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Home My WebLink About01-04-07 PC e-packet CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE January 4, 2007 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web- [email protected]. William Zemke Chairperson Mary Giusti Commissioner Eugene Sim Commissioner Wallace M. Moore Commissioner Judith Honan Vice-Chairperson John Prouty Commissioner Marc C. Teglia Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Michael Lappen Senior Planner Senior Planner Gerry Beaudin Associate Planner Chad rick Smalley Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And 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 January 4, 2007 Time 7:30 P.M. CALL TO ORDER / PLEDGE OF ALLEGIANCE OATH OF OFFICE - Administering Oath of Office to new Planning Commissioner Wallace Moore ROLL CALL / CHAIR COMMENTS REORGANIZATION - Election of 2007 Planning Commission Chair and Vice Chair. AGENDA REVIEW ORAL COMMUNICATIONS PUBLIC HEARING 1. Henry & Victoria Conception/applicant Westborough Square Shopping Center/owner 2262 Westborough Blvd P06-0133: UP06-0029 Use Permit to allow live musical entertainment at an existing restaurant at 2262 Westborough Boulevard in the Retail Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22 and 20.81. ADMINISTRATIVE BUSINESS 2. Peet's Coffee & Tea John L Ferrari/Owner Peet's Coffee & Tea/Applicant 102 Grand Avenue P06-0092: DR06-0075, PE06-0003 & UP06-0022; SIGNS06-0025 Review of exterior light fixtures. 3. STUDY SESSION Karen Lin / Applicant Chamberlin Associates / Owner 180 Oyster Point Blvd P06-0098: DR06-0080, UP06-0023, VAR06-0007 & TDM06-0008 (MNDOO-074 Previously adopted) Use Permit allowing a new 3 story R&D building with a 262 space parking garage, off-site parking for 35 spaces, a use generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard.. Lot Line Adjustment allowing the westerly property boundary Planning Commission Agenda - Cont'd January 4, 2007 Page 3 to be relocated several feet to west on the abutting property. Design Review of new building, landscaping and Design Guidelines for the adjacent property at 200 Oyster Point Boulevard. Variance allowing a parking rate of 2.83 parking spaces per 1,000 square feet of floor area instead of 3.3 spaces per 1,000 square feet. Transportation Demand Management Plan reducing traffic associated with the development. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT Susy Kalkin Secretary to the anning Commission City of South San Francisco NEXT MEETING: Regular Meeting January 18, 2007, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online htto:/Iwww.ssf.netJdeots/comms/olannina/aaenda minutes.asp SK/bla S;\Ag~l'\.cjt<S,\'PLCl"'l'\.iv...g CDV'..I.V'....~SSLO""\200J-\01.-04-0T RPC.c10C 'PClge 3 of.... - ~'t\l S:M . (0 n >-0 .... t1 ifi t,) 0 C4l1FOp..~\~ - Planning Commission Staff Report DATE: January 4, 2007 TO: Planning Commission SUBJECT: Use Permit to allow live musical entertainment at an existing restaurant at 2262 Westborough Boulevard in the Commercial (C-l) Zone District in accordance with SSFMC Chapters 20.22 and 20.81 Subproject: Owner: Applicant: Case Nos.: P06-0133 & UP06-0029 Westborough Shopping Center William Henry & Victoria Concepcion P06-0133: UP06-0029 RECOMMENDATION: It is recommended that the Planning Commission approve Use Permit application UP06- 0133 based on the attached draft Findings and subject to the attached draft Conditions of Approval. BACKGROUNDIDISCUSSION: The subject site is zoned C-l, Retail Commercial District and is within 200 feet of a residential zone area. A Use Permit is required to allow live musical entertainment to be added to the current restaurant use. The applicants are proposing "Henry's", which is the live musical entertainment restaurant that would replace "Tia Schey", the current restaurant located within the subject tenant space within the Westborough Shopping Center. The "Tia Schey" family restaurant operates between 11 :30am and 9:00pm and does not have live musical entertainment. "Henry's" would like to add live music to the business and extend the hours of operation from 11 :OOam to 12:30am Sunday through Thursday, and from 11 :OOam to 2:00am Friday and Saturday. Staff has drafted a condition of approval that addresses the hours of operation (see Planning Condition #6). According to the applicant, the music entertainment portion of the restaurant establishment would include amplified and acoustic "smooth jazz" (i.e. Benoit, Kenny G, Sade) and "classic soft rock" (i.e. Kenny Loggins, the Beatles, Chicago). Staff has drafted a condition of approval to identify the types of music that are approved with this application (see Planning Condition #7). Most music would be performed by a house band but the lounge will also host one day events featuring local and international talent. To ensure that noise levels meet City standards set out in SSFMC Section 8.32, staff has drafted a condition of approval that will require an acoustical study to be completed as part of the approval (see Planning Condition #4). In the past, the City has required an acoustic study as part of the application. However, because there are no residential use in the immediate vicinity of the subject tenant space staff believe that it is P06-0133: UP06-0029 "Henry's" - Use Permit 2262 Westborough Boulevard January 4,2007 appropriate to limit the applicants to non-amplified music until the acoustic report is reviewed and any necessary mitigation measures are implemented. The Police Department has also drafted conditions of approval to ensure that the lounge and restaurant does not become a nuisance for neighbors or for the City. Conditions include a number of sound attenuation requirements and a 6-, 12-, and 18-month review of the project. General Plan Consistency & Zonin2 The General Plan designation for the subject site is Community Commercial. The Community Commercial designation category includes shopping centers and specifically lists eating and drinking establishments as uses that are to be encouraged. At this time, the applicant is attempting to incorporate limited live musical entertainment into eating and drinking establishment that currently exists in the Westborough Shopping Center. The use and the proposed expansion are consistent with the intent of the General Plan. Parking Adding the live musical entertainment use to the existing restaurant within the Shopping Center does not change the parking requirement for the tenant space. However, the applicant is required to install a trash enclosure and this will consume two parking spaces at the rear of the building. Staff observed that the parking on the backside of the building is underused overall. Therefore, it is unlikely that the parking lost to the trash enclosure will have a noticeable impact on the parking available with the Shopping Center. Finally, even with the loss of two parking stalls, the Shopping Center still meets City parking standards - there are 356 spaces required and 490 available at this time. CEQA: The proposed development has been determined to be categorically exempt under the provisions of Section 15301 - Class 1 - (a): Minor alteration to existing facilities. CONCLUSION: Staff recommends that the Planning Commission approve application P06-0133 for Use Permit application number UP06-0029 based on the attached draft Findings and subject to the attached draft Conditions of Approval. The proposed use meets the intent of the General Plan and complies with all the development standards outlined in the Municipal Code. A1\_ lJ '-= Ge Beaudin, Associate Planner TMS/ghb 2 P06-0133: UP06-0029 "Henry's" - Use Permit 2262 Westborough Boulevard January 4, 2007 Attachments: Draft Findings of Approval Draft Conditions of Approval Plans, dated November 16,2006 3 DRAFT FINDINGS OF APPROVAL P06-0133: UP06-0029 "HENRY'S" USE PERMIT 2262 WESTBOROUGH BOULEVARD (As recommended by City Staff January 4, 2007) As required by the "Use Permit Procedures" (SSFMC Chapter 20.81) the following findings are made in support of allowing a live musical entertainment use to be added to the restaurant use at 2262 Westborough Boulevard in the C-1 Retail Commercial District in accordance with SSFMC Chapters 20.22 & 20.81 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 the: Plans prepared by the applicant, dated November 16, 2006; Planning Commission staff report, dated January 4,2007; and Planning Commission meeting of January 4, 2007: 1. Live musical entertainment in an existing 1,600-square-foot restaurant tenant space within a multi-tenant shopping center will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. Staff has drafted conditions of approval to address potential issues at this location. 2. The proposed project complies with the General Plan Land Use Element designation of "Community Commercial" by adding a live entertainment component to an existing eating and drinking establishment within the Westborough Shopping Center. 3. The proposed project complies with the standards and requirements of the C-1 Zone District. The applicant is working within the City's Use Permit process, as required by the SSFMC to add live musical entertainment to the restaurant business. Specific zoning regulations such as parking are viewed within the larger Shopping Center and the more than adequate when compared to City standards. * * * DRAFT CONDITIONS OF APPROVAL P06-0133: UP06-0029 "HENRY'S" USE PERMIT 2262 WESTBOROUGH BOULEVARD (As recommended by City Staff January 4, 2007) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by the applicant, dated November 16, 2006. 3. The applicant shall apply for a sign permit with the City prior to erecting any new signage for the project. 4. Prior to initiating the amplified live music portion of the business, the applicant shall have a professional Engineer complete an acoustic report and submit it to the City's Chief Planner to ensure that the project noise is in compliance with SSFMC noise requirements. The applicant shall be responsible for any costs associated with "peer review" necessary to evaluate the acoustic study/report. 5. Prior to initiating the live music component of the business, the applicant shall construct and maintain a trash enclosure that meets or exceeds City standards. 6. Hours of operation will be limited to 11 :OOam to 12:30am Sunday through Thursday, and 11 :OOam to 2:00am Friday and Saturday. 7. The music type shall be generally limited to smooth jazz and soft rock, similar to those artist's described in the staff report (i.e. Benoit, Kenny G, Sade, Kenny Loggins, the Beatles, and Chicago). 8. The owner/applicant shall install a trash enclosure at the rear of the tenant space that is covered and architecturally compatible with the building. The enclosure must be drained to the sanitary sewer and included a grease separator. Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353 B. Police Department conditions of approval are as follows: 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. Conditions of Approval P06-0I33: UP06-0029 "Henry's" - Use Permit 2262 Westborough Boulevard 2. Additional Requirements A. Mandatory installation of the high-tech ceiling for sound reduction B. Mandatory installation of carpet beneath all speakers for sound reduction C. Both front and rear doors, and windows must be closed during any music being played for reduced sound to the neighborhood D. Proposed floor plan must be submitted to Police Department prior to approval of Use Permit E. Site must not exceed maximum occupancy at any time (including employees) pursuant to the CA Fire Code F. One licensed, unarmed and uniformed Security Officer must be at the front door to provide security, and enforce maximum occupancy concerns. Please contact Community Relations Sergeant at (650) 877-8922 for a list of approved security companies for use in South San Francisco. G. A dance floor and dancing is not permitted. H. Use Permit subject to 6, 12 and I8-month review by Planning Commission 1. Street must be swept clean of refuse, e.g. cigarette butts, etc. nightly, prior to departure. J. A alarm system, monitored at a central station, is required. K. If cash exceeding $100 is to be kept on-site unattended, a safe with a minimum rating of TL-I5 is required. L. The Chief of Police may immediately suspend the Use Permit upon any singular major incident at this site, or for any violations of the Use Permit. Police Department contact, Sergeant E. Alan Normandy (650) 877-8927 C. Fire Department conditions of approval are as follows: 1. Comments at plan check. Fire Prevention contact, Bryan Niswonger, 650/829-6645 D. Building Division conditions of approval are as follows: 1. Comments at plan check. Building Division contact, Jim Kirkman, 650/829-6670 2 2 ~ -----. 61 ~i I i "1"' ~oOk ~. ,. -. ~ " , '. : .' , ,> ,;;~ t f " i i f I . . - t - ----aoiXj I ' , ! -~(X,t I I I ~-I J: *1 I j r I <IOO~ <t '& ~! >1fli ~ """ Ii '~1 <1S II I II ~ 'I 0 -;;000 II ~ II "J.- 0 I Ii:. I ;,' <1: I -r. > Ii \1.\ \\\ a- \1) .";11 '\:L h () ,~\ """"" .' ..J _,l ~ :-J1t .i, i\ 'I ~ ';3co~ :..) '" Zl! 0 i I IU I I -aoo" ;300'1' o I T-r- II ^, I II ~: I II~. 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'"" i I i I I I il I I i i i ~l'---'T I' y <!)' \-1' ;1 .. -, ..- -_._-- ------- t- pi 'I: ~ I I 'I I I I I' " > P' l-l 11\~ ~ I !!~ I '" Vi [ " ~ i~; d t ~ ~~ u~~.o 8;_ ~ ~~:g~; .~~i u>ili@~os:Z ~""'..::; -'---1 I~ t- R _II "> -7. 1l.l ~ ".,a g] i : '1~1"i\-I'E.)lj I I lil__ ,.f ~~~-,-b ,~ ! . ,I!: . i ~~ i ~+: ' I ~ j j ~ D . II ~l\:tr=f ~-,,';-"'0 L ., m,;'fC,L r ~ ~I ~! :::> 1/1 o ...J U Z w .. .._m_ + .:1 .il i--[ 1- i , 1 J [." ty'! -,;J fL z ~ I!l;!ill , :r: 1/1 <( 0:: f- <<I , ~ r--' J I I " .. jI I ~ + i I ---f- ~I ." -L r _ ~J- I---~ ~L -.I- + -+ J "f\b ,,9 S ,,'2>)1:> I ~ ~ I DATE: TO: SUBJECT: Planning Commission Staff Report January 4, 2007 Planning Commission Study Session of: 1. Use Permit allowing a new 3 story R&D building with a 262 space parking garage, off-site parking for 35 spaces, a use generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard. 2. Lot Line Adjustment allowing the westerly property boundary to be relocated several feet to west on the abutting property. 3. Design Review of new building, landscaping and Design Guidelines for the adjacent property at 200 Oyster Point Boulevard. 4. Variance allowing a parking rate of2.83 parking spaces per 1,000 square feet of floor area instead of3.3 spaces per 1,000 square feet. 5. Transportation Demand Management Plan reducing traffic associated with the development. Zoning: Planned Commercial (P-C) Zone District SSFMC Chapters: 20.24, 20.74, 20.81, 20.85 & 20.120. Project Location: site situated at 180 Oyster Point Boulevard (APN 015-023- 090) and 200 Oyster Point Boulevard (APN 015-023-380), in the Planned Industrial (P-C) Zone District. Owner: Chamberlin Associates Applicant: DGA Case No.: P06-0098 (MNDOO-0074, UP06-0023, V AR06-0007, TDM06-008, LL06-00 & DR06-0080) RECOMMENDATION: That the Planning Commission review the revised plans and offer comments. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard January 4,2007 Page 2 of 3 BACKGROUND/DISCUSSION: The Planning Commission conducted a second Study Session of the proposed development at their meeting of December 7,2006. At the meeting the Commissioners commended the applicant's revised plans and also offered a range of comments including, but not limited to, consider possible additional design measures to improve the building massing, consider increasing special paving for the shared entry drive to provide more visual interest, include a water feature, increase the landscaping on or adjacent to the parking deck, and provide some more detail in the Master Plan Guidelines to guide future development of 200 Oyster Point Boulevard. The applicant has revised the plans in response to the Commissioners' comments as detailed in the attachment. The Planning Commissioners should review the plans and determine if the revisions meet expectations. The applicant has revised the Master Plan as well. More project related information is contained in the November 16, 2006 Staff Report. The applicant has revised the parking plan to conform with City standards by revising the parking spaces that were proposed to be 75 degrees to be a 60 degree angle to the aisle way. In so doing, the number of on-site parking spaces has been reduced by 35 parking spaces for a total of262 parking spaces. In order to maintain a parking ratio of2.83 parking spaces per 1,000 square feet, the owner proposes to provide 35 off-site parking spaces at an abutting property at 1000 Gateway Boulevard that is also owned by the Chamberlain Group and is also occupied by Elan. Off-site parking is allowed subject to a Use Permit approved by the Planning Commission (SSFMC Section 20.74. 120). The property at 1000 Gateway Boulevard can easily accommodate the proposed 35 parking spaces as is illustrated in the following table: 1 000 GATEWAY BOULEVARD Parking Provided: 187 Minimum Required: 124 Excess: 63 City staff supports the proposed parking plan as it conforms to the parking requirements and standards set forth in SSFMC Chapter 20.74 and provides convenient parking access to the off-site parking spaces. A diagram of the location of 1000 gateway Boulevard with respect to the project site at 180 Oyster Point Boulevard is attached as part of the plans. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard January 4,2007 Page 3 of 3 CONCLUSION: The Planning Commission should review the proposed development and offer comments. , Z;~~~ Ste e Carlson, Senior Planner ATTACHMENTS: Planning Commission Staff Report November 16,2006 December 7, 2006 Applicant Responses Master Plan Guidelines Plans DATE: TO: SUBJECT: Planning Commission Staff Report November 16, 2006 Planning Commission Study Session of: 1. Use Permit allowing a new 3 story R&D building containing 101,868 square feet with a 297 space parking garage, generating in excess of one hundred (l00) average dailyvehic1e trips, with twenty-four (24) hour operation, and an outdoor service yard. 2. Lot Line Adjustment allowing the westerly property boundary to be relocated several feet to west on the abutting property. 3. Design Review of new building, landscaping and Design Guidelines for the adjacent property at 200 Oyster Point Boulevard. 4. Variance allowing a parking rate of2.83 parking spaces per 1,000 square feet of floor area instead of3.3 spaces per 1,000 square feet. 5. Transportation Demand Management Plan reducing traffic associated with the development. Zoning: Planned Commercial (P-C) Zone District SSFMC Chapters: 20.24,20.74,20.81,20.85 & 20.120. Project Location: site situated at 180 Oyster Point Boulevard (APN 015-023- 090) and 200 Oyster Point Boulevard (APN 015-023-380), in the Planned Industrial (P -C) Zone District. Owner: Chamberlin Associates Applicant: DGA Case No.: P06-0098 (MNDOO-0074, UP06-0023, V AR06-0007, TDM06-008, LL06-00 & DR06-0080) RECOMMENDATION: That the Planning Commission review the proposed development and offer comments. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16, 2006 Page 2 of6 BACKGROUNDIDISCUSSION: The project includes the construction of a new 3-story R&D building over a garage on the vacant 2.36 acre site. The building will contain 101,868 square feet of floor area and provide 297 garage parking spaces. Similar to other R&D uses, the business will operate on a 24 hour daily basis. The property will utilize a shared main driveway with 200 Oyster Point Boulevard that was recently purchased by Chamberlin Associates. The applicant intends to develop plans for 200 Oyster Point Boulevard early next year. At this time the applicant is submitting Design Guidelines for the 200 Oyster Point Boulevard site establishing development parameters for the future project. Development of the 200 Oyster Point Boulevard site will require review and approval by the Planning Commission. GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE The General Plan Land Use designation of Business Commercial and the site is situated in the Planned Commercial (P-C) Zoning District. The project site's General Plan land use designation of Business Commercial and the P-C Zone District allow R&D uses (SSFMC Section 20.24.020(b)). Businesses generating in excess of 100 average daily vehicle trips, having 24 hour operations, or that have outdoor storage yards require an approved Use Permit by the South San Francisco Planning Commission [SSFMC Sections 20.24.060, 20.24.070(a), and 20.24.070(a), respectively]. A Variance is required to reduce parking and a Transportation Demand Management Plan (TDM) is required to reduce traffic impacts in association with the Variance [SSFMC Chapters 20.82 and 20.120, respectively]. The proposed proj ect appears to be in compliance with the East of 101 Area Plan Design Guidelines especially the following policies: . DE-4 Developments should incorporate the natural site topography rather than creating flat development pads. . DE-IS Developments should de-emphasize the visual prominence of parking areas by placing parking areas away from views from the public streets. . DE-20 Developments should minimize circulation spaces by using shared driveway access between adjacent properties. The proposed development includes some retaining walls, but overall provides a sloped surface that reflects the general topography. Parking is placed behind and under the building where it is not generally visible form the public right-of-way. The development relies on a landscaped shared entry. The proposed project generally meets all of the criteria. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16,2006 Page 3 of6 DEVELOPMENT STANDARDS The building generally complies with current City development standards as displayed in the table in Appendix A. The SSFMC Section 20.74.060(e), requires commercial R&D businesses to provide parking at a rate of 1 space/250 square feet plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any floor area over 50,000 SF. Applying this rate to the development would result in a parking requirement of 359 parking spaces. Similar to all other R&D uses, the applicant proposes to reduce the parking rate to 2.83 spaces/1,000 SF resulting in a total of291 parking spaces. The applicant is proposing 297 parking spaces. As required by South San Francisco General Plan and Zoning Regulations, a Transportation Demand Management Plan (TDM) is required to assist in reducing employee parking demand and proj ect associated traffic. With approval of the proposed Lot Line adjustment, the development complies with the minimum setbacks required for commercial developments. In response to the Planning Commissioners' past recommendations for previous development proposals for the site, the applicant has provided a pedestrian entry facing Oyster Point Boulevard and a pedestrian walkway. The proposed landscaping of 10,280 square feet complies with the City's minimum requirement of 10% of the total site area (SSFMC Section 20.73.040). DESIGN REVIEW BOARD The proposed development was reviewed by the Design Review Board (DRB) at their meeting of August 15,2006 and the Board offered the following comments: 1. Create a clear path from the first floor of the parking garage to the lobby. 2. Move the sidewalk back from the curb and provide a planting strip between the curb and the sidewalk. 3. Use a larger canopied tree on the employee entry side. 4. Create a more useable space for the pedestrian area on the backside of the building. 5. Re-evaluate the landscape choices such as 'White Cedar', 'Mesquite' and 'Cercis Canadensis' to make ensure that they will survive in South San Francisco. The applicant has revised the plans incorporating many of the Board's suggestions. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16,2006 Page 4 of6 The Planning Commission should review the plans and determine ifthe 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: e Building setback ePublic street entry eLandscape plan .Common shared landscaped vehicle entry . Master Plan Guidelines The previous approved development was a little smaller with open and garage parking. LOT LINE ADJUSTMENT A Lot Line Adjustment is being requested to increase the westerly side yard setback. The property boundary change will not result in creating any non-conformities for the abutting property at 1000 Gateway Boulevard (also owned by Chamberlin Group). The boundary change will slightly increase the project lot area. While the Lot Line adjustment is under review, City Staffs preliminarily conclusion is that it appears adequate. VARIANCE A Variance is being requested in association with the TDM Plan to reduce the amount of parking from the minimum required rate of3.3 per 1,000 square feet of floor area to 2.83 spaces per 1,000 square feet. 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 reduced rate is the same rate that has been approved by the Planning Commission for other R&D developments. The TDM Plan shall also be subject to the review and approval by the San Mateo City/County Association of Government because the project generates in excess of 100 peak hour vehicle trips in the peak commute hours. PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PLAN The applicant, with the assistance ofFehr & Peers, a qualified Traffic Engineering firm, completed a Preliminary Transportation Demand Management (PTDM) Plan consisting of a table of the plan and a site plan showing general location of on-site facilities that are attached to this staff report [SSFMC Section 20.120.060 Submittal Requirements]. The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16, 2006 Page 5 of6 developments that exceed the maximum allowed base Floor Area Ratio [FAR] of 0.50 [maximum FAR is 1.0] are required to include in the PTDM Plan 15 basic elements and additional elements delineated in SSFMC Sections Schedule 20. 120.030-B Summary of Program Requirements and 20.120.060. The project FAR of 1.0 exceeds the base maximum FAR of 0.50. As a result, the applicant's PTDM Plan includes 15 basic elements plus a few additional elements. The TDM Ordinance also requires that prior to the issuance of the 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 Review and Triennial Review by the City [SSFMC 20.120.100]. The reviews are 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 PTDM Plan meets all applicable requirements of the City's Zoning Ordinance. ENVIRONMENTAL DOCUMENT A previous Mitigated Negative Declaration (MND) was adopted by the Planning Commission for the original development - a larger development covering both 180 and 200 Oyster Point Boulevard. In accordance with the California Environmental Quality Act (CEQA), no new environmental documents need be prepared, if a previous environmental document adequately addresses the impacts associated with the proposed development. The MND has been judged by City Staff to adequately address the environmental impacts associated with the proposed development. Environmental Impact Reports (EIR) for other developments in the East of 101Area, both approved and under current review, have incorporated the impacts, including traffic, associated with the previous MND in their base traffic conditions. Mitigation measures associated with the previous development will be required to be implemented to reduce the project associated impacts. CONCLUSION: The Planning Commission should review the proposed development and offer comments. ~~- Steve Carlson, Senior Planner ATTACHMENTS: Design Review Board Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard November 16, 2006 Page 6 of6 Minutes August 15,2006 Master Plan Guidelines Plans MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of August 15, 2006 TIME: 4:00 P.M. MEMBERS PRESENT: Harris, Nilmeyer, Ruiz and Williams MEMBERS ABSENT: Nelson STAFF PRESENT: Steve Carlson, Senior Planner Gerry Beaudin, Associate Planner Chad Smalley, Associate Planner Patti Cabano, Administrative Assistant 1. ADMINISTRATIVE BUSINESS 2. OWNER: Park N Fly APPLICANT: Park N Fly ADDRESS: 101 Terminal Ct PROJECT NUMBER: P06-0064: DR06-0050 & UPM06-0004 PROJECT NAME: Park & Fly - Use Permit Mod. (Case Planner: Steve Carlson) DESCRIPTION: Use Permit Modification and Design Review of a new landscaped entry and office at 101 Termninal Court in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32, 20.81 & 20.85 The Board had the following comments: 1. Add a standard irrigation system to the plans. 2. 'Hebe Coed' not recommended as a shrub - choose an alternate shrub to use in the project. 3. Add trees to each end of the drive isles/parking bays. 3. OWNER: Chamberlin Associates APPLICANT: Karen Lin ADDRESS: 180 Oyster Point Blvd PROJECT NUMBER: P06-0098: UP06-0023 & DR06-0080 PROJECT NAME: Use Permit - Malcolm Building (Case Planner: Steve Carlson) DESCRIPTION: Use Permit and Design Review allowing a 3-story, 101, 868 sq ft Office & Research / Development building with a 2-story open garage & surface parking generating in excess of 100 vehicle trips at 180 Oyster Point Blvd in the Planned Commercial (P-C) Zone District in accordance with SSFMC Chapters 20.24, 20.81, 20.82 and Chapter 20.120. Design Review Board Meeting August 15, 2006 Page 2 of7 The Board had the following comments: 1. Create a clear path from the first floor of the parking garage to the lobby. 2. Move the sidewalk back from the curb and provide a planting strip between the curb and the sidewalk. 3. Use a larger canopied tree on the employee entry side. 4. Create a more useable space for the pedestrian area on the backside of the building - develop amenities conducive to social interaction, lunching, and breaks. 5. The Board has the following comments for the plant list on page 6 of the plans: - Prosopus glandulosa-Honey Mesquite is not a good SSF candidate. - Robinia ambiquo 'Purple Robe'-Locust has tender compound leaves that will be severely tattered in the SSF wind. Only use in controlled location. - Cistus ladanifer-Rockrose requires loose sandy soil, which generally does not occur at Oyster Pt. These will likely have a very short lifespan in this area. - Lantana montevidensis-Lantana is a more warm weather plant that should not be used in expansive areas, in case it fails. Recommend something more substantial. 4. OWNER: Alfonso Perez APPLICANT: Sandra Jimenez ADDRESS: 534 & 536 Avalon Drive PROJECT NUMBER: P05-0114 PROJECT NAME: New SFR on Avalon Drive (Case Planner: Steve Carlson) DESCRIPTION: Modification of a Residential Planned Unit Development allowing the boundary line to be reconfigured between two adjoining lots, a new shared drainage system, and two new single family dwellings. Parcel Map to reconfigure the shared boundary line between two adjoining lots. Design Review of two new single-family dwellings on a vacant lot in the Single-Family Residential (R-I-C-P) Zoning District in accordance with SSFMC 20.16 and 20.85 Item not heard at DRB meeting. APPENDIX A DEVELOPMENT STANDARDS Total Site Area: 2.36 acres [102,801SF] Height Maximum: N/A Proposed: 65FT Floor Area Ratio: Maximum: 1.0 Proposed: 1.0 Floor Area Maximum: 102,801 SF Proposed: 101,868 SF Lot Coverage: Maximum: 50% Proposed: 30% Landscaping: Minimum: 10% Proposed: 10% 10,280 SF 10,280 SF Automobile Parking R&D Minimum: 359 Proposed: 297 Setbacks Front Minimum: 20FT Proposed: 30FT North Side Minimum: 10FT Proposed: 10FT South Side Minimum: 10FT Proposed: 10FT Rear Minimum: 15 FT Proposed: 15 FT Notes: Variance and TDM Plan requested to reduce parking. - ~'t\l ~ S (0 n >-0 ... t1 ~ v 0 C4l1FOp..~\~ - DATE: TO: SUBJECT: Planning Commission Staff Report December 7, 2006 Planning Commission Study Session of: 1. Use Permit allowing a new 3 story R&D building with a 297 space parking garage, generating in excess of one hundred (100) average daily vehicle trips, with twenty-four (24) hour operation, and an outdoor service yard. 2. Lot Line Adjustment allowing the westerly property boundary to be relocated several feet to west on the abutting property. 3. Design Review of new building, landscaping and Design Guidelines for the adjacent property at 200 Oyster Point Boulevard. 4. Variance allowing a parking rate of2.83 parking spaces per 1,000 square feet of floor area instead of3.3 spaces per 1,000 square feet. 5. Transportation Demand Management Plan reducing traffic associated with the development. Zoning: Planned Commercial (P-C) Zone District SSFMC Chapters: 20.24,20.74,20.81,20.85 & 20.120. Project Location: site situated at 180 Oyster Point Boulevard (APN 015-023- 090) and 200 Oyster Point Boulevard (APN 015-023-380), in the Planned Industrial (P-C) Zone District. Owner: Chamberlin Associates Applicant: DGA Case No.: P06-0098 (MNDOO-0074, UP06-0023, V AR06-0007, TDM06-008, LL06-00 & DR06-0080) RECOMMENDATION: That the Planning Commission review the proposed development and offer comments. Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard December 7, 2006 Page 2 of 3 BACKGROUNDIDISCUSSION: The Planning Commission conducted a Study Session at their meeting of November 16,2006. At the meeting the Commissioners offered a range of comments including, but not limited to, increase the building articulation to reduce the massing, greatly reduce the amount of glass fiber reinforced concrete panels (GFRC), provide a better transition between the building materials (i.e. glazing and GFRC) especially on the west facing elevation, redesign the shared entry drive to provide more visual interest and consider including a water feature such as a fountain or stream course, provide better facing material on the retaining walls along the street, place the sidewalk back from the street to provide a more comfortable walking environment, provide a more graceful connection between the public sidewalk and the building entry facing Oyster Point Boulevard, increase the landscaping on or adjacent to the parking deck, and provide a greater level of detail in the Master Plan Guidelines to guide future development of 200 Oyster Point Boulevard. The applicant has revised the plans in response to the Commissioners' comments as detailed in the attachment. The Planning Commissioners should review the plans and determine if the revisions meet expectations. The applicant is revising the Master Plan but was not complete as of the preparation of this staff report. The document will be distributed next week. More project related information is contained in the November 16, 2006 Staff Report. City staff does not support the proposed 75 degree parking configuration and in the past has only supported the parking layout illustrated in the Zoning Ordinance (Chapter 20.74). The applicant is unnecessarily pitting two issues against one another. The proposed project site is vacant and the owner controls all the abutting lands. They can easily adjust property boundaries to increase the site area and provide 90 degree parking, or they can slightly reduce the number of parking spaces to achieve a parking ratio of2.8+/1,000 SF and provide 45 degree or 60 degree parking, or they can slightly reduce the building floor area and provide 45 degree or 60 degree parking, or some combination of these three options. The project should meet the City's parking requirements and provide the increased landscaped set back. The Commissioners also asked that City Staff review the traffic circulation plan for vehicles exiting the project site via the intersection of the shared driveway at Oyster Point Boulevard. The shared driveway was designed by civil and traffic engineers to function as the main entry and exit point for both 180 and 200 Oyster Point Boulevard. The driveway provides lanes in and dual exiting lanes and it is aligned with the driveway across the Boulevard. Because of the traffic volumes the intersection was required to be (and is) signalized. New signals will be installed to accommodate the shared driveway and the intersection signal phasing and timing will be adjusted to accommodate the future left turn movements from the project site. Phasing and timing priority will be given to through traffic traveling along Oyster Point Boulevard. Should Oyster Point Boulevard traffic congestion result in Staff Report To: Planning Commission Subject: P06-0098 180 Oyster Point Boulevard December 7, 2006 Page 3 of 3 backups along Oyster Point Boulevard at the project shared driveway, vehicles will be stacked on- site until the congestion clears. With the installation of the traffic signals and modification of the signal timing and phasing, no significant traffic effects are projected to occur as a result ofthe proposed developments at 180 and 200 Oyster Point Boulevard. CONCLUSION: The Planning Commission should review the proposed development and offer comments. Isl Steve Carlson Steve Carlson, Senior Planner ATTACHMENTS: Planning Commission Staff Report November 16,2006 Applicant Responses Master Plan Guidelines (Not available until next week. The document will be distributed to the Planning Commission prior to the meeting.) Plans a CHAMBERLIN ASSOCIATES Response to the Comments of the 1st Planning Commission Meeting on December 7, 2006 Prepared: December 20, 2006 I. Architectural Design The Commission comments on: a. Demonstrate the significance of the building as it relates to its surroundings. b. Demonstrate that the building design fits into the existing context. II. The View Towards the West Employee Entrance The Commissioners recommended providing better screening from Oyster Point Boulevard towards the west employee entrance while at the same time emphasizing all employee entrance points with accent paving. III. The Lighting Scheme The Commission recommended that the design team provide design intent of how the site will be illuminated. IV. Water Element The Commissioners strongly recommended adding a water element. V. Break up the Visitor Parking The Commissioners recommended breaking up the visitor parking area to avoid a " stale" look. VI. 75 Degree Parking The Staff of City of South San Francisco does not support the proposed 75-degree parking because it is not one of the approved parking standards in the zoning ordinance. VII. Master Plan Guidelines of 180 and 200 Oyster Point The Commissioners recommended that the design team provide more details in the Master Plan Guidelines. VIII. Articulate the Building Corners The Commissioners recommended providing articulation or termination at the building corners. ~ ~IIIII DGA planning I architecture I interiors ft CHAMBERLIN ASSOCIATES Proposed Master Plan Guidelines for 180 & 200 Oyster Point Boulevard Buildings Dec 7 2006 These design guidelines are to ensure that the developments at 180 and 200 Oyster Point Boulevard in South San Francisco are compatible in the following respects: maximum development, height and massing, building setbacks/public open space, common shared driveway, building design and landscape plans. In addition, the guidelines include the City's requirement for an easement for 230 Oyster Point Boulevard. All three properties lie within a Planned Commercial Zone. Height and Massing The 180 and 200 buildings will have similar height and massing. All buildings will be located close to Oyster Point Boulevard to establish a continuous street front. . The massing of the buildings shall be developed between the FAR 0.8 to 1.0. . The height of the buildings shall be complimentary to each other. Building Set Backs/Public Open Space The set back along Oyster Point Boulevard will be complimentary from 180 to 200 Oyster Point Boulevard. The set back distances will be determined relative to the lot size and will create a pleasing street experience and to optimize visibility from the main Oyster Point Overpass toward each building. . Front yard set back: 30 feet to 37 feet, zoning ordinance requires 20 feet . Side yard set back: 10 feet per zoning ordinance . Rear yard set back: 15 feet per zoning ordinance Easement Agreement for 230 Oyster Point Boulevard Per City requirements, the design of 200 Oyster Point Boulevard will include an easement for egress from 230 Oyster Point Boulevard. Building Design A common building language shall be established by utilizing similar design vocabulary, materials and color and maintaining similar orientation and site conditions. The north fa~ade demonstrates slick horizontal expression to enhance the visual experience of passing vehicle. The functional space arrangement will be similar with the lab /office over the parking garage. Building will be articulated with similar design elements such as entry canopy, etc. Landscape Design A common landscape theme will be established by repeating tree and shrub planting patterns and species to create a consistent rhythm at street edge, open space and entry points. The planting palette along Oyster Point Blvd. will establish a conifer canopy (Le. r~di;~1 ~W;n1%lb: IIIrIt..IIII1 DGA planning I architecture I interiors ft CHAMBERLIN ASSOCIATES Monterey Cypress) within the building setback providing a consistent evergreen streetscape. This Oyster Point Boulevard streetscape is punctuated by the Oyster Point Drive intersection that introduces flowering accent trees (Le. Redbud) and ornamental plantings at the campus entry monuments providing for seasonal interest. The planting palette along Oyster Point Drive will establish a stately allee' of high canopy deciduous trees (Le. Sycamore or Honey Locust) for the entire length of the drive. Common Shared Driveway-Oyster Point Drive A common shared driveway will be created as the main entrance drive to the 180 and 200 buildings. This driveway also provides egress to the 230 Oyster Point Boulevard building. Oyster Point Drive is aligned with Veterans Boulevard to the north. The driveway will have four lanes, two lanes in each direction. The landscape character will complement Gateway Boulevard and emphasize the sense of arrival at the business park. The high canopy of trees along the drive, the flowering trees at the entry monuments and drive terminus and the ornamental grasses and shrub plantings at the ground plane will heighten the entry experience. The corners of the entry drive will provide a graceful, terraced entry statement incorporating monument signage and accent planting on either side of Oyster Point Drive. This entry layout unifies the properties and creates a sense of grandeur in scale with the entry monument across the street at Veterans Boulevard (Britannia Oyster Point) enhancing the sense of place at the intersection. At the south end of the driveway a composition of patterned planting will serve as a terminous focal point for the campus entry drive. ~.." .....iiHj DGA planning I architecture I interiors ~ . 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' Planning Application - Planning Commission Meeting III EXISTING BUILDING PHOTOS Dee, 18 2006 page 0 I \t ,.I;~ \ ~. t .~ - .1':10 681 Gateway Glass Curtain Wall 681 Gateway Aluminum Moulins 681 Gateway South San Francisco Aerial 1700 Owens st San Francisco Aerial 681 Gateway Canopy ft. 180 Oyster Point - South San Francisco ~~t~~I~~H~ < i" Planning Application. Planning Commission Meeting III EXISTING BUILDING PHOTOS - Dec, 18 2006 page 02 VIEW FROM OYSTER POINT BLVD. - '~--'.--.,.. '"' ~ -;;:::'--- ~. -;;"UlIlll1U ... -.!!~IIIII'lIt' - .---. 1.-",' ;, l3PIll~l' . ...,:\ - ~,v - - I I ~~ -~-..,---'.... ,;:;:--- ..~ ~~ -- -- - . ft. CHAMBERLIN ASSOCIATES 180 Oyster Point - South San Francisco '.'1', ..,.~ ~ Planning Application - Planning Commission Meeting III VIEW FROM OYSTER POINT BLVD Dee, 18 2006 page 03 VIEW FROM VETERANS BL. """1 II:l -, --. .._;:::~~.. -~ .k..:::..~ 4''''~. -."" _.:....- .. , ....'-1: ....~ . ........-: ... 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SITE WALK HALT PAVING DSCAPE TO PROVIDE PRIVACY GE PLANTING TO SCREEN (l\ CHAMBERLIN ASSOCIATES E, POTTED LANDSCAPE ISLAND F. WATER ELEMENT 180 Oyster Point - South San Francisco .L.... Planning Application - Planning Commission Meeting .n- - LANDSCAPE PLAN ,.,. ~~~ Dec, 18 2006 page 05 ., .-,--r .-... .......- SEATWALL DINING TERRACE HARDWOOD BENCH LIGHT FIXTURE '~" I I ~ LANDSCAPE ON THE PODIUM B CHAMBERLIN ASSOCIATES 180 Oyster Point - South San Francisco - Planning Application - Planning Commission Meeting III LANDSCAPE FEATURES y. Dee, 18 2006 page 05-2 ,; ACCENT TREE ... A I . ~ ,c..,. -;'." II t I ENTRY RAMP 8~CUP MAC i I I s s j;:.; r;':-'! ',.-;' . '.~ . ~ . il' ....;. :~""''- ~':,/"~~G OYSTER POINT BOULEVARD (./. " ~ .. R'ff' -. "] .~-, BUILDING ENTRY SIDEWALK ENTRY N " s S S 5 CONCRETE CURB WALL s s s s F 4 CUP MAC seER CAN ACCENT TREE 38 PLA ACE ENTRY DRIVE TREE 5 CER CAN ACCENT TREES CONCRETE N WALL TERRACE ENTRY I TREE PlANTERS I CONCRETE WALL . 'l. )- ~ --> ,. .- .... ... c. , LAWN . ~",' " ~ .. s s s s s s s s s s s s D -1----- - - - . . S 5 sssss S s s s s LIGHT DESIGN INTENT: A. Provide bollards accent lighting from exits to property lines. B. Illuminate the building entrance and public area with canopy down lights. C. Illuminate the podium with decorated 12'-0" pole light. D. Provide 20'-0" high pole light to illuminate the visitor parking. E. Provide Driveway high pole light to signal the entrance. F. Provide back-lite sign and up lighting for the accent trees. ft. CHAMBERLIN ASSOCtATES 180 Oyster Point - South San Francisco Planning Application - Planning Commission Meeting III LIGHTING PLAN - Dee, 18 2006 page 06 - - .'-.:: : ~ ......' -. .. . ..... - ~ .- ~ " .') .~ ,-.., . "-'.'- ~' .~~ ~'I' .,,<~:~'.: ~.. ~~,'- I It . _ . ~ . ~:, <lit: .~~.~. __~;a - .- .'111< ~ ';'_'")JIJ '. .. . ..... -,' -- ~. -~~ . ..~, ..,~~. ... ,.... ~~ . I t ~. '.. .... ..; (:....-t 't . .' 4 ,,' ".r. - . .I,~~ 1:- "" ._-#~ ; -. , .. " .- .. .-~~ - . "<Ill" -. .. ..... '... -- -- - -- -- -- - .:.' "'i:. ~~..;~.' ',., ....,~ '" ~':'.. "'-.. .. '..... '.::"~.'. .' . =-"" :;... - :-.a. -- ~ ... ----I" -. '--..'''''=- ....... -- --- .,~.. ~ .. / ;':;Ii. . ~ -- 180 Oyster Point - South San Francisco B. CHAMBERLIN ASSOCIATES Planning Application - Planning Commission Meeting '" PERSPECTIVE Dec. 18 2006 page 07 ==-- --- ----- - =:~ - ----=-= =::',' )) OYSTER POINT BOULfVA.R:D ~ \ ,j] (11 " , (i) C') "SJ :6) (D :,9~8 (!) " oJ . 10 ~ , I ~ , C .~ ~ ~-- ~I I l). l ;ff il-:Ji- I ' III i II:' II II i l) cr . ~-, I I I ---.EJ-----S------S----- ---- I "...'C'AA..J'CH~A...I - (7,.ny) I T .!; . = -~!---.e-.-- 1 '). .. 1 . g: f; ~T'':;:---'-- - ...,. .~ ....-- ~~:",_ I __ !!,i -- -+- I ...,. ~- - I I I SUVICE YARD T~ (1,IIOS1') ~I- r ....... ,,- 4 - ... t:. ...,. -- I ftlUK_1ltJIIIIN ~. [- lll-- -0 I - r " i 100-0 .. O' ci :< ~I 'i ~- c " N SMll2:Y"" ;SU95' I . I , P!'l ~ ~__L_ ~J GRAPHIC SCALE ,. . ~ . - -- - . : 180 Oyster Point - South San Francisco IIi'lJ'EE:T) Planning Application - Planning Commission Meeting III FLOOR PLAN -UPPER PARKING LEVEL - ,,~-- , =-- ,l.. -~~~~::::::::::::.::. i- . l II ... J \j i---- c \ \ \ \_---- KEY; USABLE AREA GARAGE AREA VERTICAL CIRCULATION MEP AREA _ 3 HOUR SEPERATION 8. CHA~IBERLlN ASSOCIATES Dee 18,2006 page 08 CITY OF SOUTH SAN FRANCISCO INTEROFFICE MEMORANDUM DATE: January 4, 2007 TO: Planning Commission FROM: Chadrick Smalley, Associate Planner SUBJECT: Peet's Coffee and Tea - Review of proposed light fixtures On September 7,2006, the Planning Commission approved Use Permit UP06-0022 for a limited service eating and drinking establishment (Peet's Coffee and Tea) to be located at 102 Grand Avenue, in the Downtown Commercial zone district. In accordance with Condition of Approval No.8, the applicant has submitted elevations and details of proposed additional exterior light fixtures for review by the Commission. The plans and a narrative discussing the design rationale are attached to this memorandum. Additionally, the applicant has submitted a narrative and photo simulations detailing the proposed removal ofloose television and phone cables from the building, pursuant to Condition No.9. These materials are likewise attached for informational purposes. [[;-~ \ ..... -} J Peets Coffee Peet's Coffee & Tea 1400 Park Avenue Emeryville, CA 94608 Tel.: 510.594.2100 Fax: 510.594.3277 December 18, 2006 Mr. Chadrick Smalley City of South San Francisco 315 Maple Avenue South San Francisco, CA 94083 RE: Peel's Coffee & Tea- South San Francisco In regards to the Condition of Approval #8 as approved by the Planning Commission on September 7, 2006, Peet's Coffee has put together the attached light study. These renderings are just a representation. They were completed to show the expected light spread of our exterior fixtures based on comparing the light spread at other Peet's locations when using a similar light fixture. These renderings do not show light from the new Peet's signage, the existing street lights, or existing sidewalk light fixtures. They only show light from the recessed can at the entry and the two wall mounted elbow lights that you are reviewing. The goal here was to find a light fixture with a large footprint light spread for maximum coverage using minimal fixtures. Our intention was to try and wash the building with light as well as the sidewalk. These lights were chosen to tie into the character of the existing building and the character of the new Peet's store. We hope this will help clarify our intentions in regards to the exterior lighting and in response to the Condition of Approval #8. Best Regards, f~ JEFF HAYWOOD Peet's Coffee& Tea PROJECT MANAGER 510.594.3250 OFFICE 510.912.3047 CELL 51 0.594.3277 FAX [email protected] Ihls (DJfee ".. . 1 02 GRAND AVENUE LIGHT STUDY PLEASE NOTE THE FOLLOWING RENDERINGS ARE JUST A REPRESENTATION. THEY WERE COMPLETED TO SHOW THE EXPECTED LIGHT SPREAD OF OUR EXTERIOR FIXTURES. THESE RENDERINGS DO NOT SHOW LIGHT FROM THE PEET'S SIGNAGE, THE EXISTING STREET LIGHTS, OR SIDEWALK LIGHTS. THEY ONLY SHOW LIGHT FROM THE RECESSED CAN FIXTURE AT THE ENTRY AND THE TWO WALL MOUNTED ELBOW LIGHTS THAT YOU ARE REVIEWING. ABOLlTE HARBOR FINISH. Available In Arthitectural Textured or High Gloss linlsh. LAMP OPTIONS. Single Compact Ruorescent lamps, High Intensity Discharge, and Incandescent lamps. CfL and HID lamps availab~ - order separately; Incandescent lamps by other. MOUNTING - Cast hub tapped for Yo" NPT conduit. Choose trom a w~e variety at wall and gooseneck brackets (see accessory section). REFLECTOR - Heavy-duty, spun aluminum. SOCKETS. Incandescent (rated 660 WatV600 Volt) and HIO (4KV pulse rated) are medium base portelain. Compact fluorescent 26132/42 Watt sockets feature smart push-pullthennoplastic design lor ease ollamping. GLOBE. Prismatic shatter-resiSlant and heat-resIStant glass. (frosted globe available as an option). BALLASTS - Compact Ruorescent: factory pre-wired in neck, high power factor electronic ballast will operate 26132/42 Watt lamps. CFllamps are rated lor -lBoCfOOf. HID versions: remote high power factor -must be ordered separately. c@us USTE' wetloellll0" DIMENSIONS A e Fixture Rolled llgtll line FIJlule Relleclor Fleldlnslalled Prell. Wattage Source Vollage FinIsh Size Globe Mounlmg Accessones "OR 26132142 CFl-SingleCompact UE MSV-MetalliCSllver A115'15'Alummum PG4- 4'Clear lOS96WL-8 preymedle.lds_ 1rn;llIC'es3l4' Wire Guards Auorescent 347 GWl . Gloss WMe Reflector Prismatic topmountiAgcastinog L.ltJeledlOt Remote8allast GBK.GlossBlaCk A120-20'Aluminum GlassGlolle 'wellocabOIl'mounting GRO.GtossRed Rcllector Poles & ZOO INe-lncandescent 110 GGN - Gloss Gr~n PG4F - Pole8rackets 50 MH. Melal Hahde2 IZO GPT.Texture(lGrap~e 4" Frosled RUS. TeKture<l Rust Pfismatic Stems 70 Ml' VGN.TwledVerdigns GlassGlolle 100 150 175' 1. Musluse reducedenwlopelamll. 2. MHfemoleballast required (see accessory settlon). 3- Mlllll-tJp supplied lor 70. 100. and 175 wan. b lS' ,be"i'edur..I Du.dDor l;~"Ii..1C Praleel Name Catalog' flltureType @2006LSIINOUSTRIESINC J I 1/ ~ ~ , A WEALTH OF CHOICES TO MEET YOUR NEEDS r ( r I 1 r ~ ) r ref I ec to r 'i . Heavy-duty, spun alumioum ref1ectors are available in 15~ and 20" diameters in brushed anodized aluminum, painted natural aluminum Of hiljl-gloss finishes mounting options . Cast hub tapped for 3/4" NPI wlldUlt . ApprO'Jed lor wet locations (factory prewlred available with 96" leads) .10' white or black cord sets with matching canopies . 6' black cOiled cord and SWN.; opliomavailable . SUitable for 3I4~ pendants, bradets, goosenecks. pole and wall-mount brackets ballasts . Compact fluorescent. Higl poINef factor, self-contained Compact Fluorescent ballasts allow the use ofax-d sets With Compact FluOIesceflt tamps . Metal Halide. ReqUires use of remote high power factor ballast as 11 field-installedaa:esS4XY ... I!!I! Iii prismatic glass globe . fully tefl1lefed,prismatic glass globe is heat and shattef.-resistant, with 11 choice between clear and frosted glass . One-piece sjli:one gasket and enclosed optics provide 11 oontinuous seal to prevent entry of dust. moisture and insects . Slide-on wire l}Jards are available as rtekHrntalled accemnes ";""1 "- ..-J u ~:'1~-7 ( ~ c II I ~ ./ " , "'"' ~ -I. -I ~ ~ ... . ~ . I . r-- \\ ... I STYLISH SOLUTIONS FOR OUTOOOR AND INDOOR SPACES .... With the hK;1~ ~yled Outdoor and Indoor Harbor Serie" stn~ng aesthetics and dependability combine to provide a lighting solutKln that is as effi:ient as it is beautiful. The AboIite Harbor Series provides the ultimate in """bility, offenng a wide variety of choices in options and aa:essories to help you design the ideal lighting solutKll1 for your outdoor and indocr corrrnerdal space. .) beautiful aesthetics to highlight every design strategy A variety of oolor schemes available on fixtures,lKackets. stems and poles enables the Harbor Series to enhance Mrf indoo" or outdoor commercial space. color selection IJ\ .:--l BRU - BRUSHED. ANOOllfO AWMINUM G.1 l PNA - PAINTED NATURAl AWMINUM ~ r L l GWI - GlOSS \\Ij1lE 11 - GBK . GlDSS BOO 11 - GRO - GlOSS RiO II - GGN - GlOSS GREEN -- RUS.TEXTUREO RUST a_ VGN.IlXTUREO VERDIGRIS . - GPI-IlXTUREO GRAPHITE C 2004 lSIINOUSTRI[S INC. abolite harbor ordering information '16I3114ZD'L-Sn:JeI:aT1>1lIIJ!.Uri_ 'I.BIlU-1Irushoi AlI5-15'~lJI1i.I1JI11IPG4.4"a ,lOS96l\\..'8'iJ'WK'd.lea<is.lrdU<iesY4" I : Auaescent Electrmlt Anodized RellectlJ PrismatIC Itopmountmgcastlllg.labeledfOf , (11O.Z1JV 5OI1il1lz) ~uminum' Glass Globe \wi Iooluo" ""unling Iii 34JV .PNA-I\WtOOIl1JJaIAJ1I)-2O"~1JI11",,\ ICA1ZOWHT.1UprewiredWhitelXlld~1 200 ilOC.locaooesceot 120 1 A1umll1lJm" Reflecta : PC4f. laodcaoopy. 50 .MH-MetaIHalide 110 iGWI.QossWhrte . 4'ftll\tol CA1ZOBlJ(.IUprewiredbliKltlllld~1 I 10 I Z17 IGBI(.Qoss~iKIt '11Iismatic ,"'ta"'I'Y' 100 ,GRl).QossRoI G."GIobe CA1ZO\\lf1S-10.pr....redwf1itelXlld~1 I tJ5 ,GGN.QossGreenaoocanopyWllhSWfoGOplt., IGPT-T..tlled I .CA1Z01l1J1S.1Uprewired~iKltlllld~1 Grajilte I ;"'canopy"'thSWfoGOpuon. ,RUS-textlJl!d RC12B1J(.6'~ewJredblackCOlledCtJdsel ItN-y..lLred l,oocanopy.lrdu<iesSWAGtable. Veld,," I "Indoa applications only "Outdoor appliCdtions. consult factory field.installcd - HID remote ballasts indoor loutdoor Desai tlon MaXimum DiStance Lam to Ballast Order Number 50-WatL Metal Hal~e, Remote Indoor/Ouldoor Ballast 15feet WlRB 50 MH 110WHT 10-WalL Metal Halide, Remote Indoor/Ouldoor Ballasl t5 feet WlRB 10 MH MTWHT JOO-Watt, Metal Halide, Remote Indoor/Outdoor Ballast 10 fee' WTRB 100 MH MT WHY 175-WatL Metal Halide, Remote Indoor/Outdoor Ballast 165 feet'" WlRB 175 MH MT WHT "'Based on #14-gauge wire, and may be greater or less depending on wire size. field.installed - postline ballasts SO-Watt. Metal Halide, Postllne Ballast lO-Walt. Metal Halide. Postline Ballast tOO-watt Metal Halide, Postline Ballast 6feet 6feel 6 feel PBSOMH 110/177 PH 70 MH 110/177 PB l00MH 110/177 field-installed - contemporary wall brackets I,. 8' Pole - Steel r Round. textured white 1li Pole - Steel 4" Round. textured white 12' Pole - Steel 4" Round. textured white Square Base Cover - textured white RlM4RPS1OGBWH~ RlM 4RP SlOG 10WHT RtM4RPS11lG 11\\1jT 4SBC WHT po I e I. 8' Pole - Aluminum 4" Round with Square Base Caver. satin anodized 10' Pole - Aluminum f Round with Square Base Cover - satin anodIZed L 12' Pole - Aluminum 4" Round with Square Base Cover . satin anodized Note: Aluminum poles are also available in standard Authentic Abc/ire gloss cobs. field-installcC! - pole bracket Oescri tion Order Number I Contemporary single pole bracket - small - gloss white I Contemporary single pole bracket -large. gloss white _ _ Now: Steel poles and brackets are also available in standard Authentic AboMe colors. ere 1 GWT CPCL 1 GWT c@us LISTED Wedkr'M!llocalllf6. ~' , tlllLl LSlUQ-HlNG SOlUTlO\tS PI.US ~ 10000 Alflolnce Road . GKiYlJri. Ohio 4-5242 r / r. (')13)7Q3.nOO . fAX(S!1l7CJ1-0147 . wW\\I.N-i1c:k..'>trit-s.((lm n. u.u..~ 5/04. 10M. 2320 ABOLlTE GOOSENECK AND WALL BRACKETS GB J 3 GWT - 3/4- Single Reflector Gooseneck Wall Bracket. Features rigid conduit and cast wall plate which fits 4' octagonal box (by other). The bracket features a gloss white powder finish. 1 314' NPT .L 3' T 39" 2-112' -11- . 4-112" 1-25-'14" GB K 3 GWT - 3/4' Single Reflector Gooseneck Wall Bracket. Features rigid conduil and cast wall plate which fils 4' octagonal box (by other). The br.lckBt features a gioss \.,;,rte powder finish. f 12-5/8" l 314" NPT I-- 12-318' -I GB P 3 GWT - 3/4' Single Reflector Gooseneck Wall Bracket. Features rigid conduit and cast wall plate which fits 4' octagonal box (by other). The bracket features a gloss white powder finish. 41.3116" 4-1/2" +' 3/4' NPT-- 15 GB U 3 GWT - 3/4' Single Reflector Gooseneck Wall Bracket. Features rrgld condUit and cast wall plate which frts 4' oclagonal box (by other) The bracket teatures a gloss white ~der finish \-3/8" L 3/4' NPTJJr=I- 37-1/2' Replacement CA 5 " Gloss white powder finish (other colors available). . Mounts to recessed 4" octagon box (by others). _3_1/2" Accepts 3/4" rltl CondUit t JIB" Sel \-314" Screws -----1 1--'.31<"-1 CWBM 1 GWT and CWBL 1 GWT - Contemporary Wall Bracket with gloss white powder finish. 5-112' ~~09' ".1(( I ". r ,.112' "; -7/8 ,- 4.-718" CWBM 1 GWT CWBL 1 GWT DWB 1 GWT - Single Refleclor Wall Bracket. Four 5/16" diameter holes are provided lor wall mounting The bracket features a glass white powder finish. Hfill I~:j Mounting Hole Centers - 23.7/8" I 18.114" l f 6' 1. 1~4' N PT ..--19-314'--1 kf..,."o<.w., Dahloor 11&"""1: Project Name Catalog' @2oo6LSIINOUSTRIESINC Fixture Type Peel.s Coffee & Teo 1400 Pork Avenue Emeryville, CA 94608 Tel.: 510.594.2100 Fox: 510.594.3277 December 18.2006 Mr. Chadrick Smalley City of South San Francisco 315 Maple Avenue Soulh Son Francisco, CA 94083 RE: Peel's Coffee & Tea- South San Francisco In regards to the Condition of Approval #9 os approved by Ihe Planning Commission on September 7. 2006. Peet's Coffee hos put logether the attached before and alter series of photos. These pholos are just a representation of how the existing residential elevations might look after most of the cable and telephone wires have been removed or relocaled. The goal here is to completely remove or relocate all the loose black and white cable os seen in the before photos. We are also contacting Ihe phone company fo help relocate some of their loose wire oswell. Some of fhe existing conduit in front will be removed during the construction 01 the Peel's space. Per PG&E some of the conduit can nof be relocaled or removed. Such conduit will be cleaned. re- primed and painted to blend into the exisling fa<;:ade. We hope this will help clarify our intentions in regards to the cabling problem and in response to the Condition of Approval #9 at the exterior of 102 Grand Ave. Best Regards. f~ JEFF HAYWOOO Peet's Coffee& Tea PROJECT MANAGER 510.594.3250 OFFICE 510.912.3047 CELL 51 0.594.3277 FAX [email protected] TheIS CoJke cSt- T~. iii 102 GRAND AVENUE BEFORE CABLE AND TELEPHONE WIRE REMOVAL THESE PHOTOS WERE TAKEN PRIOR TO ANY EXTERIOR PAINTING I-lAVING BEEN COMPLETED. - ~, ~'. , ~'fItI . ...,.-.-..-..-.:-' ~~- . - --.:~.....- . :. -~-.-...~ ~ ... ~~..... ..~~,.:'~-~~;%.:. - 11": ,- .", ~ - --.'--.... - ---- ..... :'-~._---~~- - ... - - ----- ~ .- - - ~- ...:,-::;~-'" :::.'- ~ ..~ ... . ~,-,...,.." - .......,=-:_.~'kS: -_>_~~_:.___- ~~ - "-- 'r r- oW. "- ~ ! .. ~-..;..,.~ - ',...--- .. L_~. -.::l - - - --- ..----- =- .- -- ~ ...::;;: -...:a-':;:;' .. .--;;.;...-- ~:-.=:... --- .~ ~ A . .--~ - ~"-' _, . 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", "t I 1 '1;-' . -- - ----. -,.- - . ~._"-,~....._y...:'''''k'''~~::;w' .... .=-~ - - . :e --_.~ BAY -,"_11.11" 1J '!;:--:r.... .-~ .- --- -- ..c..,...__ -- - -- " .~,~ . .;- ........x..-~_ .-~.'.- j -1.'~ --- .. "~~~~ ":~c.~,, .. I ....,-"..;.-"'-.~I d ~. <::;; 100..0 .~-- - I~ G--o<_.._ , .. ~ - .. - . ~. -~---:.....,. \ i -~-- ~"'- J. .-d . - -:r:::::=:= ~~ . - ~ ----, ...--'... - ~~ }' I ~ I : ~$ --I - l-.;,i ~ ., .1 , 11 !l ~~ - .:~(, i~ ~ ~,' ..~-'-' i, ~, ;I. ~ :~ ......... ~ ~. r-. r:- - ", ""' .- . ..- - ~. -----. '-" -- -- ~~ --::._;' ..~~~O,'~;;.~,,~ ~ c "1' " ,,~ ..-.- . --~ ". ~ I ~ , . . .. - ~ - " .. -- ,...---..... - n..._ . ; _....-::';:~ " . .. --.:"'. ....-.-:-- -::.-w'-. - - :....... t.. - ""l\' -=1 ~..~ , '" --, ~ - - .-$ ~ -~-~ ,., -- - - ~ -~' ~ - '-'=~ .- .. ,-:"'" -,," ~~. ~' -~,' ...... ~ ,.,.. . II!!!' I {'J- :: ... I!'! -, ~, ; r1 L ~ " F ""'T ~ -' I~-- I -.,- ~I ..., . li- . . I I .'- TheIs CoJfee &T~. II 102 GRAND A VENUE AFTER CABLE AND TELEPHONE WIRE REMOVAL PLEASE NOTE THE FOLLOWING AFTER PHOTOS ARE JUST A REPRESENTATION OF HOW THE EXISTING RESIDENTIAL ELEVATIONS MIGHT LOOK AFTER MOST OF THE CABLE AND TELEPHONE WIRES HAVE BEEN REMOVED OR RELOCATED. THESE PHOTOS WERE TAKEN PRIOR TO ANY EXTERIOR PAINTING HAVING BEEN COMPLETED. - - - -~.~.,~:;-~~.. --- _........-~ ::--:-:~:.....--..;~.-~ ~;.~-:::.::::.: - :::!:.'...."'.-,.. .......-- ;_.._~"- ....~..;_...,..~=-r:=,.,--'-'-- .......:.- --'--- .. - ~-~~_. --,.,o- r ~ T 1 ;~:~_-'#ws- IT. - -<r r .... , ~ , .,..~ .' ~;~t~~ - ~ -r- r _--'-' if ~ ~-- _.: .~ -- ~ -- ----~ ~ ~=-, '"'" -~ - -- " ~ , ~ ---:..=:......- '--=- - ~ . =---.- ----=--- -~ ~ .';'... .,::......;;.->.:.....~ : ,:;-.Ji,:. -;_'..." ;_. ~~ .;-.......... ,...'-0..:...... -~ ~~.-~~ --- .~~ I ~. ~ - . oJ; ._~ ;..;.~ .---,-- ;:.... .....J fII!'. .... ...-.- -- r-"~'- ~ I I - -- .J .", -- --- . I ~ ,,~,.--~--- , 't' " - ---- -'--' --.--." '-- ~- .,' " ,.:.' 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