000 square feet 69% 192 employees South San Francisco Required Alternative Mode Use: South San Francisco Required Employee Participation: 35% 68 employees (35% x 192 employees) TDM Program Overview Projected individual element goals are based on the level of employee participation utilizing commute alternatives. It is anticipated that the level of employee participation will increase over time, due to the expanded TDM program efforts and incentives offered to employees. The following goals form the framework of the Malcolm Properties TDM program. a. Malcolm Properties shall require all tenants to designate at least one employee as a TDM "point of contact" representative within their respective company. Malcolm Properties shall coordinate the training of such personnel. Malcolm Properties will also designate a Malcolm Properties representative to serve as a resource to each tenant-appointed TDM personnel. Such representative will be available via telephone or email to assist with commute questions, concerns, or transit service problems. This employee will prepare historical surveyed commute records for annual submission of a TDM Report to the City of South San Francisco Planning Department. All new tenants and their employees shall be required to participate in a "new employee orientation program". Most importantly, this program will explain the importance of trip reduction methods and their benefits to the community. The program orientation will also address the TDM mission statement, alternative commute options, provide transit schedules, maps, and offer free ride matching services. All new employees shall complete a commuter survey indicating the modes of commuting available, and what their expected mode would be. 4/13/06 CRANE TRANSPORTATION GROUP Page 1 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, CA 94080 b. Malcolm Properties shall promote the use of the existing Peninsula Congestion Relief Alliance's ("Alliance"), Utah! East Grand Shuttle Bus System, and the use of public transit modes of travel. These commuter shuttles operate during peak commute hours to the South San Francisco CalTrain Station, and to the South San Francisco Bart Station. c. Malcolm Properties shall advocate to its tenants the use of the Alliance "Emergency Ride Home" program. This allows employees who utilize alternative forms of commuting a free ride home for emergencies up to four times per year via taxicabs or rental cars. Malcolm Properties will assist tenants in procuring grant monies available for such programs. d. Malcolm Properties shall encourage its tenants to sponsor taxi vouchers for the transportation of employees for medical appointments, during regular business hours. A typical program would apply to round trip transportation, (20 miles each way), up to two times per year. This is an incentive to not bring a vehicle to work (or to use one). e. Malcolm Properties shall encourage its tenants to subsidize and match each additional dollar for the Commuter Check Program up to $50.00 per month, per participant. In addition, pre tax payroll deductions will allow up to $100.00 per month for public transit passes, and the expense for participating in vanpools. f. Malcolm Properties shall provide vanpools as an attractive method of commuting. The level of vanpools will be subject to economic feasibility and employee participation. Malcolm Properties shall reimburse the primary and secondary drivers for required medical exams. Advertising methods such as "wrapping" the vanpools may subsidize some of the operating expenses. Dedicated "preferential parking" areas will be provided in highly visible and signed areas. Passenger loading areas shall be designated. g. Malcolm Properties shall require tenants to include shower facilities within the tenant spaces to help promote cycling as an alternate commute option. Malcolm Properties shall designate specific common area locations within the project for bicycle lockers or racks. Common bicycle and transit commute routes will be shared and published. h. Malcolm Properties shall designate signed areas for motorcycle parking. 1. Malcolm Properties shall supply tenants with information to assist them in developing a formal telecommuting program to be available for selected employees; dependent upon position and specific work requirements. This information shall include "how to" instructions, including sample contracts between management and employees, feedback mechanisms, with ergonomics, insurance and worker's compensation issues. J. Malcolm Properties shall encourage tenants to subsidize one-way taxi rides as incentives. Taxi loading zones will be designated. Taxicab vouchers shall be available for local 4/13/06 CRANE TRANSPORTATION GROUP Page 2 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, CA 94080 business transportation, including travel to and from the S.F.O. International Airport. Visitor promotional materials will be available to promote the use of public transit to / from SFO Airport. k. Malcolm Properties shall promote the S.S.F. Downtown Dasher program for midday travel to the downtown area. 1. Malcolm Properties shall require tenants to provide visitors and job applicants with the local public transportation options, shuttle schedules, and transit maps for the area, to encourage the use of public transit. m. Malcolm Properties shall expedite through the tenant TDM "point of contact" personnel, employee surveys to determine current modes of commuting. The surveys will be conducted via e-mail, or other acceptable methods of communication. Non-responses to commute surveys are to be counted as "drive alone". n. Malcolm Properties shall develop an Internet web site that will contain a section for commuter information, the results of the current employee commute method survey, as well as the efforts and effectiveness ofthe TDM Program. New commute options will be advertised and promoted, as well as area transit schedules. o. Malcolm Properties shall encourage tenants to participate in the Bay Area Air Quality Management District's "Spare the Air" program during unhealthy weather conditions. Participants will be requested to not drive to work alone, and seek other methods of commuting. Enrollment will be via the BAAQMD Web page, and a "Spare the Air Day' notification will be sent via e.-mail, as soon as it is forecasted. Participation in other local ride share promotions though out the year, will also be encouraged. p. Malcolm Properties shall reward as special incentives, in recognition of successful carpool efforts, incentive awards such as tune-ups, smog checks and oil changes. q. Malcolm Properties shall make an annual financial contribution to RIDES For Bay Area Commuters, "Ride Your Bike to Work Week", promotion, to help promote bicycle commuting. r. Malcolm Properties shall encourage chartering of buses for group activities and off-site meetings. Services shall include booking, group discounts, invoicing, and special services, as needed. s. Malcolm Properties shall investigate including commuter transportation links to the proposed Oyster Point Ferry Tenninal at the time that commuter Bay Ferry Services are available. 4/13/06 CRANE TRANSPORTATION GROUP Page 3 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, CA 94080 A. TDM PROGRAM ELEMENTS AND EXPECTED TRIP REDUCTIONS 1. Carpools: New employees shall be required to participate in a new employee orientation program. This program will explain the TDM Mission Statement, explain alternative commute options, and provide transit schedules, maps, and offer free ride matching services to encourage the formation of carpools. All new employees will complete an "Initial Commuter Survey". The survey will ask new employees to select their expected mode(s) of transportation from a list of commuting options available to the project. This method has been proven to be a very effective means to promote alternative commute patterns, before new employees commuting habits are established. Passenger drop off and loading areas shall be designated. Program goal: 35 participants Employee trips saved daily: 70 2. Shuttle: The program shall effectively promote the use of the existing Alliance Shuttle Bus System, and the use of mixed public transit modes. Commuter shuttles operate during peak commute hours to the South San Francisco CalTrain Station, and to the South San Francisco Bart Station. Shuttles connecting to public transit have been identified as the most effective marketing method of attracting passengers to public transit systems. (Source: SamTrans and CalTrain 20 year marketing plans). Program goal: 20 participants Employee trips saved daily: 40 (Additional daytime trips will also be saved utilizing available alternative transportation modes, for lunches, errands, and medical appointments, although not part of these figures). 3. Vanpools: Vanpools shall be provided as an attractive method of commuting. Vanpools will be established, and subsidized, subject to economic feasibility and employee participation. Malcolm Properties will reimburse the primary and secondary drivers for required medical exams. Advertising methods such as "wrapping" the vanpools may subsidize some of the operating expenses. Dedicated "preferential parking" areas shall be provided in highly visible areas. Subsidies for vanpools by employers, is the most desired factor in deciding to vanpool (Source: RIDES 2000 Commute Profile). The program goal assumes two vanpools are in operation. Program goal: 10 participants Employee trips saved daily: 20 4/13/06 CRANE TRANSPORTATION GROUP Page 4 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, CA 94080 4. Bicycling: Bicycling shall be promoted as a viable commute option. Bicycle lockers, storage areas, racks, showers, and reasonable accommodation on transit shuttles will be available. The local Bayside Trail provides important trail links to other areas. Common bicycle and transit commute routes of the employees in the area will be shared and published. Program goal: 2 participants Employee trips saved daily: 4 5. Motorcycles: Motorcycles shall be accommodated in signed designated areas. Motorcycles pollute less, may use carpool lanes, and cross toll bridges during commute hours for free. Program goal: 1 participant Employee trips saved daily: 2 6. Emergency Ride Home: The program shall advocate to tenants the use of the Peninsula Congestion Relief Alliance's "Emergency Ride Home" program. This allows employees who utilize alternative forms of commuting a free ride home for emergencies up to four times per year via taxicabs or rental cars. (50% grant matcbing funds are available to the employers that participate in this program). These types of programs have been identified as the number one incentive for employees to rideshare. Employers have seen increases of 15-20% in ridesharing when this type of program is offered to employees (Source: RIDES 1999 Commute Survey). This program shall promote an increased use of alternative transit, however some employees will already be using these modes. It is a deciding factor in not driving alone, and a valuable method to deal with the unknown urgent need for an employee to quickly get home for emergencies. Employee trips saved daily: Indirect program benefit. 7. Employee Incentives: Malcolm Properties shall encourage tenants to provide transportation for employee medical appointments, during regular business hours, via taxi vouchers, for a round trip, up to two times per year. This is an incentive to not bring a vebicle to work. 4/13/06 CRANE TRANSPORTATION GROUP Page 5 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, CA 94080 Per the Commuter Check Program, pre tax payroll deductions will allow the employee up to $100.00 per month for public transit passes, and the expense for participating in vanpools. In addition, Malcolm Properties will encourage its tenants to subsidize and match this program up to $50.00 per month, per participant. Employee trips saved daily: Indirect program benefit 8. Telecommuting: Malcolm Properties shall supply tenants with information to assist them in developing a formal telecommuting program with "how- to" instructions, including contracts between management and the employees, feedback mechanisms, ergonomics, insurance and worker's compensation issues. The information will also include suggestions for possible methods to track telecommuting days. Employee trips saved daily: Indirect commute impact. 9. Taxicabs: Malcolm Properties shall encourage use of taxicab vouchers for local business transportation, including travel to and from the S.F.a. International Airport. Employee trips saved daily: Indirect commute impact. 10. SSF Downtown Dasher: Malcolm Properties shall promote the S.S.F. Downtown Dasher program for midday travel to the downtown area. Malcolm Properties will encourage its tenants to pay for round trip program vouchers. Employee trips saved daily: Indirect commute impact. 11. Transit Information: Malcolm Properties shall require tenants to provide visitors and job applicants with public transportation options, shuttle schedules, and transit maps for the area, to promote the use of public transit. Employee trips saved daily: Indirect benefit to program. 12. Surveys: Malcolm Properties shall conduct employee surveys to determine current modes of commuting. The surveys will be conducted via e-mail. Non-responses to commute surveys are to be counted as "drive alone". Employee trips saved daily: Indirect benefit to program. 4/13/06 CRANE TRANSPORTATION GROUP Page 6 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, CA 94080 13. Transit Web site: Malcolm Properties shall develop a corporate web site that will contain a section for commuter information, schedules, the results of the current employee commute method survey, as well as the efforts and effectiveness of the TDM Program. Also, new commute options will be advertised and promoted. Employee trips saved daily: Indirect benefit to program. 14. TDM Coordinator: Malcolm Properties shall provide an employee contact person to answer commute questions, concerns, or transit problems. This employee will be available via telephone or e-mail. This employee will prepare historical surveyed commute records, for annual submission of a TDM Report to the City of South San Francisco Planning Department. This person will work in conjunction with the Peninsula Congestion Relief Alliance to assist in the promotion of ridesharing programs, and events. Employee trips saved daily: Indirect benefit to program. 15. Spare the Air: Malcolm Properties shall encourage employees to participate in the Bay Area Air Quality District's "Spare the Air" program during unhealthy weather conditions. Participants will be requested to not drive to work alone, and seek other methods of commuting. Enrollment will be via the BAAQMD Web page, and "Spare the Air Day' notification will be sent via e-mail, as soon as it is forecasted. Employee trips saved daily: Indirect benefit to program. 4/13/06 CRANE TRANSPORTATION GROUP Page 7 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, CA 94080 B. CITY OF SOUTH SAN FRANCISCO TDM PROGRAM EFFECTIVENESS 285 East Grand Avenue TDM Program Gains (trips eliminated): Carpools: Shuttles: Vanpools: Bicycles: Motorcycles: 35 round trips per day 20 round trips per day 10 round trips per day 2 round trips per day 1 round trip per day TOTAL: 68 round trips/day eliminated Program Requirement: 68 round trips/day eliminated (35% of 192 employee round trips) TDM Program impact: 68 round trips per day eliminated Employee daily trips saved: 136 Required Employee Participation Goal: 35% Projected Employee Participation: 35% PROGRAM ELIMINATES MORE TRIPS THAN REQUIRED BY SOUTH SAN FRANCISCO 4/13/06 CRANE TRANSPORTATION GROUP Page 8 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, CA 94080 C. C/CAG TDM PROGRAM EFFECTIVENESS The designed TDM program is required to have the capacity to fully mitigate the 192 new a.m.l p.m. commute period trips generated by the project: TDM Measure 1. Bicycle lockers and racks. 2. Showers and changing rooms 3. Shuttle to transit w/ ERR 4. Transit ticket subsidy 5. Preferential parking carpools 6. Preferential parking vanpools 7. Vanpool program w/ERR 8. Coordinate TDM programs with Existing Developments 9. Guaranteed Ride Home 10. Participate/Sponsor Transportation Management Association 11. Combine 10 Measures TOTAL: TDM PROGRAM IMPACT: Total C/CAG TDM Program Trip Credit Total New AMlPM Peak Trips C/CAG Trip Credit Rate Total Trip Credit One per every 3 (6 provided) 2 Two per ea. (4 provided) 8 Two per round trip seat (20 seats provided) 40 One per ea. $20.lmonth min. (20 provided) 20 Two per space (17 spaces provided) 34 Seven per space (3 spaces provided) 21 Ten per space (4 spaces provided) 40 Five for this program 5 (25 slots purchased) 12 Five for this program 5 Five for this program -.2. 192 192 192 PROGRAM ELIMINATES THE TRIPS REQUIRED BY C/CAG 4/13/06 CRANE TRANSPORTATION GROUP Page 9 Preliminary Transportation Demand Management Program 200 Oyster Point Boulevard South San Francisco, CA 94080 c COo. E (]) Ol::l .r=.co2 f-IC} <0 o , ~ , <0 . <( 0 Z a:: > 0 .....J L.1.. ...J CO <( u I- 0 Z u Vl - U 0 Z <( CL a:: L.1.. 0::: z <( LU Vl I l- I-- V") ::) 0 >- Vl . 0 0 0 N L. 0 , I- - ~ 0::: LU 0... LU V") ::J Z 0 << ..J Z 11. ::5 W (9 11. <( i'i ~ ~ LL(/) <( (/) 0 M Oz ~ .;, I " << 00 (/) (/) w 11. a (9 0::- 3 3 Z ~ a: I- << ~ 06 06<< o 0 ..J Z 0::> 0 0 11. 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