HomeMy WebLinkAbout04-19-07 PC e-packet
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
April 19, 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].
John Prouty
Chairperson
Judith Honan
Commissioner
Marc C. Teglia
Commissioner
Wallace M. Moore
Commissioner
Mary Giusti
Vice-Chairperson
Eugene Sim
Commissioner
William Zemke
Commissioner
Susy Kalkin, Chief Planner
Secretary to the Planning Commission
Steve Carlson Michael Lappen
Senior Planner Senior Planner
Gerry Beaudin
Associate Planner
Chadrick Smalley
Associate Planner
Bertha Aguilar
Clerk
Please Turn Cellular Phones And Paaers Off.
Individuals with disabilities who require auxiliary aids or services to attend and participate in this
meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the
meeting.
PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
April 19, 2007
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 February 15, 2007.
PUBLIC HEARING
2. Kaiser Medical Office - Time Extension
Kaiser/Owner
Kaiser/Applicant
230 Oyster Point Blvd.
PCA06-0008: UP04-0031, PM04-0003, DR04-0077, & TDM04-0004
(Continue from April 5, 2007)
Time Extension for a Use Permit and Design Review to allow the construction of a single-story medical
office building on Oyster Point Boulevard in the Planned Commercial (P-C-L) Zoning District in
accordance with SSFMC Chapters 20.24 and 20.81.
ADMINISTRATIVE BUSINESS
3. 6 MONTH REVIEW
KC & L Seafood, Inc.
Kin Man "Timmy" Kan - Owner
Fumio Suda, Architect - Applicant
390 Swift Ave. #10
P05-0041: UP05-0013
6 Month Review - Use Permit to allow a seafood processing plant to operate in a 5,512 sq. ft. tenant
space in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.32 and 20.81
4. 6 MONTH REVIEW
First Baptist Church Playground
First Baptist Church of SSF/Owner & Applicant
600 Grand Avenue
P06-0022: UP06-0007, DR06-0019
6 Month Review - Use Permit and Design Review to allow the relocation of a playground for a private
school, including a 4.5 foot tall fence and outdoor play structure, which encroaches into both the public
right-of-way and the minimum required 15 foot front setback on a site located at 600 Grand Avenue in the
R-3-L Multi-Family Residential Zone District in accordance with SSFMC Chapters 20.20, 20.73, 20.82 &
20.85.
Planning Commission Agenda - Cont'd
Page 3 of 3
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April 19, 2007
I
5. STUDY SESSION
Genentech B50
GENENTECH INC/ owner & applicant
680 Forbes Blvd
P06-0136: UP06-0032 & DR06-0102
Building 50 - Use Permit application to allow Genentech to demolish an existing surface parking lot
adjacent to Building 51 (642 Forbes Boulevard) and construct a new 165,340-square-foot
R&D/Manufacturing/Lab/Office Building located at 680 Forbes Boulevard on the Lower Campus within the
Genentech R&D Overlay District per SSFMC Chapters 20.39, 20.40 & 20.81
6. STUDY SESSION
SSF Conference Center
The City of SSF/Owner
SSF Conference Center/Applicant
255 S Airport Blvd
P07-0030: UPM07-0003 & DR07-0019
Use Permit Modification to expand the existing Conference Center by constructing a 4,100 sf meeting room
addition in the Planned Commercial (P-C) Zone District in accordance with SSFMC Chapters 20.81 &
20.24.
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
NEXT MEETING: Regular Meeting May 3, 2007, Municipal Services Building, 33 Arroyo Drive, South
San Francisco, CA.
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Planning Commission
Staff Report
DATE:
April 19, 2007
TO:
Planning Commission
SUBJECT:
Time Extension of:
1. Use Permit allowing a one-story 19,200 square foot medical
services treatment facility with open at-grade parking
accommodating up to 85 parking spaces.
2. Preliminary Transportation Demand Management Plan to
reduce traffic impacts.
3. Design Review of a one-story 19,200 square foot medical services
treatment facility building with landscaping and open at-grade
parking accommodating up to 85 parking spaces.
Project Location: 230 Oyster Point Boulevard (APN 015-023-390) in the
Planned Commercial (P-C) Zone District.
Codes: SSFMC Chapters 20.24, 20.81, 20.85 & 20.120.
Mitigated Negative Declaration: Previously adopted by the Planning
Commission on January 3, 2002.
Owner & Applicant: Kaiser Permanante
Case Nos.: PCA06-0008 [Original Case Nos.: P04-0131 (UP04-0031,
DR04-0077, PM04-0003 & TDM04-0004)]
RECOMMENDATION:
That the Planning Commission review and approve a One Y ear- Time Extension of a
1) Use Permit allowing a one-story 19,200 square foot medical services treatment facility
with open at-grade parking accommodating up to 85 parking spaces; 2) Preliminary
Transportation Demand Management Plan to reduce traffic impacts; and 3) Design Review
of a one-story 19,200 square foot medical services treatment facility building with
landscaping and open at-grade parking accommodating up to 85 parking spaces.
BACKGROUND:
The Planning Commission reviewed the applicant's time extension request at their meeting of
March 15, 2007 and continued the matter so that the applicant could examine providing a
Staff Report
To: Planning Commission
Subject: Time Extension of: P04-0 131 230 Oyster Point Boulevard
April 19, 2007
Page 2 of 2
landscape buffer between the curb and the public sidewalk. The applicant has prepared a
streets cape plan that incorporates a landscape buffer. To facilitate the review by the Commission
both the proposed and the original approved streetscape plans are attached.
The Planning Commission should review the proposed plans and determine whether the
proposed changes are in substantial conformance with the original approved plans and determine
if the time extension should be approved.
RECOMMENDATION:
The time extension request appears reasonable and the applicant has indicated their intent to start
construction sometime later this year. City Staff supports the granting of the time extension and
recommends that the Planning Commission approve the One-Year Time Extension for a 1) Use
Permit allowing a one-story 19,200 square foot medical services treatment facility with open at-
grade parking accommodating up to 85 parking spaces, 2) Preliminary Transportation Demand
Management Plan to reduce traffic impacts; and 3) Design Review of a one-story 19,200 square
foot medical services treatment facility building with landscaping and open at-grade parking
accommodating up to 85 parking spaces.
Attachments:
Planning Commission
Applicant's Letter
Staff Report
January 6,2005
February 15,2007
March 15,2007
Approved Landscape and Streetscape Plan
Revised Streetscape Plan
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~1T~ KAISER PERMANENTE@
Kaiser Foundation Health Plan, Inc.
December 19, 2006
City of South San Francisco
Economic & Community Development Department
Planning Division
315 Maple Avenue
South San Francisco, CA
Re: Use Permit - UP04-0031
230 Oyster Point
Request for Extension
Kaiser Permanente requests that the City of South San Francisco extend our Use Permit: UP04-
0031 for a Cancer Treatment Center at 230 Oyster Point for one year. To date Kaiser
Permanente has been unable to proceed with the construction of this facility due to operational
restraints. We now anticipate construction of this facility can begin late in 2007.
We would appreciate the Planning Department's consideration and processing of an extension
for the next available Planning Commission hearing.
S incerel y
~71J 7- /)1 l--t-vJ.;j2i1.M-l
M. F. Murphey (1
Sr. Project Manager
National Facilities Services, Capital Projects Group
1200 EI Camino Real, CPG Trailer
South San Francisco, CA 94080
Tel: (650) 742-2111
Fax: (650) 742-2115
Planning Commission
Staff Report
DATE:
January 6, 2005
TO:
Planning Commission
SUBJECT:
1. Use Permit allowing a one-story 19,200 SF medical services
treatment facility with open at-grade parking accommodating up to 85
parking spaces.
2. Tentative Parcel Map to split the existing 3.54-acre lot into two lots
with areas of 1.64 acres and 1.9 acres.
3. Preliminary Transportation Demand Management Plan in
conjunction with the Variance to reduce traffic impacts.
4. Design Review of a one-story 19,200 SF medical services treatment
facility building with open at-grade parking accommodating up to 85
parking spaces.
Project Location: 3.54 acre site situated at 200 & 230 Oyster Point
Boulevard (APN 015-023-010) in the Planned Commercial (P-C) Zone
District.
SSFMC Chapters: 20.79 and 20.85.
Owner: Malcolm Building, LLC
Applicant: Hunter Storm, LLC (agent for Kaiser).
Case No.: P04-0 131 (UP04-0031, DR04-00n & PM04-0003)
Mitigated Negative Declaration certified by the Planning Commission
on January 3, 2002.
RECOMMENDATION:
That the Planning Commission approve 1) Use Permit allowing a one-story 19,200 SF
medical services treatment facility with open at-grade parking accommodating up to 85
parking spaces, 2) Tentative Parcel Map to split the existing 3.54-acre lot into two lots with
areas of 1.64 acres and 1.9 acres, 3) Preliminary Transportation Demand Management
Plan in conjunction with the Variance to reduce traffic impacts, and 4) Design Review of a
one-story 19,200 SF medical services treatment facility building with open at-grade
parking accommodating up to 85 parking spaces.
BACKGROUND/DISCUSSION:
The Planning Commission previously reviewed the proposed plans for the small medical
treatment facility at the Study Session of December 2,2004. The Commission's review focused
Staff Report
To: Planning Commission
Subject: P04-0131 - 200 & 230 Oyster Point Boulevard
January 6, 2005
Page 2 of 9
on the design compatibility of the development. The Commission suggested that the open railing
be replaced with a low rise opaque wall to screen views of the automobiles in the parking lot.
The Commission also supported the provision of adequate parking but wanted more infonnation
regarding patient use ofUCSF treatment facilities that Kaiser patients now use.
The applicant has revised the plans to incorporate the Planning Commission's suggestions. The
ingress driveway has been relocated farther east and modified to restrict cars from exiting onto
Oyster Point Boulevard.
The project includes demolition of the remaining building and site improvements, and the
construction of a one-story 19,200 SF medical treatment building, with open at-grade parking for
as many as 85 parking spaces. The project includes new landscaping and an entry plaza area
sheltered from Oyster Point Boulevard noise and westerly winds. A Parcel Map is proposed to
split the site into two lots comprised of 1.64 acres (230 Oyster Point Boulevard) and 1.9 acres
(200 Oyster Point Boulevard). The proposed project would be situated on the easterly lot of 1.64
acres. The property owner has not proposed a project for the proposed westerly lot.
The easterly lot would be conveyed to Kaiser. The proposed project, including the Parcel Map,
would supercede the office development previously approved by the Planning Commission.
PROJECT SIDTABILITY
Medical Service Use
The project site's General Plan land use designation is Business Commercial, which allows
medical service uses. The medical service project is consistent with several General Plan goals
and policies that support expansion of desirable and compatible uses in the Oyster Point
Boulevard corridor.
The proposed medical treatment facility use is consistent with the plan objectives. A key
principle underlying the creation of the Economic Element and especially pertinent to this
development proposal is the need for the City to undertake land use decisions that provide for the
City's long tenn economic sustainability and diversification, fiscal stability, and optimization of
infrastructure capacities. The proposed medical service development is in keeping with these
principles.
The site is surrounded by other R&D and related uses and is in an area that is set aside for such
uses and that should be developed.
The proposed medical service project also fulfills two specific Land Use Policies:
Staff Report
To: Planning Commission
Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard
January 6, 2005
Page 3 of9
Policy LU-I
. Developments planned for the East of 101 Area shall be evaluated based on
their merits and net benefits they provide to the East of 101 Area and the City
of South San Francisco.
. New development should enhance the net revenues to the City by providing
increased sales tax, property tax and other fees.
. New development should create quality jobs for South San Francisco
residents.
Policy LU-2
New East of 101 Area developments should generally meet the following criteria:
. New land uses should enhance property values, thereby increasing property
tax revenues in the East of 101 Area.
. New development should not have a net negative fiscal impact on the City,
and should pay for all on~going City services it requires through taxes and
fees. This is particularly important for projects with low property
improvement values, such as storage yards and parking lots.
. New land uses that are similar to or compatible with surrounding development
are encouraged. New uses should not be detrimental to the overall economic
viability of the East of 101 Area.
. New development approvals should reflect market conditions
. New development should visually enhance and contribute to the aesthetic
character of the East of 101 Area.
. The trip generation of new lands uses should be within the projections of the
Area Plan.
. The demand for sewage treatment for each individual development should
remain within the projections of the Area Plan.
The revised proposed project complies with the East of 101 Area Plan Design Guidelines
especially the following policies:
Staff Report
To: Planning Commission
Subject: P04-0131 - 200 & 230 Oyster Point Boulevard
January 6, 2005
Page 4 of9
. 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 development incorporates the natural site topography, to a large extent. A major portion of
the parking is behind the building and that which would otherwise be visible from the street will
be screened from views with a low rise opaque wall. The project includes the use of a shared
access. In all other respects, the proposed medical service project generally meets all of the
criteria.
Vacant Parcel
The proposed lot split creating a vacant remainder parcel complies with the General Plan.
Neither the General Plan nor City ordinances preclude a lot split without an associated
development plan. The Commission has expressed concern over whether it is desirable to leave a
significant portion of a site vacant for an unknown periqd of time and for an unknown
development. The remaining vacant lot is not only less valuable, but may be less suitable for
R&D development, foreclosing greater development options and a future development that is
compatible with the adjacent land uses.
The applicant has submitted site plan and data to support the feasibility of development of as
much as a two-story 50,000 SF R&D building with open at-grade parking.
DESIGN COMP ATIBLITTY
The Planning Commission has taken extraordinary steps to engage the adjacent land owners at
180 Oyster Point Boulevard and 200-230 Oyster Point Boulevard to propose developments that
were compatible in all respects - building set backs, common shared entry driveway, building
design, public amenities and landscape plans. Because the proposed developments demonstrate
that the projects share common design vocabulary and all of the features desired by the Planning
Commissioners, City staff s understanding is that the Planning Commissioners are willing to
allow the current proposed development to proceed separately. To maintain the continuity of the
overall site planning, a condition of approval has been added that requires the design of the
vacant parcel to adhere to the same development standards including minimum building height
and size, minimum build-to lines (setbacks), landscape plan, common shared entry, public
amenities and exterior building finishes including colors and materials.
Staff Report
To: Planning Commission
Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard
January 6, 2005
Page 5 of9
ZONING COMPLIANCE
Medical service uses are currently allowed uses in a Planned Commercial (P-C) Zone District.
Medical service uses that operate on a 24-hour basis are allowed subject to an approved Use
Permit by the City's Planning Commission [SSFMC Sections 20.24.040].
The building generally complies with current City development standards as displayed in the
following table:
DEVELOPMENT STANDARDS
Site Area:
Total
3.54 acres [154,202 SF]
Lot A 1.64 acres [Project Site - 230 Oyster Point Boulevard]
Lot B 1.9 acres [Vacant Lot - 200 Oyster Point Boulevard]
Project Site Data
Floor Area: 19,200 SF
Floor Area Ratio:
Maximum: 0.5 to 1.0
Lot Coverage
Maximum: 60%
Landscaping
Minimum:
Automobile Parking
Minimum:
Setbacks
Minimum Proposed
Front 20 FT 20 FT
Side 6 FT 6-100 FT
Rear 6 FT 10 FT
Notes: 1. 6 foot landscaped side setback required of parking lots.
2. Parking based on a rate of 1 stall per 300 SF.
Proposed:
0.27
Proposed:
27%
10%
Proposed:
27%
64
Proposed:
85
The proposed parking exceeds the minimum requirements set forth in SSFMC Chapter 20.74 by
21 parking spaces. The Planning Commission may wish to consider reducing the parking closer
to the minimum requirement of 64 spaces, and the area converted to a larger on-site entry
amenity area and patient drop-off.
The facility will be staffed by an estimated 36 employees, will accommodate up to 24 patients
per hour and have up to 10 vendors and other visitors - a total of 70 persons on-site at any time
except during the middle of the day when patients are not likely to be admitted. By way of
Staff Report
To: Planning Commission
Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard
January 6, 2005
Page 60f9
comparison, Kaiser's other similar facilities have the following parking ratios:
FACILITY
FLOOR AREA
PARKING RATIO
SSF (4 Vaults) 19,200 SF
Santa Clara (3 Vaults) 17,300 SF
Rancho Cordova (2 Vaults) 10,300 SF
3.6/1,000 SF
4.4/1,000 SF
5.0/1,000 SF
Kaiser representatives indicate that as the size of the facility increases the number of patients
increases proportionately, but the staffing increases at a slower rate. The SSF facility would have
the lowest parking ratio of the three facilities. At the Commission meeting City staffhas
requested that the applicant provide additional data regarding staffing and patient census at the
other two facilities and the adequacy of parking supply and demand.
Because the average lot depth is less than 150 feet, the rear setback need only be 6 feet in depth.
TRANSPORTATION DEMAND MANAGEMENT PLAN
The SSFMC Chapter 20.120 requires that all uses generating in excess of 100 average daily
vehicle trips is required to develop a Transportation Demand Management Plan (TDM) to reduce
daily single occupant trips by 28%. Because the proposed development has a Floor Area Ratio
(FAR) of less than the 0.5 maximum base ratio allowed, the project is only required to comply
with the minimum core TDM requirements (comprised of 15 elements). The Planning
Commission previously approved a TDM associated with the approved larger office project O.
The applicant, with the assistance ofFehr and Peers Associates, a qualified Traffic Engineering
firm, has completed the 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
developments that are less than the maximum allowed base Floor Area Ratio [FAR] of 0.50
include in the PTDM Plan only the 15 basic elements delineated in SSFMC Sections Schedule
20.120.030-B Summary of Program Requirements and 20.120.060.
The applicant's project FAR of 0.27 does not exceed the base maximum FAR of 0.50. The
applicant's PTDM Plan includes the 15 basic elements.
The TDM Ordinance also requires that prior to the issuance of Building Permit, the applicant
submit a [mal TDM Plan to the Chief Planner for review and approval. The plan is subject to a
formal Annual Review by City staff [SSFMC 20.120.100]. The Annual review consisting of
Staff Report
To: Planning Commission
Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard
January 6, 2005
Page 70f9
surveys prepared by the City staff or consultant is intended to monitor the success of the TDM
Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended
TDM Plan objectives.
The TDM Plan is not subject to the review and approval by the San Mateo City/County
Association of Government because the project generates less than a 100 vehicle trips in the
peak commute hours.
The proposed TDM Plan is comparable to other recent developments approved by the City. The
site's proximity to the Caltrain station increases the probability of success of the TDM Plan. The
potential for parking spillover does not exist since parking is not allowed on Oyster Point
Boulevard. As the Planning Commission observed at the December 2, 2004 Study Session, the
TDM applied to the patients arriving for treatment is challenging at best. Staff will review the
Final TDM with that in mind. Therefore, it is recommended that the Planning Commission
approve the PTDM Plan, based on the attached findings.
TENTATIVE PARCEL MAP
The project includes splitting the 3.54 acre site into two lots with areas of 1.9 acres (to be
retained by Malcolm) and 1.64 acres (Kaiser project site). The proposed lot split is conforming
to the General Plan policies and the development standards and requirements of both SSFMC
Title 19 Subdivision Regulations and Title 20 Zoning Regulations. Easements are required for
public pedestrian access along Oyster Point Boulevard and vehicle circulation over the future
Malcolm parcel providing vehicular access to and from the shared main entry/exit driveway. The
City Engineer has reviewed the map and determined that it complies with the requirements of
SSFMC Title 19.
DESIGN REVIEW BOARD
The project design was reviewed by the Design Review Board at its meeting of October 19,
2004. The Board offered the following comments:
1. Revise the planting plan to include plants that are better suited for the area. Blackwood
Acacia is acceptable if available; otherwise a plant substitution is required. River
birch, Crate Myrtle, and Columbia London Plane trees are acceptable. Rockrose and
Australian bluebell shrubs are not acceptable because they do not thrive in the area.
Acacia Redilines are not acceptable because they are too invasive. Monterey Carpet in
large quantity is not preferred in large planting areas. An evergreen tree such as in the
pine or conifer family should be considered. Fremont Poplars are acceptable, but care
must be taken as they can be disruptive to infrastructure. The Pittosporum tobira
Variegata shrub is okay, but the tree form is not likely to perform well in the area.
Staff Report
To: Planning Commission
Subject: P04-0131 - 200 & 230 Oyster Point Boulevard
January 6, 2005
Page 80f9
2. Revise the plans taking into account the East of 101 Area Plan Design Guidelines.
3. Relocate the sidewalk so that it ramps up the slope to the building.
4. Provide a minimum 5-foot wide planting strip between the street and the sidewalk.
S. Revise the plans and resubmit to the Design Review Board.
The plans have been revised to incorporate both the Design Review Board's and the Planning
Commission's comments. The minutes of the Design Review Board are attached to this staff
report.
The Board concurred that the landscaping should be continuous from 180 to 230 Oyster Point
and that the plan should provide a fmished frontage for the new vacant lot that adequately
screens view of the vacant site. A decorative opaque wall and/or graded 3 foot to 4 foot tall
landscaped berm in the location of the proposed future building will need to be designed in
conjunction with the landscaping until the vacant site is developed to obscure views of the
vacant lot. The vacant lot should also be hydro seeded to minimize erosion and improve the
visual aesthetics. A condition of approval has be included the requires these landscape
improvements.
City staff believes that the shared entry (opposite Veterans Boulevard) adjacent to 180 and 200
Oyster Point Boulevard should have a more generous landscape area at the southerly terminus
than is shown on the sheet A9 of the applicant's plans. A condition of approval has been added
to require a larger landscape area. The applicant will construct a roadway across the vacant site
to link with the shared common entry/exit. The applicant has provided an easement for this
purpose.
ENVIRONMENTAL REVIEW
As provided by the California Environmental Quality Act, because the proposed project is a
compatible type of development, but is smaller in size and has fewer impacts than the previous
development approved by the Planning Commission, the previous Commission-approved
Mitigated Negative Declaration (MND) adequately addresses the impacts. The environmental
document is not required to be revised 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.
Staff Report
To: Planning Commission
Subject: P04-0 131 - 200 & 230 Oyster Point Boulevard
January 6, 2005
Page 90f9
RECOMMENDATION:
That the Planning Commission approve 1) Use Permit allowing a one-story 19,200 SF medical
services treatment facility with open at-grade parking accommodating up to 85 parking spaces,
2) Tentative Parcel Map to split the existing 3.54-acre lot into two lots with areas of 1.64 acres
and 1.9 acres, 3) Preliminary Transportation Demand Management Plan in conjunction with the
Variance to reduce traffic impacts, and 4) Design Review of a one-story 19,200 SF medical
services treatment facility building with open at-grade parking accommodating up to 85 parking
spaces.
Is/Steve Carlson
Steve Carlson, Senior Planner
ATTACHMENTS:
Draft Use Permit Findings of Approval
Draft Parcel Map Findings of Approval
Draft Transportation Demand Management Plan
Draft Conditions of Approval
Planning Commission
Draft Minutes - December 2, 2004
Design Review Board
Minutes - October 19,2004
TDM Plan
Plans
Planning Commission
Staff Report
DATE:
February 15, 2007
TO:
Planning Commission
SUBJECT:
Time Extension of:
1. Use Permit allowing a one-story 19,200 square foot medical
services treatment facility with open at-grade parking
accommodating up to 85 parking spaces.
2. Preliminary Transportation Demand Management Plan to
reduce traffic impacts.
3. Design Review of a one-story 19,200 square foot medical services
treatment facility building with landscaping and open at-grade
parking accommodating up to 85 parking spaces.
Project Location: 230 Oyster Point Boulevard (APN 015-023-390) in the
Planned Commercial (P-C) Zone District.
Codes: SSFMC Chapters 20.24, 20.81, 20.85 & 20.120.
Mitigated Negative Declaration: Previously adopted by the Planning
Commission on January 3, 2002.
Owner & Applicant: Kaiser Permanante
Case Nos.: P04-0131 (up04-0031, DR04-0077, PM04-0003 & TDM04-
0004)
RECOMMENDATION:
That the Planning Commission review and approve a One Y ear- Time Extension of a
1) Use Permit allowing a one-story 19,200 square foot medical services treatment facility
with open at-grade parking accommodating up to 85 parking spaces; 2) Preliminary
Transportation Demand Management Plan to reduce traffic impacts; and 3) Design Review
of a one-story 19,200 square foot medical services treatment facility building with
landscaping and open at-grade parking accommodating up to 85 parking spaces.
BACKGROUND:
The Planning Commission approved the proposed project, UP04-0031, at their meeting of
January 6,2005. The project consists of a one-story medical building with a floor area of 19,200
Staff Report
To: Planning Commission
Subject: Time Extension of: P04-013l 230 Oyster Point Boulevard
February 15,2007
Page 2 of 3
square feet and open at-grade parking for up to 85 passenger vehicle spaces. This project will
convert one of the last remaining former industrial sites along Oyster Point Boulevard to a use
that will be consistent with the newer research and development buildings.
The original proposed development also included a split of the then existing 3.54 acre site into a
1.64 acre lot and a 1.9 acre lot. The Final Parcel Map has been approved by the City Engineer
and recorded with San Mateo County - so no time extension is required for the Parcel Map. A
copy of the original Planning Commission Staff Report of January 6, 2005 and a copy of the
proj ect plans are attached.
As stated in the project sponsor's letter, they cannot proceed with construction at this time due to
operational constraints.
The SSFMC Section 20.81.090 (a) provides that Use Permit is approved for a term of two years
from the effective date of the Planning Commission action - in this case the effective date being
January 21,2005 (January 6, 2005 meeting + the appeal period of 15 calendar days) and the
expiration date being January 21, 2007. The same code section also provides that the Planning
Commission may grant up to a one-year time extension - in this case, if approved by the
Commission, the new expiration date would become January 21,2008.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration was previously approved by the Planning Commission on
January 3,2002 and does not require any action to be extended.
RECOMMENDATION:
The request appears reasonable and the applicant has indicated their intent to start construction
sometime later this year. City staff supports the granting of the time extension and recommends
that the Planning Commission approve the One-Year Time Extension for a 1) Use Permit
allowing a one-story 19,200 square foot medical services treatment facility with open at-grade
parking accommodating up to 85 parking spaces, 2) Preliminary Transportation Demand
Management Plan to reduce traffic impacts; and 3) Design Review ofa one-story 19,200 square
foot medical services treatment facility building with landscaping and open at-grade parking
accommodating up to 85 parking spaces.
~~~
eve C . n, Semor Planner
c:
Staff Report
To: Planning Commission
Subject: Time Extension - P04-0131
February 15, 2007
Page 3 of 3
Attachments:
Planning Commission Staff Report
January 6, 2005
Adopted Conditions of Approval
Approved Plans
Applicant's Letter
CONDITIONS OF APPROVAL
P04-0131
Kaiser Medical Office Building
230 Oyster Point Blvd.
(As approved by the Planning Commission on January 6, 2005)
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
The Hagman Group, dated December 21, 2004 and Kier & Wright dated December 2004,
in association with P04-0031.
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 be subject to the review and approval by the City's
Chief Planner.
4. Prior to the final inspection the applicant 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 approved by the Planning Commission on January 6, 2005 in association
with P04-0035 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 pennit the applicant shall pay the Child Care Impact
Fees estimated to be $ 9,600.00 based on the following calculation [19,200 SQ. FT. X
$O.SO/SQ. FT. = $ 9,600.00].
6. Prior to the issuance of the 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 subj ect to the review and approval by the City's Chief
Planner.
7. The applicant shall comply with all mitigation measures associated with :Mitigated
Negative Declaration 00-014.
(planning Division contact: Steve Carlson, 650/877-8535)
Conditions of Approval
Page 2 of8
ENGINEERING DIVISION
1. The applicant shall comply with the requirements of the Engineering Division's "Standard
Conditions for Tentative parcel Maps" section of the "Standard Conditions for
Subdivisions and Private Developments" booklet dated January 1998.
2. The applicant shall pay the City's actual plan check costs to retain a land surveyor to plan check
the preliminary map and to sign the parcel map as the City's Technical Reviewer.
3. Any appropriate access easements between the two parcels shall be provided in a form and
content acceptable to the City Engineer and the City Attorney.
4. The main entry roadway into the site from Oyster Point Boulevard shall be designed with 4 lanes
with two lanes into and two lanes out of the site. The applicant shall be responsible for the cost
of the construction of this entry way and all modifications to the Veterans Boulevard/Oyster
Point Boulevard intersection and traffic signal improvements necessary to accommodate this
development, in accordance with plans approved by the City Engineer. The design of the access
driveways shall conform to the City Standards Drawing Number 1.
5. The project's grading, drainage, roadway, utility and other infrastructure design shall comply
with the requirements of the Engineering Division's "Standard Conditions for Commercial and
Industrial Developments" section of the "Standard Development Conditions" booklet, dated
January 1998. The design. of these improvements shall be prepared by the Applicants civil
engineering consultants and submitted to the City Engineer for review and approval.
6. Entrance from Oyster Point Boulevard shall be designed to prevent vehicles from exiting the site.
fustall a City standard driveway at this location.
7. Install wheel stops on parking spaces flush with the walkway adjacent to the building.
8. Oyster Point Boulevard has been recently repaved. No trenching will be allowed in the roadway.
9. Storm Drain Pipe in the right-of-way shall be Class III RCP.
10. The following fees shall be paid by the developer:
OYSTER POINT OVERPASS CONTRIBUTION FEE
Prior to receiving a Building Permit for the proposed new office building, 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 subject 19,200 GSF office
is calculated below. (The number in the calculation, "8194.52", is the October 2004 Engineering
Conditions of Approval
Page 3 of8
News Record San Francisco construction cost index, which is revised each month to reflect local
inflation changes in the construction industry.)
Trip Calculation
19.2 gsfOffice!R&D use @ 12.3 trips per 1000 gsf = 236 new vehicle trips
Contribution Calculation
236 trips X $154 X (8194.52/6552.16) = $ 45,454
lV. EAST OF 101 TRAFFIC IMPACT FEES
Prior to the issuance of a Building Permit for any building within the proposed proj ect, 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 2004)
19,200 gsf Office@ $1.51 per each square foot = $ 28,992
(please note that the traffic impact fee is proposed to be increased early next year. If the applicant
has not obtained a building permit and begun construction prior to the date on which the fee is
increased, the applicant will be required to pay the revised fee.)
V. SEWER SYSTEM CAPACITY STUDY .A.ND 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 of 101 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. The applicant
shall pay the East of 101 Sewer Facility Development Impact Fee, as adopted by the City Council
at their meeting of October 22,2002. 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 proj ected discharge
from the project. The Director of Public V.,T orks 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 thehasis 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
Conditions of Approval
Page 4 of8
gallons per square foot (400 gpd/lOOO sq. ft.) x $3.19 per gallon x 19,200 sq. ft. = $19,201. The
sewer contribution shall be due and payable prior to receiving a building permit for each phase of
the development.
(Engineering Division contact: Dennis Chuck 650/ 829-6652)
POLICE DEPARTMENT
A. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and. safety conditions, if
necessary, upon receipt of detailed/revised building plans.
B. Building Security
1. Doors
a. The jamb on all aluminum frame-swinging doors shall be so constructed
or protected to withstand 1600 Ibs. of pressure in both a vertical distance of three
(3) inches and a horizontal distance of one (1) inch each side of the strike.
b. Glass doors shall be secured with a deadbolt lock! with minimum throw of
one (1) inch. The outside ring should be free moving and case hardened.
c. Employee/pedestrian doors shall be of solid core wood or hollow sheet
metal with a J11inimum thickness of 1-3/4 inches and shall be secured by a
deadbolt lock! with minimum throw of one (1) inch. Locking hardware shall be
installed so that both deadbolt and deadlocking latch can be retracted by a single
action of the inside knob, handle, or turn. piece.
d. Outside binges on all exterior doors shall be provided with non-removable
pins when pin-type binges are used or shall be provided with hinge studs, to
prevent removal of the door.
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 knobllever/turnpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used :in "Group B"
occupancies as defined by the Uniform Building Code. When used., there must be a readily visible durable sign on or adjacent
to the door stating ''This door to remain unlocked during business hours", employing letters not less than one inch high on a
contrasting background. The locking device must be of type that will be readily distinguishable as locked., and its use may be
revoked by the Building Official for due cause.
ConmtionsofApprov~
Page 5 of8
e. Doors with glass panels and doors with glass panels adjacent to the
doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if
double-cylinder deadbo1t locks are not installed.
f. Doors with panic bars will have vertic~ 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.
g. On pairs of doors, the active leaf shall be secured with the type oflock
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 oftbree-fourths inch at head and foot and shall have no doorlmob or
surface-mounted hardware. Multiple point locks, cylinder activated from the
active leaf and satisfying the requirements, may be used instead of flush bolts.
h. Any single or pair of doors requiring locking at the bottom or top rail shall
have locks with a minimum of one throw bolt at both the top and bottom rails.
2. Windows
a. Louvered windows shall not be used as they pose a significant security
problem.
b. Accessible rear and side windows not viewable from the street shall
consist of rated burglary resistant glazing or its equivalent. Such windows that are
capable of being opened shall be secured on the inside with a locking device
capable of withstanding a force of two hundred- (200) 1bs. applied in any
direction.
c. Secondary locking devices are recommended on all accessible windows
that open.
3. Roof Openings
a. All glass skylights on the roof of any building shall be provided with:
1) Rated burglary-resistant glass or glass-like acrylic material?
or:
2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel materi~
spaced no more than five inches apart under the skylight and securely
25/16" security laminate, 1/4" po1ycarbonate, or approved security:film treatment, minimum.
Conditions of Approval
Page 6 of8
fastened.
or:
3) A steel grill of at least 1/8" material or two inch mesh under skylight and
securely fastened.
b. All hatchway openings on the roof of any building shall be secured as
follows:
1) If the hatchway is of wooden material, it shall be covered on the outside
with at least 16 gauge sheet steel or its equivalent attached with screws.
2) The hatchway shall be secured from the inside with a slide bar or slide
bolts. The use of crossbar or padlock must be approved by the Fire
Marshal.
3) Outside hinges on all hatchway openings shall be provided with non-
removable pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building shall be secured by covering the same with either of the
following:
1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material,
spaced no more than five inches apart and securely fastened.
or:
2) A steel grill of at least 1/8" material or two inch mesh and securely
. fastened and
3) If the barrier is on the outside, it shall be secured with galvanized rounded
head flush 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. E:h.'terior door, perimeter, parking area, and canopy lights shall be
controlled by photocell and shall be left on during hours of darkness or
rliminished lighting.
5. Numbering of Buildings
Conditions of Approval
Page 7 of8
a. The address number of every commercial building shall be illuminated during the
hours of darlmess so that it shall be easily visible from the street: The numerals in
these numbers shall be no less than four to six inches in height and of a color
contrasting with the background.
b. In addition, any business, which affords vehicular access to the rear through any
driveway, alleyway, or parking lot, shall also display the same numbers on the rear
of the building.
6. Alarms
a. The business shall be equipped with at least a central station silent intrusion
alarm system.
NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in
advance of the final inspection.
7. Traffic, Parking, and Site Plan
a. Handicapped parking spaces shall be clearly marked and properly sign posted.
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 ofTL-15.
(police Department contact, Sgt. E. Alan Normandy (650) 877-8927)
WATER QUALITY CONTROL
1. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater
Logo.
2. Stormwater pollution preventions devices are to be installed. A combination oflandscape based
controls and manufactured controls are preferred. Existing catch basins are to be retrofitted with
catch basin inserts or equivalent.
3. The applicant must submit a signed maintenance schedule for the stormwater pollution
prevention devices installed.
Conditions of Approval
Page 8 of8
4. A plan showing the location of all storm drains and sanitary sewers must be submitted.
5. Roof condensate needs to be routed to sanitary sewer.
6. Trash handling area must be covered and enclosed and must drain to sanitary sewer. This must
be shown on the plans.
7. Loading dock area must be covered and any storm drains must include stormwater pollution
prevention devices.
8. Install a sampling point prior to the addition of domestic waste.
9. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system.
10. A construction Storm Water Pollution Prevention Plan must be submitted.
11. Plans must include location of concrete wash out area and location of entrance/outlet of tire
wash.
12. A grading and drainage plan must be submitted.
13. An erosion control plan must be submitted.
14. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and
TSS.
15. Applicant may be required to obtain a wastewater discharge permit.
(Water Quality Control contact: Cassie Prudhel (650) 849-3840)
Planning Commission
Staff Report
DATE:
March 15, 2007
TO:
Planning Commission
SUBJECT:
Time Extension of:
1. Use Permit allowing a one-story 19,200 square foot medical
services treatment facility with open at-grade parking
accommodating up to 85 parking spaces.
2. Preliminary Transportation Demand Management Plan to
reduce traffic impacts.
3. Design Review of a one-story 19,200 square foot medical services
treatment facility building with landscaping and open at-grade
parking accommodating up to 85 parking spaces.
Project Location: 230 Oyster Point Boulevard (APN 015-023-390) in the
Planned Commercial (P-C) Zone District.
Codes: SSFMC Chapters 20.24, 20.81, 20.85 & 20.120.
Mitigated Negative Declaration: Previously adopted by the Planning
Commission on January 3,2002.
Owner & Applicant: Kaiser Permanante
Case Nos.: PCA06-0008 [Original Case Nos.: P04-0131 (UP04-0031,
DR04-0077, PM04-0003 & TDM04-0004)]
RECOMMENDATION:
That the Planning Commission review and approve a One Y ear- Time Extension of a
1) Use Permit allowing a one-story 19,200 square foot medical services treatment facility
with open at-grade parking accommodating up to 85 parking spaces; 2) Preliminary
Transportation Demand Management Plan to reduce traffic impacts; and 3) Design Review
of a one-story 19,200 square foot medical services treatment facility building with
landscaping and open at-grade parking accommodating up to 85 parking spaces.
BACKGROUND:
The Planning Commission reviewed the applicant's request and their meeting of February 15,
2007 and continued the matter off-calendar so that City Staff could contact the applicant and
Staff Report
To: Planning Commission
Subject: Time Extension of: P04-0131 230 Oyster Point Boulevard
March 15,2007
Page 2 of 3
discuss the possibility of modifying the approved Use Permit to alter the treatment of the
sidewalk and street frontage. The applicant's response to the Planning Commission's request is
attached.
The Planning Commission approved the proposed project, UP04-0031, at their meeting of
January 6, 2005. The project consists of a one-story medical building with a floor area of 19,200
square feet and open at-grade parking for up to 85 passenger vehicle spaces. This project will
convert one of the last remaining former industrial sites along Oyster Point Boulevard to a use
that will be consistent with the newer research and development buildings.
The original proposed development also included a split of the then existing 3.54 acre site into a
1.64 acre lot and a 1.9 acre lot. The Final Parcel Map has been approved by the City Engineer
and recorded with San Mateo County - so no time extension is required for the Parcel Map. A
copy of the original Planning Commission Staff Report of January 6, 2005 and a copy of the
project plans are attached.
As stated in the project sponsor's letter, they cannot proceed with construction at this time due to
operational constraints.
The SSFMC Section 20.81.090 (a) provides that Use Permit is approved for a term of two years
from the effective date of the Planning Commission action - in this case the effective date being
January 21,2005 (January 6, 2005 meeting + the appeal period of 15 calendar days) and the
expiration date being January 21,2007. The same code section also provides that the Planning
Commission may grant up to a one-year time extension - in this case, if approved by the
Commission, the new expiration date would become January 21,2008.
ENVIRONMENTAL REVIEW:
A Mitigated Negative Declaration was previously approved by the Planning Commission on
January 3,2002 and does not require any action to be extended.
RECOMMENDATION:
The request appears reasonable and the applicant has indicated their intent to start construction
sometime later this year. City Staff supports the granting of the time extension and recommends
that the Planning Commission approve the One-Year Time Extension for a 1) Use Permit
allowing a one-story 19,200 square foot medical services treatment facility with open at-grade
parking accommodating up to 85 parking spaces, 2) Preliminary Transportation Demand
Management Plan to reduce traffic impacts; and 3) Design Review of a one-story 19,200 square
foot medical services treatment facility building with landscaping and open at-grade parking
Staff Report
To: Planning Commission
Subject: Time Extension of: P04.0131 230 Oyster Point Boulevard
March 15,2007
Page 3 of 3
accommodating up to 85 parking spaces.
~~~~
Steve Carlson, emor Planner
Attachments:
Planning Commission
Staff Report
January 6,2005
February 15,2007
Adopted Conditions of Approval
Approved Plans
Applicant's Letter
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Planning Commission
Staff Report
DATE: April 19, 2007
TO: Planning Commission
SUBJECT: Fumio Suda - KC & L Seafood, Inc. - 6-month review of Use Permit to allow a
seafood processing plant to operate in a 5,512 sq. ft. tenant space in the Planned
Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.32 and 20.81
Owner:
Applicant:
Site Address:
Case No.
Kin Man "Timmy" Kan
Fumio Suda, Architect
390 Swift Ave. #10
P05-0041nJP05-0013
RECOMMENDATION:
It is recommended that the Planning Commission defer the six month review to allow the
applicant time to commence full operations at the facility.
BACKGROUND / DISCUSSION:
In May 2005 the Planning Commission approved a use permit to establish a seafood processing use
within a 5,512 SF warehouse space at 390 Swift Avenue Unit No. 10, with a requirement for a six-
month review of operations. The business license was issued in April 2004, as the applicant was
operating from Unit 11 prior to applying to expand the business into Unit 10. Since that time there
have been no complaints or concerns about the operations at either site.
In May 2006 staff attempted to conduct the six-month review and found that operation of the
processing plant in Unit 10 had not commenced, and a building permit was pending for the tenant
improvements to accommodate the use. This permit was finaled in December 2006.
Staff conducted a site inspection on April 2, 2007 to verify compliance with the conditions of
approval. This inspection revealed that the expansion of the use into Unit 10 remains incomplete,
since seafood processing functions have yet to take place in this unit. The applicant states that only
the freezers and dry storage space are currently in use. Staff verified that exhaust fans are installed
and operable, plastic sheeting is installed and a trash enclosure with a sealed door is installed within
the tenant space. The applicant has also submitted a letter (attached) that confirms installation of the
exhaust fans and attests to the current status of the operation.
While the site is in substantial compliance with the use permit conditions of approval, staff
recommends revisiting the site in six months to determine whether processing operations, once they
commence, are compliant. No modifications to the conditions of approval are required, since
Staff Report
RE: Fumido Suda, KC&L Seafood - P05-0041/UP05-00 13
Date: April 19, 2007
Page 2
condition No. 7 does not specify when the six month review period begins. It is logical that the use
should be in full operation for six months prior to review.
By:
ATTACHMENTS: Original Conditions of Approval
Letter from Applicant dated April 6, 2007
RECOMMENDED CONDITIONS OF APPROVAL
SEAFOOD PROCESSING PLANT
P05-0041/UP05-00 13
(As approved by the Planning Commission on May 5, 2005)
PLANNING DIVISION conditions of approval are as follows:
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 of approval.
2. The construction drawings shall substantially comply with the tenant improvement plans
prepared by the applicant dated March 20,2005.
3. The applicant shall establish a garbage collection program to have trash removed from the site at
the close of every business day. Evidence of this program shall be submitted to the Planning
Division prior to the issuance of a business license. Trash containers shall be stored indoors at all
times.
4. The exhaust system installed by the applicant shall have odor-reducing capabilities.
5. The applicant shall install a plastic curtain over openings too all rooms where seafood is
processed or stored to prevent odors from escaping when any doors are opened.
6. No outside storage of any kind shall be permitted without approval of a separate use permit.
7. This use shall be subject to a 6-month review period, during which time the City will monitor the
use. If any problems are detected or complaints are received, the Planning Commission reserves
the right to modify the use permit as deemed necessary.
Planning Division contact: Steve Kowalski, Associate Planner, (650) 829-6630
FIRE PREVENTION DIVISION conditions of approval are as follows:
I. A fire sprinkler system is required per NFP A 13/SSFFD Municipal Code.
2. A hood and duct extinguishing system is required for cooking of grease-laden vapors.
3. Fire extinguishers shall be required.
Fire Prevention Division contact: Bryan Niswonger, Fire Marshal, (650) 829-6645.
POLICE DEPARTMENT conditions of approval are as follows:
1. The applicant shall comply with the provisions of Chapter 15.48 of the South San Francisco
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
RE: Fumido Suda
Date: April 19, 2007
Page 2 of5
Police Department contact: Sergeant Alan Normandy (650) 877-8927
WATER QUALITY CONTROL PLANT conditions of approval are as follows:
I. The applicant must install a grease interceptor. The interceptor must be connected to all three
wash sinks and must be upstream of the domestic waste stream. Sizing of the interceptor must
be in accordance with the uniform plumbing code. This must be shown on the plans prior to the
issuance of a permit.
2. Applicant must provide a signed maintenance schedule for the grease interceptor prior to the
issuance of a permit
3. Install a clean-out effluent side (downstream) of the grease interceptor for sampling. This must
be shown on the plans prior to the issuance of a permit.
4. Applicant must apply for a food-processing permit with the Office of Environmental
Compliance prior to the beginning of operation. Contact Craig Lustenberger at 650-829-3882.
5. Any water that collects at the base of the roll-up door or directly outside of the tenant space
must be conveyed to the sanitary sewer system, not the stormwater drainage system.
6. The floor drain in trash enclosure must be connected to a grease interceptor before discharging
to the sanitary sewer. This must be shown on the plans prior to the issuance of a permit.
7. 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.
8. Install a separate water meter for the unit. This must be shown on the plans prior to the
issuance of a permit.
9. The 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.
10. The plans must demonstrate the protection of the storm drains during construction. This must
be shown prior to the issuance of a permit.
II. Applicant must pay an additional sewer connection fee at a later time based on anticipated
flow, BOD and TSS calculations. Please provide estimated flows to the Environmental
Compliance Coordinator.
WQCP Contact: Cassie Prudhel, Interim Environmental Compliance Coordinator, (650) 829-3840
APR-06-2007 FRI 12:36 AM DANNY K. CHENG
415 387 8002
P. 01
PACIFIC SEAFOOD TRADING
390 SWIFT A VB., UNIT 10,
SOUTH SAN FRANCISCO, CA 94080.
Tel: (415)989-8338
Mr. Chadrick N. Smalley,
Associate Planner,
Planning Division,
City Hall, 315 Maple Avenue,
South San Francisco, CA 94083.
Dear Mr. Smalley,
Thank you for stopping by our office. We have just got the PG&E hooked
up our gas supply last week and has not been in operation yet. For Item
Number 3 in the conditional approval pennit, we have already contacted the
garbage company to pickup every business day and we will submit a copy of
the garbage bill as soon as we start the operation. For Item Number 4, we
have installed the odor-reducing exhaust system reconunended and installed
by CAPTIVEAIRE. The exhaust system is manufactured by Champion
(Model No. 4001DD and MUA-l) with rated capacity of2880 CFM.
Please do not hesitate to contact me if you have further question.
Yours truly,
?/ C7' ~/6p", 1
DANNY CHENG
Planning Commission
Staff Report
DATE:
April 19,2007
TO:
Planning Commission
SUBJECT:
First Baptist Church of South San Francisco - 6 month review of Use Permit and
Design Review to allow relocation of a playground for a private school, including a
4.5 foot tall fence which encroaches into both the public right-of-way and the
minimum required 15 foot front setback, on a site located at 600 Grand Avenue in
the R-3-L Multi-Family Residential Zone District in accordance with SSFMC
Chapters 20.20, 20.73 & 20.85.
Owner:
Applicant:
Case Nos.:
First Baptist Church of South San Francisco
First Baptist Church of South San Francisco
P06-0022, UP06-0007, DR06-00l9
RECOMMENDATION:
It is recommended that the Planning Commission defer the six month review for an additional three
months, to allow the applicant time to raise funds to complete the required work.
BACKGROUND/DISCUSSION:
On October 6, 2006, the Planning Commission approved the subject use permit for a 4.5 foot tall fence in
the front yard setback, subject to several conditions of approval which would require the applicant to
relocate the fence out of the City's right-of-way and submit a redesigned fence to the Design Review Board
and the Planning Commission for review ofthe fence's aesthetic and structural characteristics.
Since October, the applicant has yet to submit a redesigned fence per the Commission's requirements.
According to the applicant's correspondence (attached), a fundraising effort is underway to allow the
applicant to complete the work. The applicant continues to search for grant funding for the project and has
agreed to keep staff abreast of their progress.
In order to remedy the code compliance issue posed by the existing unpermitted fence, the applicant has
also indicated in the attached correspondence that, in the interim, they will shorten the fence to three feet
and relocate it out of the City's right-of-way. This action would obviate the need for a use permit for fence
height, but the applicant would also be required to remove all playground equipment and replace all
landscaping removed as part of the unpermitted relocation of the playground. Additionally, the applicant
would be required to agree to prohibit the use of the area behind a shortened fence as a playground, in
order to assure the children's safety.
Staff Report
Re: First Baptist Church of SSF - P06-0022/UP06-0007
Date: April 19, 2007
Page 2
CONCLUSION/RECOMMENDA TION:
Staff recommends that the Planning Commission defer the six month review for three months to allow the
applicant additional time to either secure funding for the project and proceed with the 4.5 foot tall fence as
permitted, or to rectify the code compliance issues at the site through removal of the illegal fence and
playground and replacement of the landscaped area.
ATTACHMENTS:
Original Conditions of Approval
Applicant Correspondence
CONDITIONS OF APPROVAL
P06-0022: UP06-0007
FIRST BAPTIST CHURCH OF SOUTH SAN FRANCISCO
600 Grand Avenue
(As approved by the Planning Commission on October 5, 2006)
A. Planning Division requirements shall be as follows:
I. The applicant shall comply with the Planning Division's "Standard Conditions and Limitations for
Commercial Industrial and Multi-family Residential Projects" as revised February 1999.
2. The construction drawings shall substantially comply with the Planning Commission approved
plans, as amended by the conditions of approval including the plans received September 15, 2006,
submitted in Association with P06-0022.
3. The plans shall be revised to relocate the proposed fence to the south property line of the subject
property and the 1 foot 9 inches from the Magnolia Avenue right-of-way, consistent with the "Staff
Recommended Alignment", attached.
4. The applicant shall install landscaping in the area between the fence and the sidewalk and in the
planter boxes that effectively screens the fence. A landscape plan shall be submitted for approval
by the Chief Planner, and the landscaping shall be installed according to the approved plan.
5. Prior to pouring footings for the relocated fence, the applicant shall schedule an inspection by
Planning Division staff to ensure footings are consistent with the approved design.
6. In accordance with SSFMC Chapter 20. 76 Sign Regulations, the owner shall obtain sign permits
for all exterior signs. Prior to the 6-month review (see no. 9, below), the applicant shall remove all
non-permitted signs from the property.
7. No additional uses, including new or expanded buildings shall be established or constructed beyond
those identified on the approved site plan without prior approval of a new permit or revision to the
Use Permit and applicable environmental review.
8. The applicant shall take all necessary measures to prevent noise, light, glare, or other objectionable
elements from adversely affecting the surrounding area beyond acceptable limits.
9. Prior to expansion of the parking area into the location of the relocated playground, the applicant
shall submit plans to upgrade the entire parking lot to current development standards, including, but
not limited to, surfacing, lighting, landscaping and drainage.
10. The use shall be subject to a 6-month review period, during which time the City will monitor the
use. If any problems are detected or complaints are received, the Planning Commission reserves
the right to modify the use permit as deemed necessary.
11. Prior to commencement of construction, the applicant shall submit the proposed fence design to the
Design Review Board for evaluation. Subsequent to Design Review Board consideration, the fence
design shall be subject to Planning Commission review and approval.
Conditions of Approval
Re: First Baptist Church of SSF
Date: April 19, 2007
Page 2 of 4
(Planning Division: Chadrick Smalley, Associate Planner, (650) 877-8353, Fax (650) 829-6639)
B. Engineering Division requirements shall be as follows:
I. STANDARD CONDITIONS
The developer shall comply with the applicable conditions of approval detailed in the Engineering
Division's "Standard Conditions for Commercial and Industrial Developments", contained in our
"Standard Development Conditions for Subdivisions and Private Developments" booklet, dated
January 1998. This booklet is available at no cost to the applicant from the Engineering Division.
(Engineering Division: Sam Bautista, Senior Civil Engineer (650) 829-6652)
C. Police Department requirements shall be as follows:
1. MUNICIPAL CODE COMPLIANCE
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police Department
reserves the right to make additional security and safety conditions, if necessary, upon receipt of
detailed/revised building plans.
2. BUILDING SECURITY
a) Video/digital surveillance cameras shall be mounted in a location that records all activity on
exterior portions of the yard during business hours. All recordings shall be stored onsite for
30 days. Video/digital surveillance cameras shall not take the place of adult supervision
while children are using exterior play areas.
b) Adult supervision shall be in place at all times. Play areas that are separated by fences or
other barriers shall have adult supervision assigned to each area.
(Police Department: Lieutenant Jim Thane (650) 877-8936)
04/11/2007 23:17
5508714194
COREY, LUZAICH
PAGE 01/01
~
George R. Corey
Stevan N. Luzaich
Dario de Ghetaldi
Jerry E. Nasuri
Amanda L. Riddle
Edward A. Daniels
Janet M. Li
COREY, LUZAICH, PLISKA, DE GHETALDI & NASTARI LLP
Attorneys at Law
700 EL CAMINO REAL, P.O. Box 669
MILLBRAE , CALIFORNIA 94030
(650) 871-5666. FAX (650) 871-4l44
'i-/~-07
Ron. Edward W. Pliska (Ret.)
Xenophon TragoulSis (Ret.)
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Planning Commission
Staff Report
DATE: April 19, 2007
TO: Planning Commission
SUBJECT: Study Session: Use Permit to allow the construction of a new 165,340-square-
foot R&D/Manufacturing/Lab/Office Building adjacent to Building 51 (642
Forbes Boulevard) at 680 Forbes Boulevard on the Lower Campus of the
Genentech R&D Overlay District per SSFMC Chapters 20.39, 20.40 & 20.81.
Applicant/Owner:
Architect:
Case Nos.:
Address:
Genentech, Inc.
Flad & Associates
P06-0136 - Use Permit UP06-0032 & DR06-0102
680 Forbes Boulevard
i-
RECOMMENDATION:
That the Planning Commission conduct a Study Session.
BACKGROUNDIDISCUSSION:
II
The applicant, Genentech Inc., is proposing to construct a five-story building containing 165,340
square feet of gross floor area on the .Genentech Lower Campus. Building 50 (B50) would
replace a surface parking lot located between Building 7 and Building 51. The site area is 53.6-
acres and currently houses Buildings 2, 3, 5, 6, 8, 9 and Building 51 as well as several surface
parking lots.
Previous Planning Commission Input
This site was discussed during the September 7, 2006 Study Session and comments made at that
meeting were summarized in the September 21, 2006 Study Session Staff Report: "The building
next to the fill facility looks congested and the building looks large. The Planning Commission
would like to see different "artistic" views of the project."
I
Proposed Building Architecture and Site Plan
Building 50 is designed to tie into the manufacturing and processing portion of Genentech's
Lower Campus facilities. The first level of the proposed building is a combination of
manufacturing facilities, lab space, service areas, offices, and entry areas. This portion of the
building is proposed to be wrapped with pre-cast concrete, metal panel, and vision glass.
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: Genentech, Building B50
DATE: April 19, 2007
Page 2
The second, third, and fourth levels are wrapped in a combination of textured pre-cast concrete
and vision glass on the northeast and southwest comers of the building and spandrel, fritted, and
vision glass on the northwest and southeast comers of the building. The result is a hybrid
building with functional lab spaces in the pre-cast concrete portions of the building coupled with
office spaces in the portions of the building that are wrapped with glazing.
The top floor is proposed to be office space and as such, the exterior materials proposed are
vision glass and metal panels. The building is topped by a curvilinear mechanical penthouse
screen proposed to be constructed from corrugated and perforated metal panel. The trash and
service area are located at grade, at the southwest comer of the building. This area is enclosed
with Genentech's standard trash enclosure system.
The site is designed so that Kaufman Court maintains public vehicular access from Forbes
Boulevard back to the building's main entrance (near the overhead pedestrian bridge). Beyond
that point, vehicular access will be limited to Genentech shuttles and authorized vehicles. A
pedestrian plaza will be created adjacent to the southeast comer of the building. The pedestrian
plaza will be supported with layered landscape planting, outdoor furniture to create a seating
area, and a "grab-and-go" food service area at grade level.
Design Review Board Comments
The Design Review Board commented on the project at three previous meetings: December 19,
2006, March 20, 2007, and on April 17, 2007. Copies of the comment letters from the first two
meetings are attached to the Staff Report, and comments from the April 17, 2007 meeting will be
presented orally by staff at the Study Session.
In summary, the Design Review Board (DRB) had comments on the following topics at the
December 19, 2006 meeting:
Building & Site Design
The DRB believes that this building is too large relative to the size of the site and the scale of the
buildings facing Forbes Boulevard. The Board requested that the applicant consider reducing the
scale of the building. Their suggestions included modifying the Forbes Boulevard elevation by
stepping it back from the street, reducing the overall height of the building, and recessing,
stepping back, or breaking the solid glazing that is proposed for the west elevation. The DRB
also recommended: that the glass portion of the building be better integrated with the building
and the surrounding buildings by using materials that are found on other portions of the proposed
building; that the exhaust stacks proposed for the top of the building be screened and that a shade
study be included to clearly show how much sunlight would reach the proposed
pedestrian/courtyard areas.
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: Genentech, Building B50
DATE: April 19, 2007
Page 3
To more clearly show the proposed building and landscaping proposed for the site, the DRB also
asked the applicant to revise their renderings.
At the March 20, 2007 DRB meeting, the Board had similar comments about the project's size
and relationship with adjacent buildings when the applicant returned with plans that reduced the
floor area ratio by 1.9% or approximately 3,000 square feet. They also had some more specific
landscaping and building detail comments. Specifically, Board still felt that the building is too
large and tall for the site and that the west elevation still needs more articulation. The Board also
requested additional information about the materials and design being proposed for the roof top
mechanical screens.
The attached revised plans, dated April 11, 2007 include the proposed changes to the building
architecture and site plan. The most recent changes include:
. A curvilinear paneled screen for the rooftop mechanical screens around the stacks;
. Taller trees in Kaufman Court as well as along the front of the building;
. More trees and landscape features, such as large boulders to protect the pedestrian plaza
area adjacent to the "grab-and-go";
. A smaller eyebrow overhang on the fifth floor - the depth of the overhang has been
reduced by 50% compared to the March 20th DRB submittal; and
. The color of the glazing has been changed from green to grey/blue on the recessed areas
of the west elevation. The applicant is trying to accentuate the details on the west
elevation to address the articulation issues raised by the DRB on March 20, 2007.
The building height has not been changed. The applicant will discuss this issue with the
Commission during the Study Session.
A final issue that staff has discussed with the applicant is the predominant building setback
pattern along Forbes Boulevard. The minimum setback along Forbes Boulevard is 20 feet;
however the actual building setback is 35 to 40 feet for buildings in the vicinity of the subject
site. The proposed design has a 40-foot setback at grade, but the second story to the fourth story
on the northwest corner of the building projects 11 feet beyond the building footprint, resulting
in a building setback of 29 feet.
Genentech will summarize the site and building design process, as well as present the current
iteration of the project to the Planning Commission during the Study Session.
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: Genentech, Building B50
DATE: April 19, 2007
Page 4
Respectfully submitted,
//)tz ---
Ger& Beaudin, Associate Planner
Attachments:
1. DRB Comment Letters (December 19, 2006 and March 20, 2007)
2. Plans, revision date April 11, 2007
CITY COUNCIL 2006-2007
DESIGN REVIEW BOARD APPROVAL
RICHARD A. GARBARINO, MAYOR
PEDRO GONZALEZ, VICE MAYOR
MARK N. ADDIEGO, COUNCILMEMBER
JOSEPH A. FERNEKES,
COUNCILMEMBER
KARYL MATSUMOTO, COUNCILMEMBER
BARRY M. NAGEL. CITY MANAGER
Date:
Applicant:
January 2, 2007
GENENTECHINC
1 Dna Way #MS24
South San Francisco, CA 94080
DEPARTMENT OF ECONOMIC
AND COMMUNITY DEVELOPMENT
PLANNING DIVISION
(650) 877-8535
FAX (650) 829-6639
Site Address:
Project No.:
680 Forbes Blvd
P06-0 136
On December 19, 2006 the Design Review Board completed a Preliminary Review of the plans
associated with a Use Permit application to allow Genentech to demolish an existing surface parking
lot adjacent to Building 51 (642 Forbes) and construct a new 168,000 sq ft R&D/Manufacturing/Lab
Building located at 680 Forbes Blvd in the lower campus area of the Genentech R&D Overlay district
per SSFMC Chapters 20.39, 20.40 & 20.81
At this time, the Board has the following comments:
1. The building is too large for the site; consider modifying scale of the building.
2. Forbes Boulevard elevation too massive and vertical. The elevation needs to be stepped back.
3. The exhaust stacks on the roof of the building should be screened.
4. The west elevation is massive and vertical, with a long blank wall. Recess, or step back,
recess the west elevation so it is not in one plane/vertical.
5. Provide a shade and shadow study for the new courtyard area to see how much sunlight will
reach the area.
6. Revise the renderings to more accurately depict the front setback, as well as the existing and
proposed landscaping.
7. Integrate the glass (office) portion of the building into the design by using more materials from
the other parts of the building and neighboring buildings.
Please include these comments and any others into your next Design Review submittal. Attached for
your information is a copy of the Police Department and Water Quality Control Divisions comments on
the project at this time.
If you have any questions regarding this matter, please feel free to contact the Planning Division at
(650) 877-8535.
Attachments: Police and Water Quality comments
\\SCULL Y\CRWASSOC\DA T A\Attachments\Projects\P06-0136\7 -680FORB_0701 02.DOC
315 MAPLE AVENUE. P.O. BOX 711 . SOUTH SAN FRANCISCO, CA 94083
CITY COUNCIL 2006-2007
DESIGN REVIEW BOARD COMMENTS
RICHARD A. GARBARINO, MAYOR
PEDRO GONZALEZ, VICE MAYOR
MARK N. ADDIEGO, COUNCILMEMBER
JOSEPH A. FERN EKES,
COUNCILMEMBER
KARYL MATSUMOTO, COUNCILMEMBER
BARRY M. NAGEL, CITY MANAGER
Date:
Applicant:
March 29, 2007
GENENTECHINC
1 Dna Way #MS24
South San Francisco, CA 94080
DEPARTMENT OF ECONOMIC
AND COMMUNITY DEVELOPMENT
PLANNING DIVISION
(650) 877-8535
FAX (650) 829-6639
Site Address:
Project No.:
680 Forbes Blvd
P06-0 136
On March 20, 2007 the Design Review Board completed a second preliminary review of your plans for
a Use Permit to allow Genentech to demolish an existing surface parking lot adjacent to Building 51
(642 Forbes) and construct a new 168,000 square foot Research & Development/Manufacturing/Lab
Building with an office component located at 680 Forbes Blvd. in the lower campus area of the
Genentech R&D Overlay district per South San Francisco Municipal Code Chapters 20.39, 20.40 &
20.81.
The Board reiterated their concern about the height, massing, and scale proposed for the building in
relation to its surrounding building context and offered the following suggestions to improve the building
aesthetic, site plan and landscape plan:
1. Screen the three exhaust/smoke stacks shown at the top of the building - these chimneys will
be visible from the Bay Trail, Oyster Point, as well as surrounding sites. [Views from public
park areas, such as Oyster Point and other Bay front amentity areas are to be protected as
part of the East of 101 Design Element Policies.]
2. Include more articulation on the west building elevation. Articulation should include significant
(4-6 foot) offsets in the building fayade. [This comment is also consistent with the policies
outlined in the East of 101 Design Element and the Genentech Master Plan, whereby the intent
is to break-up long elements of the building with articulation.]
3. Reduce the building height so it is more compatible with adjacent buildings fronting Forbes
Boulevard.
4. Create more separation from the street by adding more landscape (trees and shrubs) between
the south plaza and the vehicular path of travel. The Board recommends Deciduous trees,
such as London Plane, to create a buffer, Also, as the pedestrian plaza is developed, the
Board recommends including trees that are smaller in scale at maturity within the plaza area,
5, Use a taller species of tree at the north entry to the site.
6. The eyebrow/sunscreen trellis detail attached to the top of the building is too large and
accentuates the height of the building. The trellis detail should be removed or modified
(consider reducing the size and/or changing the angles so the eyebrow tapers as it extends
away from the northwest corner of the building).
The comments must be address in your Planning Commission Study Session plan submittal package.
Also, attached is a copy of the Police and Fire Department, Engineering and Geotechnical, and Water
Quality Control Divisions' conditions of approval for your reference and to include into your future
submittals.
In addition to the DRB comments, there are other issues that must be addressed in the next submittal
package:
\\SCULL Y\CRWASSOC\DA T A \Attachments\Projects\P06-0136\FORB ESBOU _ 070322.DOC
315 MAPLE AVENUE . P.O. BOX 711 . SOUTH SAN FRANCISCO, CA 94083
P06-0136 - Genentech. J - 680 Forbes Boulevard
Page 2 of 2
7. Floor Area Ratio - the parcel area, as well as the building floor area for the entire parcel must
be included in the next project submittal.
8. The project complies with the East of 101 Guidelines setback standards however; the building
setback is not consistent with buildings on the adjacent sites. The Genentech Master Plan
states: "use building setbacks to create rhythm and repetition with adjacent buildings". The
setback should be measured from the portion of the building overhang/projection on the
northwest corner of the building that comes closest to Forbes Boulevard, since this is where
the building will be perceived from Forbes Boulevard.
In addition to the specific concerns outlined above, staff has observed that there seems be a lack of
consistency between the proposed project and the Lower Campus description for the Genentech
Master Plan. In the Neighborhood Growth section of the Master Plan, the subject site is slated for a
165,000 square foot building with 140,000 square feet of laboratory space and 25,000 square feet of
office space. The subject application shows nearly 50% of the proposed 168,000 square feet of floor
area being dedicated to office uses. The additional office space may have parking implications that
should be explored further, and the additional 3,000 square feet proposed for this site may not be
feasible based on the comments outlined above.
Finally, the Fire Department has indicated that they have a number of questions about the project. A
meeting should occur with staff (Planning, Building, and Fire) and the applicant, prior to the next plan
submittal.
Please contact me at your convenience to discuss the timing of your re-submittal. To provide staff the
necessary time to review the project and confirm that the ORB and staff comments have been
incorporated into the re-submittal package, the materials must be submitted a minimum of two weeks
prior to the study session date you are targeting for this project.
If you have any questions regarding this matter, please feel free to contact the Planning Division at
(650) 877-8535.
Attachments: Police, Fire, Engineering, Geotechnical, and Water Quality Control comments
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Planning Commission
Staff Report
DATE: April 19, 2007
TO: Planning Commission
SUBJECT: Study Session: Proposed South San Francisco Conference Center Expansion,
Applicant: South San Francisco Conference Center Authority
Owner: City of South San Francisco
Address: 255 South Airport Boulevard
Case Numbers: UP07-0030, UPM07-0003, DR07-0019 (Original Use Permit
Number: UP 91-888)
RECOMMENDATION:
Planning Staff recommends that the Planning Commission conduct a Study Session to review the
proposed 4,200 square foot addition to the existing South San Francisco Conference Center
facility.
BACKGROUND/DISCUSSION:
The South San Francisco Conference Center Authority is proposing to expand the existing
Conference Center facility, located at 255 Airport Boulevard, by constructing a 4,200 square
foot, single-story prefabricated building in the parking lot behind the existing facility. The
Conference Center presently consists of 16,500 square feet of ballroom and meeting space and a
kitchen facility within a 39,460 square foot single story building. The addition would permit the
Conference Center to operate over 20,000 square feet of meeting space, The new project would
require that the Conference Center remove 15 parking spaces from the parking lot behind the
facility,
In 1991, the Planning Commission approved the original Use Permit to allow for the conversion
of a former industrial building into the Conference Center, As part of that approval, the City
required that the Conference Center Director and Board provide a parking management plan that
would involve the neighboring hotels, The Conference Center Authority was created, by
Ordinance, by the South San Francisco City Council in 1992 to manage and operate the Center,
The City owns the Center and leases it to the Authority. The Center opened in April 1993,
Since the Center opened, the number of hotel rooms in South San Francisco has increased from
2,000 rooms to 29 approximately 3,000 guest rooms. Since 2000, the quality of the hotel space
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: South San Francisco Conference Center Expansion
DATE: April 19, 2007
Page 2 of3
has also improved, with the additions of the Courtyard and Residence Inn, Hilton Garden Inn,
Larkspur Landing, Four Points, and improvements to the Holiday Inn, Likewise, the Conference
Center has hosted more events and generated more Transient Occupancy Tax (TOT) for the City.
As a result of the increased demand on the facility, the Conference Center Authority and the City
Council has been studying how the City can increase the Center's meeting space and capture the
business that cannot currently be accommodated, Consultants have recommended either an
expansion of the existing facility or construction of a new facility,
Building Design & Design Review Board Review
The proposed addition consists of a single story, 4,200 square foot prefabricated building that
would be located in the existing parking area behind the Conference Center. The building would
be sited over the parking lot, with a continuous awning creating a pathway that connects the
entry with the south elevation exits at the main building, The prefabricated building would have
a "high-tech" appearance, The structure consists of a fabric material covering a metal truss roof
to allow for natural lighting, The exterior walls consist of powder coated metal panels, which
would be arranged in a way that would use ribbing to show articulation on the elevation and
would match the color of the Conference Center building. The applicant also proposes to install
landscaping on the sides of the structure and improve the landscaping in front of the Conference
Center,
The Design Review Board will review the proposed project on April 17, 2007, Staffwill
summarize the DRB comments during the Planning Commission Study Session on April 19,
2007.
Planning Commission Review
The South San Francisco Conference Center Authority representatives and architect will
introduce the proposed project, discuss the key issues such as the parking management plan,
answer questions and respond to comments from the Planning Commission,
STAFF REPORT
TO: Planning Commission
SUBJECT: Study Session: South San Francisco Conference Center Expansion
DATE: April 19, 2007
Page 3 of3
RECOMMENDATION:
Planning Staff recommends that the Planning Commission conduct a Study Session to review the
proposed expansion of the South San Francisco Conference Center facility,
Respectfully submitted,
/'1 j
~.'... "// .<
/~. ~ /J .,,/
~// ~//
Michael Lap
Attachments:
1, Vicinity Map
2. Discussion Memorandum: South San Francisco Conference Center with attachments
3, Discussion Memorandum: Conference Center Parking Management
4. Site Plans and Elevations
Attachment 1: Location
SSF Conference Center
255 South Airport Boulevard
UP07-0030, UPM07-0003 & DR07-0019
SOUTH SAN FRANCISCO CONFERENCE CENTER
Discussion. Addition of 4,100 square feet of Meeting Space
March 23, 2007
Conference Center Background
During the 1980's, considerable hotel and meeting space development took place
in San Mateo County, particularly in the area south of the San Francisco
International Airport (SFO), in the Bay Area, and in other areas of the state and
country. This development included hotel rooms, lobbies and other amenities as
well as ballrooms and meeting room spaces, The addition of these spaces
enabled the attraction of lucrative group meeting business. In the area north of
SFO, the South San Francisco hotels, most having been developed prior to this
time, found it difficult to compete for group meeting business because of their lack
of meeting space. The South San Francisco hotel community wanted to be able
to compete for group business while maintaining its existing business.
In 1989, the hotel community proposed an idea to the City of South San Francisco
to fund a conference center on the site of the former Berkey Photo Lab on South
Airport Boulevard approximately one mile north of SFO, Since overnight stays in
South San Francisco's hotel rooms generate Transient Occupancy Tax revenue
which go directly to the City to fund community services such as libraries, street
maintenance, parks and recreation, police and fire, the City Council was interested
in their proposal. The hotel community's concept was for the hotels to bear the
burden with a "tax ourselves" proposal so that no conference center expenses
would be paid by the City's taxpayers, Measure C, as the proposal came to be
known, stated that all associated conference center costs were to be paid with a
new, ongoing, dedicated $2.50 per occupied hotel room tax and the revenue
generated by the center's operation, That same year, Measure C was placed on
the ballot; and it was approved by 79.4% of the South San Francisco voters, It
had the overwhelming support of hotel operators, business and civic leaders,
The Conference Center Authority was created, by ordinance, by the South San
Francisco City Council in 1992 to manage and operate the Center. The City owns
the Center and leases it to the Authority. The Center was developed, designed,
constructed and equipped for $7.5 million.
In April, 1993, the Center opened; and the South San Francisco hospitality
community was able to compete with other conference sites for group meeting
business. The Center hosts conventions, conferences, product launches, trade
shovv's, seminars, receptions, and banquets for groups in a variety of markets,
primarily corporate in nature. With 16,500 square feet of ballroom and meeting
255 South Airport Boulevard
South San Francisco, California 94080
teI650.877,8787 fax 650.877,5356
www.ssfconf.com
Discussion - Addition of 4,100 square feet of Meeting Space
March 23, 2007
Page 2
space and a complete offering of event services including in-house catering,
audio/visual, business and event coordination services, the Center delivers the
most demanding requirements with the highest level of service. Currently, there
are 29 hotels containing approximately 3,000 guest rooms located in South San
Francisco.
The South San Francisco Conference Center is approaching its fourteenth (14th)
anniversary. Through the most recently concluded fiscal year, the Center has
realized the following successes:
The Conference Center has hosted 5,429 Events.
Attendance at these events totals 1,334,423 which equates to 246
attendees per event.
In addition to hosting local, regional, and state-wide events, the Conference
Center also hosts national and international events,
The Conference Center has been awarded the prestigious Pinnacle Award
by the readers of Successful Meetings magazine for the fourth consecutive
year.
The Conference Center Enterprise Fund balance, which is separate and
apart from the City's General Fund, totals $1.85 million.
Event attendees staying in South San Francisco hotels have generated
$1.7 million in Transient Occupancy Taxes which flow directly to the City's
General Fund to support community services.
Current Situation
With the exception of the period of time immediately following the events of
September 11, 2001, the Conference Center has enjoyed a steadily increasing
level of business. In addition, the number of hotel rooms in South San Francisco
has increased from 2,000, when the Center opened, to 3000; however, the
Conference Center's available meeting space remains the same. As a result, it
has become more difficult and, many times, impossible to accommodate all of the
events clients wish to book. The Conference Center is many times sold out of
space and/or not quite large enough to accommodate many events and,
consequently, the business is lost to another venue outside of South San
Francisco. Not only does the Conference Center lose the business. but so do the
South San Francisco hotels. And when the business is lost, so is the opportunity
to generate Transient Occupancy and other taxes for the City's General Fund.
Discussion - Addition of 4,100 square feet of Meeting Space
March 23, 2007
Page 3
Since early 1999, the Conference Center Authority together with the City Council
have been studying how South San Francisco can increase its meeting space and
capture the business that cannot currently be accommodated. Consultants have
recommended either an expansion of the existing facility or construction of a new
facility on another site. The unfortunate events of September 11, 2001, and the
resulting impact on the hospitality industry caused some delay in the study
process. With the improvement in the marketplace, the study process has
resumed. The City recently conducted a land-use study of the Oyster Point Marina
area; and one of the uses suggested was that of a convention center, hotels, and
other public use areas. More specific study of this recommended usage is
planned by the Conference Center Authority,
Today's Opportunity
While study continues, the Conference Center and South San Francisco continues
to miss business opportunities. In order to assist in meeting the current demand
. for meeting space, the Conference Center Authority has identified a way to expand
the existing Center by 4,100 square feet. By purchasing a manufactured, hard-
wall, membrane roof structure and installing it behind the Conference Center, this
additional square footage can be added to the Center's inventory and operations
in a few months' time. A structure has been selected, and marketing literature
describing it is attached. Aesthetically pleasing, the structure will be located on the
southeast side of the Conference Center, It will adjoin the Center via a covered
walkway from the south prefunction corridor, The structure interior will be finished
similarly to the Center's meeting spaces. All servicing will be from the east side
of the Conference Center via a corridor between the existing building and the new
structure. All City processes are being followed to insure life safety, the meeting
of code requirements, and appropriate blending with the existing building, grounds,
and operations. The Conference Center Authority can cover all costs associated
with the new structure from the Conference Center enterprise fund balance.
By adding this square footage, the Conference Center will then be able to market
over 20,000 square feet of meeting space. With the typical convention event
requiring general session, breakout meeting, meal function, and exhibit space, this
additional square footage will provide a third meeting space to better help the
Conference Center accommodate this and all types of events. The current
meeting space configuration is 13,500 square feet, which divides into ten different
spaces, and 3,000 square feet, which divides into two spaces. The Conference
Discussion - Addition of 4,100 square feet of Meeting Space
March 23, 2007
Page 4
Center Authority is enthusiastic about this opportunity to expand the Center
relatively quickly, within its budget, and in a manner which will complement the
existing building. This will enable the Conference Center to provide a greater
impact to the meetings and events market, the South San Francisco hotel
community, and the City of South San Francisco's general fund.
Respectfully submitted,
Sandra M. O'Toole,
Executive Director
Attachments
LOSBERGER
,/.-=>'
2
3
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7
LO
ER
Losberger U.S" LLC
P,O. Box 74
Frederick, MD 21705
Phone: 800,964.8368 or 301.682,8000
Fax: 301.682,8005
E-mail: [email protected]
Web site: www.losbergerus.com
C 2006 Losberger U,S" LLC. Frederick, MD 21705
Revolution is a trademark of Losberger U,S" LLC
Printed in U,S,A,
SOUTH SAN FRANCISCO CONFERENCE CENTER
Discussion - Parking
April 6, 2007
The site upon which the Conference Center was developed had former lives as a photo
processing laboratory and a warehouse facility - the building had been vacated and was
an eyesore. The parking demand for the former uses was primarily by employees. In
1989, when the hotels proposed to the City the redevelopment of the site into a
conference center, the parking limitation imposed by the site was a challenge that was
eventually overcome. The conference center site could accommodate approximately 87
vehicles; and with a much higher parking demand anticipated, the Planning Commission
would not approve the conference center redevelopment until the parking issue was
resolved.
The Center's hotel neighbors (Holiday Inn and Good Nite Inn - the names have changed
from the beginning) agreed to include their hotels together with the Conference Center
into a "functional package" for purposes of parking. Parking demand and requirements
for all three facilities and their uses were studied as if there was one facility with 693
parking spaces, 544 guest rooms with 45%-55% of guests shuttling from the airport,
29,415 square feet of meeting space, two restaurants, two lounges, and employees. In
addition, the Conference Center Board agreed to limit the number of Conference Center
event attendees to 1,200 at anyone time even though the Conference Center physically
can accommodate more attendees. The study determined that the majority of the two
hotels' and the Conference Center's parking requirements could be accommodated with
the "functional package" parking; however, there would be some days when the parking
demand would exceed the "functional package" on-site parking. In an effort to facilitate
the Planning Commission approval process, the Holiday Inn and Good Nite Inn made the
long-term commitment to provide an off-site parking lot to cover those occasions when the
parking demand from the two hotels' and the Conference Center exceeded what could be
accommodated by the "functional package" on-site parking. The hotel operators secured
a commitment from Travelodge to allow their lease of PG&E property, located under the
power lines between their hotel property and the Best Western Grosvenor, to be used as
the off-site parking lot. At the time, this area was an old, unimproved, partially-paved
surface; a good deal of the area was still dirt. The hotel operators made a commitment
to completely improve the area to a parking lot of approximately 277 spaces and provide
for its ongoing operating costs. This commitment made by the operators of the Holiday
Inn and Good Nite Inn greatly assisted the Planning Commission's decision in July, 1991,
to grant a use permit for the Conference Center, with shared "functional package" on-site
parking between the Holiday Inn, Good Nite Inn, and the Conference Center with the
ability to use the off-site parking lot when higher demand days made it necessary. Both
the Planning Commission and the City Council, who ultimately made the final decision on
the Conference Center Use Permit in August, 1991, based a good deal of their decision
on the long-term, parking commitments made by the Holiday Inn and the Good Nite Inn.
The Planning Commission and the City Council required that there be a very thorough,
enforceable agreement (which remained the commitment of the owners, regardless of a
sale of the property), between the City, Holiday Inn, Good Nite Inn, and the Travelodge
255 South Airport Boulevard
South San Francisco, California 94080
te/650,877.8787 fax 650.877.5356
www.ssfconf.com
Discussion - Parking
April 6, 2007
Page 2
to insure that the parking demand for the "functional package" could always be met. In
addition, long-term parking was not one of the permitted uses in either the Conference
Center's, Holiday Inn's, Good Nite Inn's, or Travelodge's Use Permits. With the parking
issues resolved to the Planning Commission's and the City Council's satisfaction, with the
construction bid being a reasonable price to renovate the Conference Center, and with the
revenue stream ($2.50 per occupied room night transient occupancy tax and operating
revenue) being sufficient to pay for the construction debt service, property lease, and the
operating deficit, the City Council approved the construction contract and the issuance of
approximately $6 million in bonds to pay for the construction costs allowing the
Conference Center project to move forward.
Ultimately, in early 1993 just prior to the Conference Center opening, the signing of the
final agreements allowed the Conference Center's certificate of occupancy to be issued
and construction to begin on the off-site lot. The final agreements provided for the
Holiday Inn and the Good Nite Inn to pay $160,000, the Best Western Grosvenor Hotel
to pay $40,000, and the Conference Center to pay $100,000 (the Authority borrowed
these funds from the City and have since repaid the loan) towards the construction of the
off-site lot. Regarding the day-to-day operating costs, the agreements also provided for
the Holiday Inn to pay 50% and the Good Nite Inn and the Grosvenor Hotel to pay for the
balance on a 60%/40% basis. It was anticipated that at some point in the future, it may
be possible to charge for parking in the off-site lot. The final agreements provided that
at such time as there was paid parking, the Conference Center would be repaid for their
investment first from the proceeds with all the parties sharing the proceeds following the
Conference Center's repayment.
Per the final agreements, on site, the Holiday Inn, Good Nite Inn, and the Conference
Center are able to share each others parking based on the "functional package" uses.
Off-site, on event days or days when the parking demand necessitated use of the off-site
lot, the Holiday Inn, Good Nite Inn, and the Conference Center have use of the entire lot;
on non-event days, the Travelodge has use of 1/3 of the spaces, the Holiday Inn has use
of 1/3 of the spaces, and the Good Nite Inn and the Grosvenor Hotel have use of the
balance of the spaces on a 60%/40% basis. On days when the use of the off-site lot is
required, the Conference Center coordinates the requirements with the Holiday Inn and
Good Nite Inn and gives Travelodge 30 days notice of the requirements. Travelodge has
the management responsibility for the off-site lot and is to make it available when notified
of the Holiday Inn's, Good Nite Inn's, and Conference Center's off-site parking
requirements.
Our parking operations have followed this procedure since the Conference Center opened
in April, 1993. The great majority of the attendee parking has been accommodated by the
"functional package" on-site parking spaces; although on some days, attendees have
parked in the back corners of the Holiday Inn's and Good Nite Inn's parking lots. Staff is
exploring a shuttle system to transport attendees to the Conference Center during these
Discussion - Parking
April 6, 2007
Page 3
occasions - especially during night time hours or during inclement weather. Use of the
off-site lot has been on an extremely limited basis.
The addition of the new structure and its 4,100 square feet of meeting space is not
anticipated to have an adverse affect on the Conference Center's parking operation. The
expansion will enable our marketing to and hosting similar size groups (250 - 650
attendees) with a demand for more space that can currently be offered and a need for
hotel guest rooms. This will enable the booking of business which now has to be turned
away due to lack of space. Conference Center event attendees will continue to be limited
to 1,200. The purpose of the Conference Center remains the same, but our ability to fulfill
the purpose will be enhanced by the addition of this new meeting space.
Purpose: The South San Francisco Conference Center was developed to positively
impact the economy of the City of South San Francisco through the generation of various
tax revenues. Operating as a public assembly facility, the Center hosts conventions,
conferences, seminars, etc. Attendees of these events, by staying in hotels, dining in
restaurants, and making meeting-related expenditures, spend money and generate the
tax revenue, primarily Transient Occupancy Tax, which goes directly to the City's General
Fund to pay for City services.
andra M, O'Toole
Executive Director
Attachments: All Parking Agreements
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