HomeMy WebLinkAbout08-16-07 PC e-packet
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CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
August 16, 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-
ecd@ssf.net.
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
Chad rick 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.
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PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
August 16, 2007
Time 7:30 P.M.
I
~
CALL TO ORDER / PLEDGE OF ALLEGIANCE
ROLL CALL / CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Genentech Banners
Genentech, Inc/owner
Genentech Campus
P07-0062: SIGNS07-0022
(Continue to September 6, 2007)
Type "C" Sign - (Special Circumstances) application to allow Genentech to install and manage a
comprehensive sign program for: identified blank walls, glazed elements of pedestrian bridges, and
glazed elements of building stairwells on the Genentech Campus in accordance with SSFMC Chapters
20.76, 20.81, 20.85, & 20.86.
PUBLIC HEARING
2. Cal Com Systems/Applicant
City of South San Francisco/Owner
1121 South San Francisco Drive
P06-0143: UP06-0033 & DR06-0105
(continued from July 19, 2007)
Use Permit and Design Review allowing a wireless communication facility comprised of a 35
foot tall monopole with three 4 foot tall panel antennas and an underground equipment vault
with several cabinets, situated at 1121 South San Francisco Drive in the Terrabay Specific Plan
District, in accordance with SSFMC Chapters 20.63, 20.81, 20.85 & 20.105.
3. DGA Planning/applicant
Chamberlin Associates/owner
200 Oyster Point Blvd
P07-0048: UP07-0006, TDM07-0001 & DR07-0033
Use Permit and Design Review allowing a 3-story, 83,420 square foot Research & Development
building with a 2-story garage & surface parking, generating in excess of 100 vehicle trips, with 24
Planning Commission Agenda - Cont'd
Page 3 of 4
August 16,2007
I
hour daily operation, an open service yard, and allowing a parking rate of 2.83 spaces per 1,000
square feet instead of the minimum required rate of 3.3 spaces per thousand square feet, and
Transportation Demand Management Plan reducing traffic impacts associated with the development,
situated at 180 Oyster Point Boulevard in the Planned Commercial (P-C) Zone District in accordance
with SSFMC Chapters 20.24,20.74,20.81 and Chapter 20.120.
Previously Adopted Mitigated Negative Declaration assessing the development impacts.
ADMINISTRATIVE BUSINESS
4. Billy Ket Chau/applicant
Kelly-Moore Paint C%wner
107 Hickey Blvd
P06-0040: UP06-0013
6 Month Review - Use Permit allowing a cocktail lounge with daily hours of operation from
3 PM to 2 AM and allowing karaoke and limited live entertainment consisting of piano
playing, within 200 feet of a residential zoning district at 107 Hickey Boulevard in the
Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22 & 20.81
5. First Baptist Church of SSF/applicant
First Baptist Church of SSF/owner
600 Grand Avenue
P06-0022: UP06-0007, DR06-0019
9 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
6. SSF Conference Center Expansion
SSF Conference Ctr, Applicant
The City of SSF, Owner
255 S Airport Blvd
P07-0030: UPM07-0003 & DR07-0019
Review of materials and color samples for a 4,100 s.f. expansion (parking lot behind the building)
of the existing Conference Center in the Planned Commercial (P-C) Zone District in accordance
with the Final Conditions of Approval.
7. Henry & Victoria Concepcion/applicant
Westborough Sq Shopping Ctr/owner
2262 Westborough Blvd
P06-0133: UP06-0029
6 Month Review - Use Permit to allow live musical entertainment at an existing restaurant at
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Planning Commission Agenda - Cont'd
Page 4 of 4
August 16,2007
2262 Westborough Boulevard in the Retail Commercial (C-1) Zone District in accordance with
SSFMC Chapters 20.22 and 20.81.
8. Yousef Mustafa/applicant
Michael & Katie Hartmann/owner
1331 San Mateo Ave
P06-0015: UP06-0005
1 Year Review - Use Permit allowing an automotive repair facility, generating more than 100
average daily vehicle trips, with outside overnight vehicle storage, a fence and screen wall
exceeding 3 feet in height in a minimum required front setback, in an existing 18,000 square foot
industrial building, and Design Review of exterior changes to the building, parking lot, fence and
landscaping at 1331 San Mateo Ave, in the M-1 Industrial Zone District, in accordance with
SSFMC Sections 20.30.040 (a), 20.30.040 (b) and 20.73.020 (d)(1) & Chapters 20.81 & 20.85.
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
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NEXT MEETING: Regular Meeting September 6,2007, Municipal Services Building, 33 Arroyo
Drive, South San Francisco, CA.
Staff Reports can now be accessed online at:
http://www.ssf.netldepts/comms/plann i nalaaenda mi nutes.asp
or via http://weblink.ssf.net
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Planning Commission
Staff Report
DATE: August 16,2007
TO: Planning Commission
SUBJECT: Type "C" Sign - (Special Circumstances) application to allow Genentech to
install a comprehensive sign program for: identified blank walls, glazed elements
of pedestrian bridges, stairwells and building on the Genentech Campus in
accordance with SSFMC Chapters 20.76, 20.81, 20.85, & 20.86.
Applicant/Owner:
Consultant:
Case Nos.:
Address:
Genentech, Inc.
Propp & Guerin
P07-0062: SIGNS07-0022
Campus wide
RECOMMENDATION:
That the Planning Commission continue the proposed sign program application to the September
6, 2007 Planning Commission meeting.
DISCUSSION:
I
The applicant has requested a continuance to the September 6, 2007 meeting because their staff
is on summer vacation.
Respectfully submitted,
/ztJ\ -'
Gerry Beaudin
Associate Planner
I
Attachment:
Genentech Continuance Request (email)
I
Beaudin, Gerry
From:
Sent:
To:
Subject:
Shar Zamanpour [zamanpour.shar@gene.com]
Thursday, August 09,200710:22 AM
Beaudin, Gerry
Banner
Gerry,
Thanks for your call this morning. We would like to request a continuance for the banner
presentation to the Planning Commission due to summer holidays.
Shar
1
Planning Commission
Staff Report
DATE:
August 16, 2007
TO:
Planning Commission
SUBJECT:
Use Permit and Design Review allowing a wireless communication
facility comprised of a monopole with three 4 foot tall panel antennas and
an underground equipment vault with several cabinets, situated at 1121
South San Francisco Drive in the Terrabay Specific Plan District, in
accordance with SSFMC Chapters 20.63, 20.81, 20.85 & 20.105.
Owner: City of South San Francisco
Applicant: Cal Com Systems
Case Nos.: P06-0143 (UP06-0033 & DR06-0105)
RECOMMENDATION:
That the Planning Commission approve a Use Permit and Design Review allowing a
wireless communication facility comprised of a monopole with three 4 foot tall panel
antennas and an underground equipment vault with several cabinets, situated at 1121
South San Francisco Drive in the Terrabay Specific Plan District, subject to adopting the
conditions of approval and making the required imdings.
BACKGROUND:
The Planning Commission reviewed the proposed wireless communication facility at the meeting
of June 21, 2007. At the meeting the Commissioners expressed concern with the compatibility of
the proposed monopole design with the site. The Commissioners asked that the proponent
develop at least two alternative pole designs including a light pole and tree. The Commissioners
also asked that the applicant consider reducing the height by a minimum of 5 feet and that the
photo simulations are based on recent photographs. The application had been continued to the
meeting of July 19; however the applicant requested a continuance to August 16 in order to allow
additional time to prepare the requested plan revisions.
DISCUSSION:
The revised plans incorporate the Commissioners' suggestions. The revised wireless
communication facility consists of a monopole, three four (4) foot tall panel antennas, several
equipment cabinets. The emergency generator has been removed and replaced with a receptacle.
In the event of a sustained power outage of several hours duration an emergency generator may
be brought in and connected to the receptacle until the outage is over.
Staff Report
To: Planning Commission
Subject: P06-0143 Verizon Wireless
Page 2 of2
The partially subterranean vault design is unchanged at 33 feet long, 19.33 feet wide and 8 feet
tall.
Three monopole alternatives are proposed that are intended to increase the facility stealthiness -
one is in the form of a light pole and the other two are in a tree form. The photo simulations and
plans also show two alternative locations for the monopole. The new photo simulations
incorporate a current photographic background.
The Planning Commission should choose one ofthe three alternative pole designs, one of the two
pole locations, and/or give further design direction.
ENVIRONMENTAL REVIEW:
Staffhas determined that this proposal qualifies as a Class 3 Categorical Exemption pursuant to
the provisions of Section 15303 of the California Environmental Quality Act (new construction
of minor facilities). Because the project has been determined to be exempt no environmental
review is necessary.
RECOMMENDATION:
That the Planning Commission approve a Use Permit and Design Review allowing a wireless
communication facility comprised of a monopole with three 4 foot tall panel antennas and an
underground equipment vault with several cabinets, situated at 1121 South San Francisco Drive
in the Terrabay Specific Plan District.
Attachments:
Draft Findings of Approval
Draft Conditions of Approval
Planning Commission
Staff Report
June 21,2007
Plans
FINDINGS OF APPROVAL
P06-0143
VERIZON WIRELESS
1121 SOUTH SAN FRANCISCO DRIVE
(As recommended by City Staff August 16,2007)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following
findings are made in approval of Use Permit allowing a wireless communication facility
comprised of a 35 foot tall monopole with three four (4) foot tall panel antennas and an
underground equipment vault with several cabinets, situated at 1121 South San Francisco
Drive in the Terrabay Specific Plan District, based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which include, but
are not limited to: Plans prepared by JES Engineering, Inc., dated 2007; Design Review
Board meeting of January 16,2007; Design Review Board minutes of January 16,2007;
Design Review Board meeting of February 20,2007; Design Review Board minutes of
February 20,2007; Planning Commission Staff Report, dated June 21,2007; and
Planning Commission meeting of June 21,2007; Planning Commission Staff Report,
dated August 16,2007; and Planning Commission meeting of August 16,2007:
1. The proposed wireless communication facility consisting of a monopole
with three four (4) foot tall panel antennas and equipment cabinets to be
installed in a new underground vault will not be adverse to the public
health, safety or general welfare of the community, nor detrimental to
surrounding properties or improvements. Conditions of approval will
ensure that the facilities provide a high level of public protection including
requiring engineering and drainage studies, the installation of storm
drainage facilities and the installation of safety warning signs near the
antennas.
2. The proposed wireless communication facility consisting of a monopole
with three four (4) foot tall panel antennas and equipment cabinets to be
installed in a new underground vault complies with the General Plan Land
Use Element designation of the site as Park and Recreation that requires
new developments to be designed to be compatible with adjacent land
uses. The City's Design Review Board recommended approval of the
facility.
3. The proposed wireless communication facility consisting of a monopole
with three four (4) foot tall panel antennas and equipment cabinets to be
installed in a new underground vault located in the Terrabay Specific Plan
Zone District adjacent to residential and public uses complies all
applicable standards and requirements of SSFMC Title 20. Conditions of
approval will help ensure continued compliance with the City's Zoning
Ordinance.
*
*
*
CONDITIONS OF APPROVAL
P06-0 143
VERIZON WIRELESS
1121 SOUTH SAN FRANCISCO DRIVE
(As recommended by City Staff August 16, 2007)
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 approved
plans, as amended by the conditions of approval including the site plan,
floor plans and plan elevations, dated July 2007, prepared by JES
Engineering, Inc., as approved by the Planning Commission in association
with P06-0143, as amended by the conditions of approval. The final plans
shall be subject to the review and approval of the City's Chief Planner.
3. Prior to the issuance of any permit the applicant shall provide plans for
landscaping which adequately screen views of both the existing and
proposed telecommunication facilities including the fencing and
underground vault from adjacent properties. The landscape plan shall
include an irrigation system, soil amendment plan, use native plant
materials, replacing plants adversely affected or removed by construction
related to the project and all dead landscape material planted as part of the
previous The plans shall include new specimen size trees and mature
shrubs. The landscape plan shall substantially conform to the landscape
plans, dated July 2007, approved by the Planning Commission as part of
P06-0143, as amended by the conditions of approval. The final landscape
plans shall be subject to the review and approval of the City's Chief
Planner.
4. The wireless telecommunications facility shall be limited to a monopole
with three four (4) tall panel antennas and an underground vault and
equipment cabinets, as shown on the Planning Commission approved
plans, as amended by the conditions of approval associated with P06-
0143.
5. Prior to the issuance of any permit, the final construction plans shall
incorporate a finish and paint scheme to minimize views of the above
ground pole and antenna, vault, irrigation equipment, and fencing. The
final construction plans shall be subject to the review and approval of the
City's Chief Planner.
6. Prior to final inspection the applicant shall place warning signs at or near
each of the antennas identifying potential health and safety hazards of
working within close proximity to the antennas for extended periods of
time and providing an informational phone number.
7. Prior to the issuance of any Building Permit or commencement of
excavating activities, the Applicant shall provide a Storm Water Pollution
Prevention Plan (SWPPP) utilizing the best management practices to
prevent soil and construction debris from entering the City's stormwater
drainage system and a construction plan to suppress dust. The SWPPP,
including a conveyance system, shall be subject to the review and
approval of the City's Storm Water Management Coordinator and the City
Engineer.
8. The wire telecommunication facility shall comply with the City's noise
ordinance. Noise generated by the facility shall be less than 60 dBA in the
City Park. Prior to the final inspection, the applicant may be required to
conduct an acoustic test of the facility by a qualified professional. The
results of the test and any measures to attenuate noise to comply with the
City's noise ordinance shall be provided to the City. The report and
recommendations shall be subject to the review and approval of the City's
Chief Planner and the City's Director of Parks, Recreation and Community
Services.
9. The property owner and applicant shall be jointly and severally
responsible for removing all antennas and appurtenant facilities and shall
bear all related expense based on a determination by the City Planning
Commission, at a duly noticed public hearing that the facility is no longer
in use, is obsolete and/or is declared to be a public nuisance.
(Planning Division: Steve Carlson, (650) 877-8535)
B. ENGINEERING DIVISION
1. The building permit application plans shall conform to the standards of the
Engineering Division's "Building Permit Typical Plan Check Submittals"
requirements, copies of which are available from the Engineering
Division.
2. The Lease Agreement for the site shall be revised to include all
underground conduits and appurtenances for this project. The Developer
shall attach to the Lease Agreement an 8.5" x 11" exhibit of a site plan
showing all improvements for this project.
3. Since the vault is being constructed on a slope, a Geotechnical Report
shall be required. The Developer shall place a cash deposit of $5,000 to
peer review the geotechnical report.
4. The plan is unclear whether any grading and/or excavation will be
performed. Any grading in excess of 50 cubic yards shall require a
grading permit. The developer shall pay for all fees and deposits
associated with the grading permit.
5. A plan detailing the CMU enclosure must be submitted for review and
approval of the Building Division. The footings for the CMU walls must
be detailed. The developer must also address drainage issues within the
CMU enclosure.
6. Developer shall replace all concrete/asphalt disturbed during construction
and comply with all City standards.
7. Any work performed on the City's property or right-of-way shall require
an encroachment from the Engineering Division. The owner shall apply
and pay all fees and deposits for the encroachment permit.
(Engineering Division: Sam Bautista, 650/829-6652)
C. POLICE DEPARTMENT
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.
(Police Department: Sergeant E. Alan Normandy (650) 877-8927)
D. WATER QUALITY CONTROL DIVISION
1. The City of South San Francisco must submit a plan showing the location of all
storm drains and catch basins.
2. The City of South San Francisco must submit an erosion and sediment control plan.
All existing catch basins must be protected during construction.
3. The City of South San Francisco must provide a drainage plan, which indicates
sufficient capacity to contain the storm flows.
4. Existing catch basins are to be retrofitted with catch basin inserts or equivalent.
5. Catch basins must be stenciled with the approved San Mateo Countywide
Stormwater Logo.
(Water Quality: Cassie Prudhel, (650) 829-3840)
Planning Commission
Staff Report
DATE:
June 21, 2007
TO:
Planning Commission
SUBJECT:
Use Permit and Design Review allowing a wireless communication
facility comprised of a 35 foot tall monopole with three 4 foot tall panel
antennas and an underground equipment vault with several cabinets,
situated at 1121 South San Francisco Drive in the Terrabay Specific Plan
District, in accordance with SSFMC Chapters 20.63, 20.81, 20.85 &
20.105
Owner: City of South San Francisco
Applicant: Cal Com Systems
Case Nos.: P06-0143 (up06-0033 & DR06-0105)
RECOMMENDATION:
That the Planning Commission approve a Use Permit and Design Review allowing a
wireless communication facility comprised of a 35 foot taU monopole with three 4 foot tall
panel antennas and an underground equipment vault with several cabinets, situated at
1121 South San Francisco Drive in the Terrabay Specific Plan District, subject to adopting
the conditions of approval and making the required findings.
BACKGROUND:
The site is improved with a public park, a fire station and a wireless communication facility with
access from South San Francisco Drive. Verizon Wireless, is now proposing to add another
wireless communications facility on the south side of the parking lot adjacent to the tennis court.
The facility will provide improved cellular coverage for the area.
DISCUSSION:
The proposed wireless communication facility consists of a 35 foot tall monopole, three four (4)
foot tall panel antennas, several equipment cabinets and an emergency generator placed within a
new underground vault. The panel antennas would be finished to match the color of the pole.
The project includes some trenching within the parking lot to install underground cable from the
antennas to the vault equipment and provide electric power and communications connections.
The vault will be approximately 33 feet long, 19.33 feet wide and 8 feet tall and below the
parking lot. Three of the vault sides will be potentially visible from off site. The vault will be
accessible from the roof via a hatch and interior stairway. A railing on top of the vault is
Staff Report
To: Planning Commission
Subject: P06-0143 Verizon Wireless
Page 2 of4
proposed to provide protection, although the existing abutting retaining walls do not have any
railings.
Because the vault will be constructed on a slope a Geotechnical and Soils Report is required to
ensure that the slope will be stable and the vault properly engineered. A condition of approval
has been added to require the study be completed prior to the issuance of any permit. The vault
will be connected to the existing storm water drainage facilities at the base of the existing
retaining walls.
The facility will operate on an around-the-clock basis and require servicing by a technician once
or twice each month. The existing roads and the on-site parking area will be adequate to meet the
needs of the service technicians and will not conflict with the other users of the site nor the
pedestrians using the adjacent park.
The proposed project is consistent with the General Plan Land Use Element site designation of
Park and Recreation which allows wireless communication facilities.
A Use Permit approved by the Planning Commission is required because the site will have
multiple facilities [SSFMC Section 20.105.070].
DESIGN REVIEW BOARD:
The project was reviewed by the Design Review Board at their meetings of January 16,2007 and
March 20, 2007. At the first meeting, the Board offered the following comments:
1. Consider modifications to the proposed vault wall to act more as a landscape element.
2. Use a metal grid decking with a hatch opening for the vault access stairs.
3. Revise the plans to include a railing for the vault deck.
4. Submit a landscaping plan.
The applicant revised the plans and resubmitted for review. At the March 20 meeting, the Board
offered further comments:
1. Use a less visible black railing rather than the proposed chain link and barbed wire fence
detail. Also consider a vertical picket type design.
2. Add curved, stone covered "wing walls" (minimum of 8-12 feet in length to curve back
into the hillside) on each side of the box to give the illusion of a curved wall for the
equipment vault. Backfill with soil behind the curved wall. The wing walls and front face
of the stone covered enclosure wall should appear to be one continuous natural stone
faced wall.
3. Use a high quality natural looking stone veneer to finish the face of the wing walls and
the vault.
4. Submit a revised landscape planting plan using evergreen trees and shrubs (e.g. pine trees
and native shrubs) providing increased screening of the vault wall and pole for review
Staff Report
To: Planning Commission
Subject: P06-0143 Verizon Wireless
Page 3 of 4
and comment by the Board's two Landscape Architects. Add two or more rows of shrub
planting along the front face of the curved stone wall, end to end, to soften the wall and
make it appear shorter. Suggest Raphiolepis indica 'Springtime' 5 gal. size, Ceanothus
griseus horizontalis 'Yankee Point' (or equal sized Ceanothus which grows minimum 3 '
or taller) 5 gal. size, Arbutus undedo, Dwarf Strawberry Tree 5 gal. size or Heteromeles
arbutifolia- Toyon 5 gal size.
The Board agreed that the applicant could submit revised plans for review by the two DRB
Landscape Architects. The applicant's revised the plans were subsequently deemed acceptable by
the Landscape Architects.
The applicant has provided the requested written narrative identifying how the proposed project
complies with the City requirements, especially the design requirements, as required by SSFMC
Sections 20.105.030 and 20.105.070.
The monopole, which replaces and existing wooden pole of approximately the same height and
location, will be visible from off-site. The new pole is intended to resemble a light pole and will
be finished to match the existing light poles. The vault is proposed by the Design Review Board
to be faced with stone. The proposed landscape plan is intended to soften views of the pole and
the vault from residents of Paradise Valley.
ENVIRONMENT AL REVIEW:
Staffhas determined that this proposal qualifies as a Class 3 Categorical Exemption pursuant to
the provisions of Section 15303 of the California Environmental Quality Act (new construction
of minor facilities). Because the project has been determined to be exempt no environmental
reVIew IS necessary.
NEIGHBORHOOD MEETING:
A neighborhood meeting was conducted by the applicant on June 5,2007 at 6:30 PM at the
Terrabay Recreation Center. Only one resident attended the meeting and did not object to the
proposed communication facility.
RECOMMENDATION:
That the Planning Commission approve a Use Permit and Design Review allowing a wireless
communication facility comprised of a 35 foot tall monopole with three 4 foot tall panel antennas
and an underground equipment vault with several cabinets, situated at 1121 South San Francisco
Drive in the Terrabay Specific Plan District.
Staff Report
To: Planning Commission
Subject: P06-0143 Verizon Wireless
Page 4 of 4
~~~
S ve Carlson, Senior Planner
Attachments:
Draft Findings of Approval
Draft Conditions of Approval
Design Review Board
Minutes
January 16, 2007
March 20, 2007
Applicants' Letter
Plans
FINDINGS OF APPROVAL
P06-0 143
CINGULAR WIRELESS
1121 SOUTH SAN FRANCISCO DRIVE
(As recommended by City Staff June 21, 2007)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following
findings are made in approval of Use Permit allowing a wireless communication facility
comprised of a 35 foot tall monopole with three four (4) foot tall panel antennas and an
underground equipment vault with several cabinets, situated at 1121 South San Francisco
Drive in the Terrabay Specific Plan District, based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which include, but
are not limited to: Plans prepared by JES Engineering, Inc., dated 2007; Design Review
Board meeting of January 16,2007; Design Review Board minutes of January 16, 2007;
Design Review Board meeting of February 20,2007; Design Review Board minutes of
February 20,2007; Planning Commission staff report, dated June 21,2007; and Planning
Commission meeting of June 21,2007:
1. The proposed wireless communication facility consisting of a 35 foot tall
monopole with three four (4) foot tall panel antennas and equipment
cabinets to be installed in a new underground vault will not be adverse to
the public health, safety or general welfare of the community, nor
detrimental to surrounding properties or improvements. Conditions of
approval will ensure that the facilities provide a high level of public
protection including requiring engineering and drainage studies, the
installation of storm drainage facilities and the installation of safety
warning signs near the antennas.
2. The proposed wireless communication facility consisting of a 35 foot tall
monopole with three four (4) foot tall panel antennas and equipment
cabinets to be installed in a new underground vault complies with the
General Plan Land Use Element designation of the site as Park and
Recreation that requires new developments to be designed to be
compatible with adjacent land uses. The City's Design Review Board
recommended approval of the facility.
3. The proposed wireless communication facility consisting of a 35 foot tall
monopole with three four (4) foot tall panel antennas and equipment
cabinets to be installed in a new underground vault located in the Terrabay
Specific Plan Zone District adjacent to residential and public uses
complies all applicable standards and requirements of SSFMC Title 20.
Conditions of approval will help ensure continued compliance with the
City's Zoning Ordinance.
CONDITIONS OF APPROVAL
P06-0143
VERIZON WIRELESS
1121 SOUTH SAN FRANCISCO DRIVE
(As recommended by City Staff June 21, 2007)
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 approved
plans, as amended by the conditions of approval including the site plan,
floor plans and plan elevations, dated February 2007, prepared by JES
Engineering, Inc., as approved by the Planning Commission in association
with P06-0143, as amended by the conditions of approval. The final plans
shall be subject to the review and approval of the City's Chief Planner.
3. Prior to the issuance of any permit the applicant shall provide plans for
landscaping which adequately screen views of both the existing and
proposed telecommunication facilities including the fencing and
underground vault from adjacent properties The landscape plan shall
include an irrigation system, soil amendment plan, use native plant
materials, replacing plants adversely affected or removed by construction
related to the project and all dead landscape material planted as part of the
previous The plans shall include new specimen size trees and mature
shrubs. The landscape plan shall substantially conform to the landscape
plans, dated February 2007, approved by the Planning Commission as part
ofP06-0143, as amended by the conditions of approval. The final
landscape plans shall be subject to the review and approval of the City's
Chief Planner.
4. The wireless telecommunications facility shall be limited to a 35 foot tall
monopole with three four (4) tall panel antennas and an underground vault
and equipment cabinets, as shown on the Planning Commission approved
plans, as amended by the conditions of approval associated with P06-
0143.
5. Prior to the issuance of any permit, the [mal construction plans shall
incorporate a paint scheme to minimize views of the above ground pole
and antenna, irrigation equipment, and fencing. The final construction
plans shall be subject to the review and approval of the City's Chief
Planner.
6. Prior to fmal inspection the applicant shall place warning signs at or near
each of the antennas identifying potential health and safety hazards of
working within close proximity to the antennas for extended periods of
time and providing an informational phone number.
7. Prior to the issuance of any Building Permit or commencement of
excavating activities, the Applicant shall provide a Storm Water Pollution
Prevention Plan (SWPPP) utilizing the best management practices to
prevent soil and construction debris from entering the City's stormwater
drainage system and a construction plan to suppress dust. The SWPPP,
including a conveyance system, shall be subject to the review and
approval of the City's Storm Water Management Coordinator and the City
Engineer.
8. The wire telecommunication facility shall comply with the City's noise
ordinance. Noise generated by the facility shall be less than 60 dBA at the
city park. Prior to the fmal inspection, the applicant may be required to
conduct an acoustic test of the facility by a qualified professionaL The
results of the test and any measures to attenuate noise to comply with the
City's noise ordinance shall be provided to the City. The report and
recommendations shall be subject to the review and approval of the City's
Chief Planner and the City's Director of Parks, Recreation and Community
Services.
9. The property owner and applicant shall be jointly and severally
responsible for removing all antennas and appurtenant facilities and shall
bear all related expense based on a determination by the City Planning
Commission, at a duly noticed public hearing that the facility is no longer
in use, is obsolete and/or is declared to be a public nuisance.
(Planning Division: Steve Carlson, (650) 877-8535)
B. ENGINEERING DIVISION
1. The building permit application plans shall conform to the standards of the
Engineering Division's "Building Permit Typical Plan Check Submittals"
requirements, copies of which are available from the Engineering
Division.
2. The Lease Agreement for the site shall be revised to include all
underground conduits and appurtenances for this project. The Developer
shall attach to the Lease Agreement an 8.5" x 11" exhibit of a site plan
showing all improvements for this project.
3. Since the vault is being constructed on a slope, a Geotechnical Report
shall be required. The Developer shall place a cash deposit of $5,000 to
peer review the geotechnical report.
4. The plan is unclear whether any grading and/or excavation will be
performed. Any grading in excess of 50 cubic yards shall require a
grading permit. The developer shall pay for all fees and deposits
associated with the grading permit.
5. A plan detailing the CMt; enclosure must be submitted for review and
approval of the Building Division. The footings for the CMU walls must
be detailed. The developer must also address drainage issues within the
CMU enclosure.
6. Developer shall replace all concrete/asphalt disturbed during construction
and comply with all City standards.
7. Any work performed on the City's property or right-of-way shall require
an encroachment from the Engineering Division. The owner shall apply
and pay all fees and deposits for the encroachment permit.
(Engineering Division: Sam Bautista, 650/829-6652)
C. POLICE DEPARTMENT
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.
(police Department: Sergeant E. Alan Normandy (650) 877-8927)
D. WATER QUALITY CONTROL DIVISION
1. The City of South San Francisco must submit a plan showing the location of all
storm drains and catch basins.
2. The City of South San Francisco must submit an erosion and sediment control plan.
All existing catch basins must be protected during construction.
3. The City of South San Francisco must provide a drainage plan, which indicates
sufficient capacity to contain the storm flows.
4. Existing catch basins are to be retrofitted with catch basin inserts or equivalent.
5. Catch basins must be stenciled with the approved San Mateo Countywide
Stormwater Logo.
(Water Quality: Cassie Prudhel, (650) 829-3840)
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of January 16, 2007
TIME:
MEMBERS PRESENT:
MEMBERS ABSENT:
ADMINISTRATIVE BUSINESS
None
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
City of SSF
Cal Com Systems
1121 South San Francisco Drive
P06-0143, UP06-0033 & DR06-0105
Use Permit - Cal Com Systems
(Case Planner: Steve Carlson)
Use Permit and Design Review allowing a wireless
communication facility comprised of a 35 foot tall monopole
with three 4 foot tall panel antennas and an underground
equipment vault with cabinets, situated at 1121 South San
Francisco Drive in the Terrabay Specific Plan District, in
accordance with SSFMC Chapters 20.63,20.81,20.85 & 20.105
<
The Board had the following comments:
1. Install a curved masonry wall clad with dark colored stone to help screen the
structure to act as a permanent landscape element.
2. Use a grid with a hatch as a protective barrier at the top of the structure, and use a
thin railing where required.
3. Submit a landscaping plan for the entire project area (note that Cypress trees are
not typically successful in South San Francisco, so alternative tree species should
be considered).
4. Use a two-foot soil cap for the planting area adjacent to the parking lot area.
3.
OW R
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Jad & Nawal Jajeh
Robert Williams
418 Linden Ave
P06-0147, UP06-0034 & DR06-0109
Use Permit - Mulit Tenant
(Case Planner: Gerry Beaudin)
Use Permit & Design Review to allow the construction of a new
one-story multi-tenant retail commercial building, including
landscape improvements, and eight on site parking spaces by
demolishing the existing building and parking area in the Retail
Commercial (C-1-L) Zone District accordance with SSFMC
Sections 20.22,20.73,20.74,20.81 and 20.85.
Design Review Board Minutes
March 20, 2007
20f4
The Board has the following comments:
1. Change the gable roof proposed for the addition to a hip configuration on the front
and rear to reduce the bulk of the addition.
2. Revise the plans so the rear addition does not overhang/cantilever beyond the first
floor level - consider adding floor area to the ground floor.
3. Relocate the half bath from the family room - consider locating it in the unused
area in the utility room next to the garage.
4. Add a belly band on the right and rear elevations and finish it on the left elevation.
5. Unify the exterior materials used on the house by selecting a few exterior
treatments (remove those that are not consistent), i.e. wrap the vertical sliding
found on the front of the house around the left side of the elevation to better
integrate the materials found on the house.
6. Add a street tree to the front yard (minimum 15-gallon pot size). A street tree list
is available from the Planning Division office if you need some species
suggestions. Please select a tree and note the species and size on the plans
when they are resubmitted.
7. Indicate all required parking spaces on the plans. As proposed, the project
requires a total of three parking spaces - please contact the Planning Division to
discuss th . onfiguration and parking space dimensions for the proposed
a
4.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
City of SSF
Cal Com Systems
1121 South San Francisco Drive
P07-0011 & DR07-0004
Use Permit - Cal Com
Recommend approval with conditions.
(Case Planner: Steve Carlson)
DESCRIPTION
"Resubmittal"- Use Permit and Design Review allowing a
wireless communication facility comprised of a 35 foot tall
monopole with three 4 foot tall panel antennas and an
underground equipment vault with cabinets, situated at 1121
South San Francisco Drive in the Terrabay Specific Plan District,
in accordance with SSFMC Chapters 20.63,20.81,20.85 &
20.105.
Design Review Board Minutes /_______
March 20, 2007 ",', ~~~"""
3 of 4 ~ V ,
The Board had the following comments: ~
1. Use a less visible black railing rather than the proposed chainlink and barbed wire \
fence detail. Also consider a vertical picket type design. \
2. Add curved, stone covered "wing walls" (minimum of 8-12 feet in length to curve back
into the hillside) on each side of the box to give the illusion of a curved wall for the
equipment vault. Backfill with soil behind the curved wall. The wing walls and front
face of the stone covered enclosure wall should appear to be one continuous natural
stone faced wall.
3. Use a high quality natural looking stone veneer to finish the face of the wing walls and
the vault.
4. Submit a revised landscape planting plan using evergreen trees and shrubs (e.g pine
trees and native shrubs) providing increased screening of the vault wall and pole for
review and comment by the Board's two Landscape Architects. Add two or more rows
of shrub planting along the front face of the curved stone wall, end to end, to soften the
wall and make it appear shorter. Suggest Raphiolepis indica 'Springtime' 5 gal. size,
Ceanothus griseus horizontalis 'Yankee Point' (or equal sized Ceanothus which grows
minimum 3' or taller) 5 gal. size, Arbutus undedo, Dwarf Strawberry Tree 5 gal. size or
Heteromeles arbutifolia-Toyon 5 gal size.
:commend~
APPLICANT GENENTECHINC
ADDRESS 680 Forbes Blvd
PROJECT NUMBER P06-0136, UP06-0032 & DR06-0102
PROJECT NAME Genentech - Bldg 50
(Case Planner: Gerry Beaudin / Mike Lappen)
DESCRIPTION
RESUMBITTAL - "Preliminary Review of Building 50" - Use
Permit allowing 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
The Board had the following comments:
1. Landscape: Create more separation from the street by adding more trees
between the south plaza and the vehicular path of travel. Recommend Deciduous
tress such as London Plane to create the buffer and trees that are smaller in scale
at maturity within the plaza area.
2. Landscape: Add taller trees at the north entry to the site.
3. The eyebrow/sunscreen detail is too large and accentuates the height of the
building - consider reducing the size and/or changing the angles so the eyebrow
tapers toward the ends.
4. Improve the screening for the three sacks shown at the top of the building (these
chimney stacks will be visible from the Bay Trail as well as surrounding sites.
5. Include more articulation on the west elevation. Articulation should include
significant (4-6 foot) offsets in the building fa9ade.
6. Reduce the height so the building is more compatible with adjacent buildings
fronting Forbes Boulevard.
Resubmittal required.
~. Chestnut Hillside
verizslo 1121 5. 5an Francisco Drive
site # 723304 South San Francisco, CA
view from Hillside Blvd. Ext looking east at site
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Ca} Com Systems Inc.
2001 Omega Road # 100, San Ramon, CA 94583
June 11,2007
City of South San Francisco
Attention: Steve Carlson
315 Maple Avenue
South San Francisco, CA 94080
RE: Verizon Wireless - response to criteria established under Section
20.1 05.030( d) of the South San Francisco Municipal Code
The guidelines set forth in Section 20.105.030(d) "Aesthetics" ofthe South San
Francisco Municipal Code, govern the location of all towers, and the installation of all
antennas. In accordance with the criteria established under subsection (d) of Section
20.105.030, the proposed Verizon Wireless facility at 1121 South San Francisco Drive
will fulfill each, in the following manner:
(1) Blend With Surroundings. Antenna and tower facilities shall be located,
designed and screened to blend with the existing natural or built surroundings
and existing supporting structures.
The proposed 35' tower is situated within the existing landscape between
the Terrabay Community Center parking lot and Hillside Boulevard.
Presently, there are several maturing Spruce trees adjacent to the proposed
Verizon Wireless facility. When completed, the facility will be painted a
flat green color to match the existing Spruce tree vegetation, and visually
blend-in with the existing setting.
(2) Painted to Match Support Structures. Attached antennas (antennas affixed to an
existing structure that is not considered a component of the attached antenna)
should be painted and/or textured to match the existing support structure.
The antennas, as depicted on the set of provided plans (Sheet A-3), are
flush mounted at the top of the pole and painted green, in order to blend in
with the existing Spruce tree(s).
(3)
Non-Reflective Materials. Antenna and tower support facilities (i.e., vaults,
equipment rooms, utilities and equipment enclosures) shall be constructed out of
non-reflective materials (visible exterior surfaces only) and shall be screened
from view by using landscaping, or materials and colors consistent with
surrounding backdrop, or placed underground to the extent possible.
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The equipment is to be situated at the base of the tower, contained within
an approximate 19'x33' designated lease area. The equipment area is to be
visually inconspicuous as it will fall within the existing slope of the lot and
behind a new 8' tall concrete wing wall with natural stone on the exterior.
Additional plantings (5-gallon Toyon) will be installed at the perimeter of
the lease area for additional screening of the wall and the facility.
(4) Equipment Shelter Facilities-One Story. Antenna equipment shelter facilities
shall be no taller than one story (fifteen feet) in height and shall be treated to
look like a building or facility typically found in the area.
The proposed equipment area is less than one-story in height, and its
placement is concealed by an eight-foot tall concrete wall with natural stone
on the exterior. Additional blending of the facility is provided by the
backdrop of the sloping hillside.
(5) Equipment Shelter Facilities-Minimize Visual Impacts. Antenna equipment
shelter facilities in areas of high visibility shall, where possible, be designed
(i.e., placed underground, depressed, or located behind earth berms) to minimize
their profile.
The facility, as demonstrated on Sheet A-3, is set within the sloping hillside
area between the Terrabay Community Center parking lot and Hillside
Boulevard. Its placement within the slope of the hillside will aid in its
concealment. To further minimize its visibility, the equipment is set behind
a stone wall and buffered with Toyon plantings at the perimeter of the lease
area.
(6) "Flat" Painting of Facilities. All buildings, poles, towers, antenna supports,
antenna and other components of each antenna and tower facility site shall be
initially painted and thereafter repainted as necessary with a "flat" paint. The
color selected shall be one that in the determination of the chief planner or
planning commission, as appropriate, will minimize their visibility to the
greatest extent feasible. To this end, improvements which will be primarily
viewed against soils, trees or grasslands shall be painted colors matching these
landscapes while elements which rise above the horizon shall be painted a blue
gray that matches the typical sky color at that location.
As depicted on the provided photo-simulation, the toWer will utilize a flat-
tone paint that matches the existing Spruce tree vegetation on site.
(7) Architecturally Significant Structures. Antennas mounted on architecturally
significant structures or significant architectural details of the building should
be covered by appropriate casings, which are manufactured to match existing
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architectural features on the building.
The antennas are flush mounted to the tower, aiding in their concealment.
(8) Special Design Requirements. The city shall have the authority to require
special design features for the antenna facilities where [mdings of particular
sensitivity are made (e.g., proximity to historic or aesthetically significant
structures, views and/or community features).
The subject parcel is under ownership by the City, as acknowledged by
Verizon Wireless, the City reserves the right to require special design
features.
(9) Lighting. Poles, towers and antenna supports shall not be artificially lighted,
unless required by the FAA or other applicable authority. If lighting is required,
the planning commission may review the available lighting alternatives and
approve the design that would cause the least disturbance to the surrounding
VIews.
No light and no artificial lighting is proposed for the facility.
(1 0) Scale/Architectural Integration. Building mounted antennas and any ancillary
equipment should be in scale and architecturally integrated with the building
design in such a manner as to be visually unobtrusive.
The scale of the facility is in concept with the slope of the lot, so that it is
not visually obtrusive; and integrated into the hillside so that the tower
blends in with the existing Spruce tree vegetation.
(11) Roof Setbacks. Roof-mounted antennas, exclusive of satellite dish antennas,
shall maintain a 1: 1 ratio for equipment setback (example: 10' high antenna
requires 10' setback from facade) unless an alternative placement or design
would reduce visual impact; antennas shall treated or screened to match existing
air conditioning units, stairs, elevator towers or other background; and placing
roof mounted antennas in direct line with significant view corridors shall be
avoided. (Ord. 1267 S 2 (part), 2000)
There is no roof setback or roof mounted antennas in this situation. The
tower location is off-set from the Hillside Drive property line and further
screened from view with the existing Spruce tree vegetation and additional
plantings.
J
If you have any questions, please feel free to call me at (650) 814-0564.
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Planning Commission
Staff Report
DATE:
August 16, 2007
TO:
Planning Commission
SUBJECT:
1. Use Permit allowing a new 3-story Research and Development building
containing 83,420 square feet with a 236 parking space garage, generating
in excess of one hundred (100) average daily vehicle trips, with twenty-
four (24) hour operation, and an outdoor service yard, and allowing a
parking rate of 2.83 parking spaces per 1,000 square feet of floor area in
lieu of the minimum requirement of 1 parking space/250 square feet (SF)
plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any floor area over
50,000 SF.
2. Design Review of a new research and development building, a parking
garage and landscaping.
3. Transportation Demand Management Plan to reduce traffic associated
with the development.
Zoning: Planned Commercial (P-C) Zone District
SSFMC Chapters: 20.24,20.74,20.81, & 20.85.
Project Location: site situated at 200 Oyster Point Boulevard (APN 015-023-
380) in the Planned Industrial (P-C) Zone District.
Owner: Chamberlin Associates
Applicant: DGA
Case No.: P07-0048 (MNDOO-0074, UP07-0006, TDM07-0001 & DR07-
0033)
RECOMMENDATION:
That the Planning Commission approve a Use Permit and Design Review allowing a new 3-
story Research and Development building containing 83,420 square feet with a 236 parking
space garage, generating in excess of one hundred (100) average daily vehicle trips, with
twenty-four (24) hour operation, and an outdoor service yard, and allowing a parking rate of
2.83 parking spaces per 1,000 square feet of floor area in lieu of the minimum requirement of 1
parking space/250 square feet (SF) plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any
floor area over 50,000 SF, and a Transportation Demand Management Plan to reduce traffic
Staff Report
To: Planning Commission
Re: 200 Oyster Point
August 16, 2007
Page 2 of 3
associated with the development, subject to the adoption of imdings and the conditions of
approval.
BACKGROUNDIDISCUSSION:
The Planning Commission conducted a study session at their meeting on July 19,2007. At the
meeting the Commissioners were generally supportive ofthe proposed project and offered several
comments including but not limited to, enhancing the water feature, revising the garage entries to
reduce the amount of visible concrete wall surface, and to work with staff regarding the proposed
garage entry/exit on Oyster Point Boulevard.
The applicant has met with City Staff to review the Oyster Point Boulevard garage entry/exit and
other direction provided by the Commissioners. The applicant has revised the plans to eliminate the
Oyster Point Boulevard garage entry/exit, to reduce the amount of concrete wall surface in the
vicinity of the garage entry (off the shared driveway), to enhance the pedestrian connection between
the two buildings, and to increase the amount of stamped concrete on the driveway.
For more information regarding the proposed development's compliance with the General Plan,
Zoning Ordinance, and Development Standards, the Draft Transportation Demand Management
Plan, Design Review, and Environmental Review, Commissioners are referred to the previous staff
report which is attached.
CONCLUSION/RECOMMENDA TION:
The proposed development complies with the General Plan, development and design policies and the
provisions of the Zoning Ordinance including the development standards. The proposed
development complies with the City's adopted East of 101 Area Plan Design Element Policies and
the approved 180-200 Oyster Point Master Plan policies. The development was reviewed and
recommended for approval by the South San Francisco Design Review Board. Conditions of
approval are recommended to ensure compliance with the City's development requirements and
mitigate environmental impacts, and a TDM Plan is proposed to help reduce traffic impacts.
Therefore, City Staff recommends that the Planning Commission approve a Use Permit and Design
Review allowing a new 3-story Research and Development building containing 83,420 square feet
with a 236 parking space garage, generating in excess of one hundred (100) average daily vehicle
trips, with twenty-four (24) hour operation, and an outdoor service yard, and allowing a parking rate
of2.83 parking spaces per 1,000 square feet of floor area in lieu of the minimum requirement of 1
parking space/250 square feet (SF) plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any floor
area over 50,000 SF, and approve a Draft Transportation Demand Management Plan to reduce traffic
associated with the development.
Staff Report
To: Planning Commission
Re: 200 Oyster Point
August 16, 2007
Page 3 of 3
~~
ATTACHMENTS:
Draft Findings of Approval
Draft PTDM Findings
Draft Conditions of Approval
Staff Report - July 19,2007
Revise Plans
FINDINGS OF APPROVAL
P07-0048
USE PERMIT
200 OYSTER POINT BOULEVARD
(As recommended by City Staff August 16, 2007)
As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following
findings are made in approval of Use Permit allowing a new 3 story research and
development building containing 83,420 square feet with a 236 parking spaces in an on-
site parking garage, generating in excess of one hundred (100) average daily vehicle trips,
with twenty-four (24) hour operation, and an outdoor service yard, based on public
testimony and the materials submitted to the City of South San Francisco Planning
Commission which include, but are not limited to: Plans prepared by DGA, dated August
2007; Transportation Demand Management Plan prepared by Fehr & Peers, dated July
2007; Design Review Board meeting of June 19,2007; Design Review Board minutes of
June19, 2007; Planning Commission staff report, dated August 16,2007; and Planning
Commission meeting of August 16,2007:
1. The development of a 83,420 square foot research and development
facility generating in excess of 100 average daily vehicle trips, with an
outdoor utility yard and 24 hour operation, will not be adverse to the
public health, safety or general welfare ofthe community, or detrimental
to surrounding properties or improvements. The building and site
improvements meet the City Design Guidelines, the East of 101 Area
Design Policies and the 180-200 Oyster Point Boulevard Master Design
Guidelines, and have been recommended by the Design Review Board.
Conditions of approval are included to require conformance with the
Planning Commission approved plans and City development requirements.
A TDM Plan will help reduce traffic and parking impacts associated with
the development.
2. The development of an 83,420 square foot research and development
facility generating in excess of 100 average daily vehicle trips, with an
outdoor utility yard and 24 hour operation complies with the General Plan
Land Use Element designation of the site of Business Commercial that
allows research and development uses.
3. The site, located in the Planned Commercial Zone District (P-C), is
adjacent to other similar uses and the development complies all applicable
standards and requirements of SSFMC Title 20.
*
*
*
FINDINGS OF APPROVAL
PRELIMINARY TRANSPORT A TION DEMAND MANAGEMENT PROGRAM
P07-0048
200 OYSTER POINT BOULEVARD
(As recommended by City Staff August 16,2007)
As required by the Transportation Demand Management Procedures [SSFMC Section
20.120.070], the following findings are made in approval ofthe Preliminary
Transportation Demand Management Plan in fulfillment ofP07-0048, based on public
testimony and the materials submitted to the City of South San Francisco Planning
Commission which include, but are not limited to: Plans prepared by DGA, dated
2007; PTDM Plan prepared by Fehr & Peers, dated July 2007; Planning Commission
staff report, dated August 16,2007; and Planning Commission meeting of August 16,
2007:
1. The proposed Preliminary Transportation Demand Management Plan
measures are feasible and appropriate for the research and development
facility with on-site parking for 236 vehicle spaces, with 24 hour daily
operation and generating in excess of 100 vehicle trips and a Floor Area
Ratio of 1.0.
2. The proposed performance guarantees, consisting of an Annual Review,
will ensure that the target alternative mode use established for the project
of35% based on a Floor Area Ratio of 1.0 [SSFMC 20.120.030 (C)] will
be achieved and maintained.
*
*
*
PROPOSED CONDITIONS OF APPROVAL
200 OYSTER POINT BOULEVARD
P07-0048
(As recommended by City Staff on August 16, 2007)
A. PLANNING DIVISION
1. The applicant shall comply with the City's Standard Conditions and with
all the requirements of all affected City Divisions and Departments as
contained in the attached conditions, except as amended by the conditions
of approval.
2. The construction drawings shall substantially comply with the Planning
Commission approved plans, as amended by the conditions of approval,
including the plans prepared by DGA, dated August 2007, submitted in
association with P07-0048.
3. Prior to the issuance of the Building Permit, the landscape plan shall
include mature shrubs, trees that have a minimum size of 24 inch box and
15% of the total number of proposed trees shall have a minimum size of
36 inch box. Trees along the street frontage shall be a minimum size of 48
inch box. The landscape plan shall also include upgrades to the landscape
area adjacent to the sidewalk. The landscape plan shall be subject to the
review and approval by the SSF City Planner.
4. All equipment and material stored in the utility yard shall be fully
enclosed by a screen wall equal to or greater than the height of the
equipment and material and a roof or roof screen. Any increase in the size
of the utility yard or the height of the screen wall shall require prior
approval by the City's Planning Commission.
5. Prior to the issuance ofthe building permit the applicant shall pay the
Child Care Impact Fees estimated to be $ 47,549.40 based on the
following calculation [83,429 SQ. FT. X $0.57/SQ. FT. = $47,549.40].
6. Prior to the issuance of the Building Permit the applicant shall submit the
results of the soils tests in association with the final site remediation plan.
The final site remediation plan shall be subject 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.
8. In accordance with South San Francisco Municipal Code Section
20.120.070, prior to issuance of a building permit the applicant shall
submit a Final TDM Plan for review and approval by the Chief Planner.
The Final TDM Plan shall substantially reflect the Preliminary TDM
Plan", prepared by Fehr and Peer Transportation Consultants, dated 2007.
The applicant shall be required to reimburse the City for program costs
associated with monitoring and enforcing the TDM program. The Plan
shall be designed to achieve a minimum 35% alternative mode use over
the life of the project.
(Planning Division: Steve Carlson PH: 650/877-8535, Fax 650/829-6639)
B. ENGINEERING DIVISION
A. STANDARD CONDITIONS
The applicant shall comply with all ofthe applicable conditions of
approval detailed in the Engineering Division's "Standard Conditions for
Commercial and Industrial Developments", contained in our "Standard
Development Conditions" booklet dated January 1998. A copy ofthis
booklet is available at our Engineering Division office at no charge to the
applicant.
B. FEES
1. The applicant shall pay their fair share contribution for the City
Sewer System Study, including a waste flow collection model and
any needed improvements, in accordance with a schedule
established by the City Council. The fees shall be due and payable
prior to receiving a Building Permit.
2. 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 owner 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 owner shall meet with the Director of Public Works
to determine the projected discharge from the project. The Director
of Public Works shall determine the amount of capacity required in
accordance with the criteria established in the Resolution adopted
by the City Council on October 22, 2002. The Carollo Study,
which forms the basis for the system upgrades, calculated
Office/R&D uses to require a capacity of 400 gallons per day per
1000 square feet of development. Based upon this calculation, the
potential fee would be, if paid this year: 0.4 gallons per square
foot (400 gpd/1000 sq. ft.) x $3.19 per gallon x 83,420 sq. ft. =
$106,443.92 The sewer contribution shall be due and payable
prior to receiving a building permit for each phase of the
development.
3. Prior to the issuance of a Building Permit for any building within
the proposed project, the applicant shall pay the East of 101 Traffic
Impact fee. In accordance with the resolution adopted by the City
Council at their meeting of September 26, 2001, or as the fee may
be amended in the future.
Fee Calculation (as of August 2007)
83,420 GSF Office@ $2.11 per each square foot = $ 191,031.80
At the City Council meeting of July 25,2007, the City Council
increased the East of 101 Area Traffic Fees to $4.57 per each
square foot of floor area with an effective date of September 24,
2007. A Building Permit issued after September 24, 2007 will be
subject to the increased fee.
4. Prior to the issuance of the Building Permit, the owner shall pay
the Oyster Point Overpass fee for the new office building, in
accordance with the Standard Conditions of Approval referenced
above. The subject proposal for a 101,868 SF office building
would result in a fee of $221 ,842.1 0, which is calculated as
follows:
83,420 SF office @ 12.3 trips per 1000 SF = 1,026 new trips
1,026 trips x $154 x (9071.91/6552.16) = $218,767.26
This fee will be adjusted and recalculated at the time of payment, based
upon the latest Engineering News Record San Francisco Construction
Cost Index inflation factor, the applicant's actual building permit
application and any changes in the proposed building areas or uses. The
San Francisco CCI is based on the August 2007 ENR.
C. SPECIAL CONDITIONS
1. Prior to the issuance of any permit the owner shall submit a
Grading Plans. In addition to the fees and bonds required for a
Grading Permit, the owner shall provide the City with a cash
deposit of$30,000. The cash will reimburse City stafftime for the
Grading Permit, dust control and storm water pollution prevention
compliance.
2. Prior to receiving a Grading or Building Permit, the owner shall
submit written and recorded documentation of a permanent access
easement across the adjacent property to the East, which will
accommodate the proposed access driveway to the Veterans
Boulevard/Oyster Point Boulevard intersection.
3. The main entry roadway into the site from Oyster Point Boulevard
shall have four lanes with two lanes into and two lanes out of the
site. The owner 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 existing traffic
signal improvements necessary to accommodate this development,
in accordance with plans approved by the City Engineer. The
design of the access driveways shall have a maximum grade of
12%.
4. The final plans shall include design the south end ofthe entry drive
(Oyster Point Boulevard) as a full intersection accommodating
entry of vehicles from the adjacent parcel. The plans shall include,
but not be limited to, signage and stripping, and shall be designed
by a professional engineer and shall be subject to the review and
approval by the SSF City Engineer.
5. In accordance with current City Ordinances and the Standard
Conditions, storm water pollution control devices and filters shall
be installed within the site drainage outfall system to prevent
pollutants deposited within the subject site from entering the San
Francisco Bay. Plans for these facilities shall be submitted to the
Engineering Division and the City's Environmental Compliance
Coordinator for review and approval. The owner shall be
responsible for the ownership and maintenance of these devices.
6. The owner shall dedicate to the City of South San Francisco, at no
cost to the City and prior to receiving a Building Permit for the
project, public street and highway and/or sidewalk and public
utility easements, as may be required by the City Engineer to
accommodate the proposed new sidewalk and other improvements
to be constructed by either the owner or by the City, along the
property's Oyster Point Boulevard frontage. The easement legal
description and plat shall be prepared by the applicant's surveying
consultant and the form of the easement deed shall meet with the
approval of the City Attorney and the City Engineer.
(Engineering Division: Sam Bautista PH: 650/ 829-6652)
C. POLICE DEPARTMENT
A. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 ofthe
Municipal Code, "Minimum Building Security Standards" Ordinance
revised May 1995. The Police Department reserves the right to make
additional security and safety conditions, if necessary, upon receipt of
detailed/revised building plans.
B. Building Security
1. Doors
a. The jamb on all aluminum frame-swinging doors shall be
so constructed or protected to withstand 1600 lbs. of
pressure in both a vertical distance ofthree (3) inches and a
horizontal distance of one (1) inch each side of the strike.
b. Glass doors shall be secured with a deadbolt lockl with
minimum throw of one (1) inch. The outside ring should be
free moving and case hardened.
c. Employee/pedestrian doors shall be of solid core wood or
hollow sheet metal with a minimum thickness of 1-3/4
inches and shall be secured by a deadbolt lockl 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 hinges on all exterior doors shall be provided with
non-removable pins when pin-type hinges are used or shall
be provided with hinge studs, to prevent removal of the
door.
e. Doors with glass panels and doors with glass panels
adjacent to the doorframe shall be secured with burglary-
I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single
action of the inside door knob/lever/turnpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in
"Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily
visible durable sign on or adjacent to the door stating "This door to remain unlocked during business
hours", employing letters not less than one inch high on a contrasting background. The locking device
must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building
Official for due cause.
resistant glazing2 or the equivalent, if double-cylinder
deadbolt locks are not installed.
f. Doors with panic bars will have vertical rod panic hardware
with top and bottom latch bolts. No secondary locks should
be installed on panic-equipped doors, and no exterior
surface-mounted hardware should be used. A 2" wide and
6" long steel astragal shall be installed on the door exterior
to protect the latch. No surface-mounted exterior hardware
need be used on panic-equipped doors.
g. On pairs of doors, the active leaf shall be secured with the
type of lock required for single doors in this section. The
inactive leaf shall be equipped with automatic flush
extension bolts protected by hardened material with a
minimum throw of three- fourths inch at head and foot and
shall have no doorknob or surface-mounted hardware.
Multiple point locks, cylinder activated from the active leaf
and satisfying the requirements, may be used instead of
flush bolts.
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) lbs. applied
in any direction.
c. Secondary locking devices are recommended on all
accessible windows that open.
3. Roof Openings
a. All glass skylights on the roof of any building shall be
provided with:
25/16" security laminate, V4" polycarbonate, or approved security film treatment, minimum.
1) Rated burglary-resistant glass or glass-like acrylic
material. 2
or:
2) Iron bars of at least 1/2" round or one by one-fourth inch
flat steel material spaced no more than five inches apart
under the skylight and securely fastened.
or:
3) A steel grill of at least 1/8" material or two inch mesh under
skylight and securely fastened.
b. All hatchway openings on the roof of any building shall be
secured as follows:
1) If the hatchway is of wooden material, it shall be covered
on the outside with at least 16 gauge sheet steel or its
equivalent attached with screws.
2) The hatchway shall be secured from the inside with a slide
bar or slide bolts. The use of crossbar or padlock must be
approved by the Fire Marshal.
3) Outside hinges on all hatchway openings shall be provided
with non-removable pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the
roof or exterior walls of any building shall be secured by
covering the same with either of the following:
1) Iron bars of at least 1/2" round or one by one-fourth inch
flat steel material, spaced no more than five inches apart
and securely fastened.
or:
2) A steel grill of at least 1/8" material or two inch mesh and
securely fastened and
3) If the barrier is on the outside, it shall be secured with
galvanized rounded head flush bolts of at least 3/8"
diameter on the outside.
4. Lighting
a. All exterior doors shall be provided with their own light
source and shall be adequately illuminated at all hours to
make clearly visible the presence of any person on or about
the premises and provide adequate illumination for persons
exiting the building.
b. The premises, while closed for business after dark, must be
sufficiently lighted by use of interior night-lights.
c. Exterior door, perimeter, parking area, and canopy lights
shall be controlled by photocell and shall be left on during
hours of darkness or diminished lighting.
5. Numbering of Buildings
a. The address number of every commercial building shall be
illuminated during the hours of darkness so that it shall be
easily visible from the street. The numerals in these
numbers shall be no less than four to six inches in height
and of a color contrasting with the background.
b. In addition, any business, which affords vehicular access to
the rear through any driveway, alleyway, or parking lot,
shall also display the same numbers on the rear of the
building.
6. Alarms
a.
The business shall be equipped with at least a central
station silent intrusion 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 Sergeant
at (650) 829-3934.
8. Parking Structure Requirements
a. Exterior Construction: The building should incorporate an
open design to maximize natural surveillance. Screens or
metal picket fencing should be utilized on the ground floor
of the structure to inhibit unauthorized access.
b. Lighting: Parking areas shall have a minimum of three foot
candles, and driveways and staircases shall have a
minimum of 10 foot candles.
c. Elevator: If an elevator is to be used, it shall have clear
windows and doors to maximize natural surveillance.
d. Wall Color: The interior walls of the parking structure
shall be a light gray or white color, to maximize light
reflection.
e. Emergency Phones: A phone system shall be installed to
allow citizens to contact on-site emergency personnel.
9. Security Camera System
Building entrance, lobby and garage areas must be monitored by a
closed circuit television camera system. Recordings must be
maintained for a period of no less than 30 days.
These cameras will be part of a digital surveillance system, which
will be monitored on-site and accessible on the Wodd Wide Web.
This system must be of adequate resolution and color rendition to
readily identify any person or vehicle in the event a crime is
committed, anywhere on the premises.
10. Miscellaneous Security Measures
a. Commercial establishments having one hundred dollars or
more in cash on the premises after closing hours shall lock
such money in an approved type money safe with a
minimum rating ofTL-15.
b. Special events with more than 75 persons in attendance
require prior approval form the Police Department. The
Police Department will assess the need for additional
security and traffic issues at the time of application.
Applications must be submitted no less than 10 business
days before the event. The applicant is responsible for the
conduct of all persons attending the event.
(Police Department contact, Sgt. E. Alan Normandy PH: 650/877-8927)
D. FIRE DEPARTMENT
1. The owner is required to comply with all Federal, State and Local Fire
Codes.
2. Problem Statement: Proposed high-rise buildings and multi level parking
structure have dense building materials consisting of concrete and steel.
Existing similar buildings within the City have been found to have poor
signal strength / reception sites within the structure. Both portable radio to
portable radio (simplex) as well as portable radio to SM County
Communications Center have reception problems. During an emergency
(medical, hazardous material or fire) it is required that all communications
systems be operational for the safety of occupants as well as firefighters.
Mitigation: Developer to provide for radio communications study to
determine internal radio communication need based on individual building
types in development. If study finds internal radio communications are
deficient, developer will provide for mitigation. Costs for internal
communications wiring, signal booster, antennae and any other related
equipment to mitigate deficiencies would be incurred by developer.
Evaluation of system performance will be to City of South San Francisco
communications representative specifications. Any and all continued
maintenance costs will be incurred by the building owner.
(Fire Department: Bryan Niswonger PH: 650/829-6671)
E. WATER QUALITY CONTROL PLANT
1. A plan showing the location of all storm drains and sanitary sewers must
be submitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo
Countywide Stormwater Logo.
3. Storm water pollution preventions devices are to be installed. A
combination of landscape based controls (e.g., vegetated swales,
bioretention areas, planter/tree boxes, and ponds) and manufactured
controls (vault based separators, vault based media filters, and other
removal devices) are preferred. Existing catch basins are to be retrofitted
with catch basin inserts or equivalent. These devices must be shown on the
plans prior to the issuance of a permit.
If possible, incorporate the following:
. vegetated/grass swale along perimeter
. catch basin runoff directed to infiltration area
. notched curb to direct runoff from parking areas into a swale
. roof drainage directed to landscape
. use of planter boxes instead of tree grates for storm water treatment
Manufactured drain inserts alone are not acceptable they must be part of a
treatment train.
One of the following must be used in series with each manufactured unit:
swales, detention basins, media (sand) filters, bioretention areas, or vegetated
buffer strips.
Treatment devices must be sized according to the WEF Method or the Start
at the Source Design. Please state what method is used to calculate sizing.
4. Encourage the use of pervious pavement where possible.
5. The applicant must submit a signed maintenance schedule for the stormwater
pollution prevention devices installed. Each maintenance agreement will
require the inclusion of the following exhibits:
a. A letter-sized reduced-scale site plan that shows the
locations of the treatment measures that will be subject to
the agreement.
b. A legal description ofthe property.
c. A maintenance plan, including specific long-term
maintenance tasks and a schedule. It is recommended that
each property owner be required to develop its own
maintenance plan, subject to the municipality's approval.
Resources that may assist property owners in developing
their maintenance plans include the operation manual for
any proprietary system purchased by the property owner.
6. Applicant must complete the Project Applicant Checklist for NPDES
Permit Requirements prior to issuance of a permit and return to the
Environmental Compliance Coordinator at the WQCP.
7. Landscaping shall meet the following conditions related to reduction of
pesticide use on the project site:
a. Where feasible, landscaping shall be designed and operated to treat
stormwater runoff by incorporating elements that collect, detain,
and infiltrate runoff. In areas that provide detention of water,
plants that are tolerant of saturated soil conditions and prolonged
exposure to water shall be specified.
b. Plant materials selected shall be appropriate to site specific
characteristics such as soil type, topography, climate, amount and
timing of sunlight, prevailing winds, rainfall, air movement,
patterns of land use, ecological consistency and plant interactions
to ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained
and incorporated into the landscape plan to the maximum extent
practicable.
d. Proper maintenance oflandscaping, with minimal pesticide use,
shall be the responsibility of the property owner.
e. Integrated pest management (IPM) principles and techniques shall
be encouraged as part of the landscaping design to the maximum
extent practicable. Examples of IPM principles and techniques
include:
1. Select plants that are well adapted to soil conditions at the
site.
11. Select plants that are well adapted to sun and shade
conditions at the site. In making these selections, consider
future conditions when plants reach maturity, as well as
seasonal changes.
111. Provide irrigation appropriate to the water requirements of
the selected plants.
IV. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest
infestation from affecting the entire landscaping plan.
VI. Use "insectary" plants in the landscaping to attract and
keep beneficial insects.
8. Roof condensate must be routed to sanitary sewer. This must be shown on
plans prior to issuance of a permit.
9. Trash handling area must be covered, enclosed and must drain to sanitary
sewer. This must be shown on the plans prior to issuance of a permit.
10. Loading dock area must be covered and any drain must be connected to
the sanitary sewer system. This must be shown on plans prior to issuance
of a permit.
11. Install separate water meters for the building and landscape.
12. 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.
13. A construction Storm Water Pollution Prevention Plan must be submitted
and approved prior to the issuance of a permit.
14. Plans must include location of concrete wash out area and location of
entrance/outlet oftire wash.
15. A grading and drainage plan must be submitted.
16. An erosion and sediment control plan must be submitted.
17. Applicant must pay sewer connection fee at a later time based on
anticipated flow, BOD and TSS calculations.
(Water Quality: Cassie Prudhel PH: 650/ 829-3840)
F. BUILDING DIVISION
1. Provide allowable area calculations to reflect a maximum of 50% increase
for two sides open.
2. Based on the building construction type and the Group S-3 Occupancy the
structure may not have any H Occupancy related labs. This may affect
future tenant's use of the building.
3. Additional comments at plan review.
(Building: Jim Kirkman PH: 650/ 829-6670)
Planning Commission
Staff Report
DATE:
July 19, 2007
TO:
Planning Commission
SUBJECT:
1. Use Permit allowing a new 3-story Research and Development building
containing 83,420 square feet with a 236 parking space garage, generating
in excess of one hundred (100) average daily vehicle trips, with twenty-
four (24) hour operation, and an outdoor service yard, and allowing a
parking rate of2.83 parking spaces per 1,000 square feet of floor area in
lieu of the minimum requirement of 1 parking space1250 square feet (SF)
plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any floor area over
50,000 SF..
2. Design Review of a new research and development building, a parking
garage and landscaping.
3. Transportation Demand Management Plan to reduce traffic associated
with the development.
Zoning: Planned Commercial (P-C) Zone District
SSFMC Chapters: 20.24,20.74,20.81, & 20.85.
Project Location: site situated at 200 Oyster Point Boulevard (APN 015-023-
380) in the Planned Industrial (P-C) Zone District.
Owner: Chamberlin Associates
Applicant: DGA
Case No.: P07-0048 (MNDOO-0074, UP07-0006, TDM07-0001 & DR07-
0033)
RECOMMENDATION:
That the Planning Commission conduct a Study Session to review and offer comments on a
new 3 story research and development building containing 83,420 square feet with 236 parking
spaces in an on-site parking garage, an outdoor service yard and new landscaping.
Staff Report
To: Planning Commission
Re: 200 Oyster Point
July 19, 2007
Page 2 of 5
BACKGROUNDIDISCUSSION:
The project includes the construction of a new 3-story research and development (R&D) building
over a garage on the vacant 1.91 acre site. The building will contain 83,420 square feet of floor area
and provide 236 parking spaces in an on-site garage. Similar to other R&D uses in the East of 101
Area, the business will operate on a 24 hour daily basis and have an outdoor utility yard.
The property will utilize a shared main driveway with 180 Oyster Point Boulevard, also owned by
Chamberlin Associates and 230 Oyster Point Boulevard - the Kaiser medical facility. Design
Guidelines for 200 Oyster Point Boulevard were adopted by the Planning Commission earlier this
year as part of the approval for the new building at 180 Oyster Point Boulevard site (P06-0098) and
are attached to this staff report.
GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE
The General Plan Land Use designation ofthe site is Business Commercial and the site is situated in
the Planned Commercial (P-C) Zoning District. The project site's General Plan Land Use Element
designation of Business Commercial and the P-C Zone District allow R&D uses (SSFMC Section
20.24.020(b)). Businesses with off-site parking, generating in excess of 100 average daily vehicle
trips, having 24 hour operations, or that have outdoor storage yards, require an approved Use Permit
by the South San Francisco Planning Commission [SSFMC Sections 20.70,120,20.24.060,
20.24.070(a), and 20.24.070(a), respectively]. Parking can be reduced with an approved Use Permit
subject to a Parking Demand Study approved by the City Engineer [SSFMC Section 20.74.060(e)].
While the applicant has not prepared a Parking Demand Study for this development, the City
Engineer has recommended and the Planning Commission has approved similar parking reductions
for other R&D projects. Parking Demand Studies for R&D uses suggest that parking can be reduced
to a rate of2.83 spaces per 1,000 square feet of floor area instead of the much higher rate set forth in
the SSFMC Section 20.74.060 (e). The parking reductions are commonly allowed in association with
a Transportation Demand Management Plan (TDM) aimed at reducing traffic impacts [SSFMC
Chapter 20.82]. The applicant has prepared a Preliminary TDM Plan.
The proposed project is in compliance with the East of 101 Area Plan Design Guidelines especially
the following policies:
. DE-4 Developments should incorporate the natural site topography rather than
creating flat development pads.
. DE-15 Developments should de-emphasize the visual prominence of parking
areas by placing parking areas away from views from the public streets.
Staff Report
To: Planning Commission
Re: 200 Oyster Point
July 19, 2007
Page 3 of 5
. DE-20 Developments should minimize circulation spaces by using shared
driveway access between adjacent properties.
The proposed development provides a sloped surface and reflects the general topography. Parking is
placed behind and under the building, where it is not generally visible from the public right-of-way.
The development relies on a landscaped shared entry. The proposed project generally meets all of the
pertinent design criteria.
180-200 OYSTER POlNT DESIGN GUIDELINES
The proposed development complies with the 180-200 Oyster Point Design Guidelines adopted
earlier this year by the Planning Commission in association with 180 Oyster Point R&D
Development (P06-0098). The Guidelines establish parameters for building setback, height, FAR,
design, entry features, pedestrian amenities and exterior finishes. The building appears to comply
with the Oyster Point Design Guidelines.
The applicant has also provided a letter detailing how the proposed development complies with the
Design Guidelines. A copy of the guidelines is attached to the staff report.
DEVELOPMENT STANDARDS
The building generally complies with current City development standards as displayed in the table in
Appendix A.
The SSFMC Section 20.74.060(e), requires commercial R&D businesses to provide parking at a rate
of 1 parking space/250 square feet (SF) plus for the first 50,000 SF, plus 3 spaces /1,000 SF for any
floor area over 50,000 SF. Applying this rate to the development would result in a parking
requirement of 379 parking spaces. Similar to all other R&D uses recently approved by the Planning
Commission, the applicant proposes to reduce the parking rate to 2.83 spaces/1,000 SF, resulting in a
total of 236 required parking spaces.
As required by South San Francisco General Plan and Zoning Regulations, the applicant has
prepared a Transportation Demand Management Plan (TDM) to assist in reducing employee parking
demand and project associated traffic.
The proposed landscaping of26,697 square feet (32% of the site area) exceeds the City's minimum
requirement of 10% ofthe total site area (SSFMC Section 20.73.040).
Staff Report
To: Planning Commission
Re: 200 Oyster Point
July 19, 2007
Page 4 of 5
PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PLAN
The Transportation Demand Management Ordinance, SSPMC Chapter 20.120, requires that
developments that exceed the maximum allowed base Floor Area Ratio [PAR] of 0.50 [maximum
FARis 1.0] are required to include in the PTDM Plan 15 basic elements and additional elements
delineated in SSFMC Sections Schedule 20. 120.030-B Summary of Program Requirements and
20.120.060.
The project FAR of 1.0 exceeds the base maximum FAR of 0.50. As a result, the applicant's PTDM
Plan will be required to include 15 basic elements plus additional elements and be designed to
achieve a target mode shift of35% as required by the SSFMC Chapter 20.120.
The SSFMC also requires that prior to the issuance of the Building Permit, the applicant submit a
Pinal TDM Plan to the Chief Planner for review and approval. This will consist of the final
construction plans and possible additional TDM Plan measures to ensure the development meets the
intended TDM reductions. The plan is also subject to a formal Annual Review and Triennial Review
by the City [SSFMC 20.120.100]. The reviews are intended to monitor the success ofthe TDM Plan
and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM
Plan objectives. The PTDM Plan meets all applicable requirements ofthe City's Zoning Ordinance.
The TDM Plan shall also be subject to the review and approval by the San Mateo City/County
Association of Government because the proj ect generates in excess of 100 peak hour vehicle trips in
the peak commute hours.
The applicant's draft TDM Plan is attached.
DESIGN REVIEW BOARD
The proposed development was reviewed by the Design Review Board at the board's meeting of
June 19,2007. The Board was generally supportive of the design and had the following comments:
1. Coordinate the plant list with the weather conditions in this area.
2. Use Boston Ivy or other type ofIvy to help screen the wall leading into the parking structure.
3. Verify compliance with accessibility codes for parking stalls and path-of-travel.
4. Add articulation to the main entrance to improve the sense of entry and add multiple entry
doorways.
5. Provide a trash enclosure on the plans.
The applicant is agreeable to the proposed changes and has already incorporated the comments into
the plans.
Staff Report
To: Planning Commission
Re: 200 Oyster Point
July 19, 2007
Page 5 of 5
ENVIRONMENTAL DOCUMENT
A previous Mitigated Negative Declaration (MND) was adopted by the Planning Commission for the
original development - a larger development covering both 180 and 200 Oyster Point Boulevard. In
accordance with the California Environmental Quality Act (CEQA), no new environmental
documents need be prepared if a previous environmental document adequately addresses the impacts
associated with the proposed development. The MND has been judged by City Staff to adequately
address the environmental impacts associated with the proposed development. Environmental Impact
Reports (EIR) for other developments in the East of 101Area, both approved and under current
review, have incorporated the impacts, including traffic, associated with the previous MND in their
base traffic conditions. Mitigation measures associated with the previous development will be
required to be implemented to reduce the project associated impacts.
CONCLUSION:
The Planning Commission should conduct a Study Session and offer comments regarding the design
of the proposed development.
~LH~
Steve Carlson, Senior Planner
ATTACHMENTS:
Attachment #A - Development Standards
Design Review Board Minutes
June 19,2007
Master Plan Guidelines
Preliminary TDM Plan
Plans
APPENDIX A
DEVELOPMENT STANDARDS
Total Site Area: 1. 91 acres [83,427SF]
Height
Maximum: N/A Proposed: 65 FT
Floor Area Ratio:
Maximum: 1.0 Proposed: 1.0
Floor Area
Maximum: 83,420SF Proposed: 83,420 SF
Lot Coverage:
Maximum: 50% Proposed: 50%
Landscaping:
Minimum: 10% Proposed: 32%
10,280 SF 26,697 SF
Automobile Parking
R&D
Minimum: 359 Proposed: 236
Setbacks
Front Minimum: 20FT Proposed: 30FT
North Side Minimum: 10FT Proposed: 17FT
South Side Minimum: 10FT Proposed: 55 FT
Rear Minimum: 15 FT Proposed: 0-103 FT
Notes: Variance and TDM Plan requested to reduce parking and allow accessory
structures to intrude into the rear setback.
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of June 19, 2007
TIME: 4:00 P.M.
MEMBERS PRESENT: David Nelson, Mike Nilmeyer, Aris Ruiz, Bob Williams, and
Bill Harris
MEMBERS ABSENT: None
STAFF PRESENT: Steve Carlson, Senior Planner
Gerry Beaudin, Associate Planner
Chad Smalley, Associate Planner
Patricia Cotla, Office Specialist
1. ADMINISTRATIVE BUSINESS
LANDSCAPE PLAN REVIEW for a Use Permit modification to allow expansion of
an off-site airport parking facility with additional surface parking and landscape
improvements in the P-I Planned Industrial Zoning District in accordance with
SSFMC 20.32.030 (c) Subproject: UPM04-0001 & ND04-0003.
The Board had the following comments:
1. Check with the Engineering Division to determine if a bioswale (or other
stormwater retention method) is required, and if so, revise the plan to show
bioswales and an appropriate plant list.
2. Plant New Zealand Christmas trees around the perimeter of the proposed
surface parking area.
3. Bathroom facilities must be included in the plans prior to submittal for
Planning Commission review.
2.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
Chamberlin Associates
DGA Planning
200 Oyster Point Blvd
P07-0048, UP07-0006, TDM07-0001 & DR07-0033
Use Permit - Chamberlin
(Case Planner: Steve Carlson)
DESCRIPTION
Use Permit and Design Review allowing a 3-story, 83,420
square foot Research & Development building with a 2-
story garage & surface parking, generating in excess of
100 vehicle trips, with 24 hour daily operation, and an open
service yard, situated at 180 Oyster Point Boulevard in the
Planned Commercial (P-C) Zone District in accordance
with SSFMC Chapters 20.24,20.74,20.81,20.82 and
Chapter 20.120.
Transportation Demand Manangement Plan to reduce
traffic impacts.
Previously Adopted Mitigated Negative Declaration
assessing the development impacts.
The Board had the following comments:
1. Coordinate the plant list with the weather conditions in this area.
2. Use Boston Ivy or other type of Ivy to help screen the wall leading into the
parking structure.
3. Verify compliance with accessibility codes for parking stalls and path-of-
travel.
4. Add articulation to the main entrance to improve the sense of entry and
add multiple entry doorways.
5. Provide a trash enclosure on the plans.
Recommend approval with conditions
3.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
Steve Porter
Greg Ward
460 Miller Ave
PO? -0039 & DRO? -0026
5-Unit Residential Condominium Project
(Case Planner: Gerry Beaudin)
DESCRIPTION
Preliminary - Design Review application to allow the
demolition of an existing single-story house and detached
garage and to construct a new three-story 5 unit
condominium project with mechanical parking stackers at
460 Miller Avenue in the Multiple Family Residential Zone
District (R-3-L) in accordance with SSFMC Chapters 20.20
& 20.85.
The Board had the following comments:
1. Improve the articulation of the building. It is currently too boxy, particularly
on the west elevation.
2. Revise the design so that it is more consistent with the existing
neighborhood character.
3. Include more detail on the plans, i.e. material and design of the proposed
railing, decking proposed for the rooftop amenity area, and a spigot and
electrical outlets on the rooftop amenity areas.
4. Redesign the floor plan so the stairway leading to the rooftop deck does
not require users to walk through the bedroom.
5. Include a complete landscape plan, including but not limited to, plant sizes,
species, hardscape materials, and an irrigation plan. Remove the colored
gravel from the plans.
6. Revise the plans to consider landscaping and fencing to create useable
space for residents and their children at the grade level.
? Revise the plans so the roof-top balconies face north to take advantage of
the natural sunlight.
8. Confirm the existing requirements with the Building Division.
9. Confirm the slopes and turning radiuses proposed for the required parking
meet the Engineering Division's standards.
1 O. Provide a grading and drainage plan for the project showing existing and
proposed grades.
Resubmittal required
B
CHA1vffiERLIN
ASSOCIATES
Proposed Master Plan Guidelines
for 180 & 200 Oyster Point Boulevard Buildinls
Dec 7 2006
These design guidelines are to ensure that the developments at 180 and 200 Oyster
Point Boulevard in South San Francisco are compatible in the following respects:
maximum development, height and massing, building setbacks/public open space,
common shared driveway, building design and landscape plans. In addition, the guidelines
include the City's requirement for an easement for 230 Oyster Point Boulevard. All
three properties lie within a Planned Commercial Zone.
Height and Massing
The 180 and 200 buildings will have similar height and massing. All buildings will be
located close to Oyster Point Boulevard to establish a continuous street front.
. The massing of the buildings shall be developed between the FAR 0.8 to 1.0.
. The height of the buildings shall be complimentary to each other.
Building Set Backs/Public Open Space
The set back along Oyster Point Boulevard will be complimentary from 180 to 200
Oyster Point Boulevard. The set back distances will be determined relative to the lot
size and will create a pleasing street experience and to optimize visibility from the main
Oyster Point Overpass toward each building.
. Front yard set back: 30 feet to 37 feet, zoning ordinance requires 20 feet
. Side yard set back: 10 feet per zoning ordinance
. Rear yard set back: 15 feet per zoning ordinance
Easement Agreement for 230 Oyster Point Boulevard
Per City requirements, the design of 200 Oyster Point Boulevard will include an
easement for egress from 230 Oyster Point Boulevard.
Building Design
A common building language shall be established by utilizing similar design vocabulary,
materials and color and maintaining similar orientation and site conditions. The north
fa~ade demonstrates slick horizontal expression to enhance the visual experience of
passing vehicle. The functional space arrangement will be similar with the lab /office over
the parking garage. Building will be articulated with similar design elements such as entry
canopy, etc.
Landscape Design
A common landscape theme will be established by repeating tree and shrub planting
patterns and species to create a consistent rhythm at street edge, open space and entry
points. The planting palette along Oyster Point Blvd. will establish a conifer canopy (Le.
~,cmi DGA planning I architecture I interiors
ft
CHAMBERLIN
ASSOCIATES
Monterey Cypress) within the building setback providing a consistent evergreen
streetscape. This Oyster Point Boulevard streetscape is punctuated by the Oyster Point
Drive intersection that introduces flowering accent trees (i.e. R.edbud) and ornamental
plantings at the campus entry monuments providing for seasonal interest. The planting
palette along Oyster Point Drive will establish a stately allee' of high canopy deciduous
trees (Le. Sycamore or Honey Locust) for the entire length of the drive.
Common Shared Driveway-Oyster Point Drive
A common shared driveway will be created as the main entrance drive to the 180 and
200 buildings. This driveway also provides egress to the 230 Oyster Point Boulevard
building. Oyster Point Drive is aligned with Veterans Boulevard to the north. The
driveway will have four lanes, two lanes in each direction.
The landscape character will complement Gateway Boulevard and emphasize the sense
of arrival at the business park. The high canopy of trees along the drive, the flowering
trees at the entry monuments and drive terminus and the ornamental grasses and shrub
plantings at the ground plane will heighten the entry experience.
The corners of the entry drive will provide a graceful, terraced entry statement
incorporating monument signage and accent planting on either side of Oyster Point
Drive. This entry layout unifies the properties and creates a sense of grandeur in scale
with the entry monument across the street at Veterans Boulevard (Britannia Oyster
Point) enhancing the sense of place at the intersection.
At the south end of the driveway a composition of patterned planting will serve as a
terminous focal point for the campus entry drive.
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TABLE OF CONTENTS
1. Introd uction ........................................................................................................................................................ 1
Executive Summary ................... .......... .................... ................................................... ......................................... 1
Background.. .................................. ........................................................... .................................................. ......... 1
Purpose................................................................................................................... .............. .............................. 1
Project Description............... ....................... ......... ................................ ............................. ......... .......................... 1
Regulatory Setting ............................ ................................................................................................................... 3
2. Existi ng Transportation System ...................................................................................................................... 7
Transit Service.. ............................ ................. ....... ................................................... ............................................ 7
Bicycle Facilities....................... ........ ...................................................................................................... .... ....... 11
Pedestrian Facilities ......... ................ ............. ...... ... ...... .... ........... ..... ... .......... ......... .... ...... .......... ..... .... .............. 11
3. Transportation Demand Management Program ...........................................................................................12
Required Measures........................................................................................................................................... 13
Additional Measures...................................................... ...................... ..................................... ......... ................ 15
Monitoring................................... ................................ ....................................................................................... 15
Enforcement and Financing............................................................................................................................... 15
4. Compliance with Guidelines and Effectiveness...........................................................................................17
City of South San Francisco Guidelines............................................................................................................ 17
City/County Association of Governments of San Mateo County Guidelines..................................................... 17
APPENDICES
Appendix A: Project Trip Generation and employee estimates
Appendix B: City of South San Francisco Travel Demand Management Requirements
Appendix C: City/County Association of Governments of San Mateo County Transportation Demand Management
Measures
LIST OF FIGURES
Figure 1: Project Location................... ....................................................................................................................... 2
Figure 2: Project Site Plan .........................................................................................................................................4
Figure 3: Project Parking Garage Layout................................................................................................................... 5
Figure 4: Existing Shuttle Services ................................................................. ...........................................................8
Figure 5: Existing Bicycle Facilities.......................................................................................................................... 10
LIST OF TABLES
Table 1: 200 Oyster Point Boulevard Transportation Demand Program Measures ................................................12
Table 2: Compliance with Guidelines and TDM Program Effectiveness .................................................................18
200 Oyster POint Boulevard Transportation Demand Management Program
July 2007
--..
1. INTRODUCTION
EXECUTIVE SUMMARY
This report presents a Transportation Demand Management (TDM) program for the proposed research and
development and office project located at 200 Oyster Point Boulevard in South San Francisco, California. The
report identifies TDM measures that will exceed the amount needed to receive a 35 percent alternative mode use
credit according to the City of South San Francisco (SSF) guidelines. The TDM program also satisfies the
City/County Association of Governments of San Mateo County (C/CAG) guidelines that require developments to
implement TDM measures with the capacity to mitigate all new peak-hour trips.
BACKGROUND
Chamberlin Associates recently purchased a site at 200 Oyster Point Boulevard in South San Francisco,
California. They would like to develop the site into an approximately 83,420 sq. ft. building for research and
development tenants. This report presents a TDM program to identify measures to reduce the number of single-
occupant automobile trips and the total traffic impact generated by the proposed project.
PURPOSE
The purpose of this TDM program is to develop a set of strategies,
measures and incentives to encourage future employees of 200 Oyster
Point Boulevard to walk, bicycle, use public transportation, carpool or
use other alternatives to driving alone when traveling to and from work.
In general, TDM supports more mobility by using existing transportation
systems, boosts economic efficiency of the current transportation
infrastructure, improves air quality, saves energy, and reduces traffic
congestion.
Convenience and cost are the primary factors that affect a person's
choice of transportation mode. Measures that work well for some people
or types of businesses do not work as well for others. Therefore, an
effective TDM program needs to provide multiple options and incentives that are flexible enough to allow
customization to meet the varied needs of individual employees and employers. This program presents an array
of proven strategies and measures used in the Bay Area under a flexible implementation plan that can meet the
needs of the future tenants of 200 Oyster Point Boulevard.
PROJECT DESCRIPTION
11>
The project site is located at 200 Oyster Point Boulevard in
South San Francisco, CA, as shown on Figure 1 and would
consist of an approximately 83,420 sq. ft. building, that would
be occupied by research and development tenants.
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200 Oyster Pomt Boulevard Transportation Demand Management Program
July 2007
---....
Additionally, the proposed project will provide approximately 236 total parking spaces at a ratio of 2.83 spaces per
1,000 sq. ft., which is less than the SSF minimum requirement of 3.61 spaces per 1,000 sq. ft. for a Research and
Development building of this size.1 While not a formal TDM program measure, reduced parking levels limit the
number of available parking spaces to further encourage carpool and van pool or transit use.
The floor area ratio (FAR) of the proposed project will be 1.0. A site plan for the proposed project is shown on
Figure 2. The proposed project parking garage layout is shown on Figure 3. The proposed project will be
designed to maximize alternative transportation modes by including 5 Class I bicycle storage lockers, 2 showers,
clothing storage lockers, carpool parking spaces, and vanpool parking spaces.
The proposed project is estimated to generate 103 AM peak hour trips, 90 PM peak hour trips, and 676 daily trips
from an estimated 244 employees.2
REGULATORY SETTING
The TDM program is based on guidelines provided by SSF3 and C/CAG4, the local Congestion Management
Agency for San Mateo County.
City of South San Francisco Guidelines
A.,.......
.,
The SSF guidelines for TDM programs require that all projects that generate greater than 100
daily trips obtain a required alternative mode use goal of 28 percent, based on a list of 15
required TDM program measures. This alternative mode use goal is required to be monitored
and reported to SSF through annual surveys of employee travel habits. More stringent
alternative mode use goals are required for projects that seek a TDM program FAR bonus
above the maximum permitted FAR, based on land use, from a list of ten additional TDM
program measures.
The proposed project is seeking an FAR bonus up to the maximum allowable FAR of 1.0 with a TDM program,
under the Planned Commercial District land use category as designated in the General Plan. The maximum
allowable FAR for the Planned Commercial District designation, which includes research and development, is less
than the maximum allowable FAR for the Office General Plan designation. To be conservative, the maximum
allowable FAR for the Planned Commercial District, and the corresponding alternative mode use requirements for
an FAR bonus, were used in this TDM program. The proposed project is also seeking an additional design FAR
bonus up to the maximum allowable FAR of 1.0, in combination with the TDM program FAR bonus. These
additional FAR bonuses would require an alternative mode use goal of 35 percent. This alternative mode use
goal is required to be monitored through triennial annual reports of employee travel habits.
1 Parking requirement for 83,420 sq. ft. of Research and Development, which is greater than the parking
requirement for 83,420 sq. ft. of Office; City of South San Francisco, Municipal Code, Sections 20.74.060 (e) and
20.74.080 (c), 2006.
2 See Appendix A for proposed project trip generation and employee estimates.
3 City of South San Francisco, Municipal Code, Chapter 20.120, 2006.
4 City/County Association of Governments of San Mateo County, Revised C/CAG Guidelines for the
Implementation of the Land Use Component of the Congestion Management Program, 2004.
fp
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fp
6
FellR & PeeRs
200 Oyster POint Boulevard Transportation Demand Management Program
July 2007
2. EXISTING TRANSPORTATION SYSTEM
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This chapter describes the existing transportation system in the proposed project vicinity, including the transit
services and facilities, bicycle facilities, and pedestrian facilities. These facilities are described in detail below.
TRANSIT SERVICE
The project site is not directly served by rail or bus transit services; however, three transit agencies (Caltrain,
BART, and SamTrans) provide commuter rail and bus service in the vicinity of the project site. Pedestrian
accessibility to BART and Caltrain stations is poor and inconvenient and no SamTrans bus service exists east of
US-101 in South San Francisco. The project site must rely on supplementary shuttle services to connect
employees on campus with BART and Caltrain stations. Because no direct connection exists to serve employees
who use SamTrans, these employees must connect with existing Caltrain or BART stations to ride shuttles to and
from work. The existing transit services are shown on Figure 4 and described in detail below.
Rail Service
Caltrain and BART provide rail transportation services to a variety of regional destinations such as San Francisco,
Oakland, and San Jose. BART service frequencies average about once every 15 minutes during the AM (6:00 -
9:00 AM) and PM (4:00 - 7:00 PM) commute periods and about once every 20 minutes during off-peak periods.
Caltrain frequencies vary between 20, 35, and 40 minutes in the northbound direction during the AM commute
period (6:00 - 9:00 AM). During the PM commute period (4:00 - 7:00 PM), southbound frequencies vary between
20 and 40 minutes. Less frequent service, about once every hour, is provided during off-peak periods.
Caltrain
. The current Caltrain Station is located underneath
the interchange of East Grand Avenue and US-101
approximately 1.1 miles from the project site. Only
Cal, ~ local and some limited (skip-stop) trains stop at this
station, approximately every hour to half hour.
There are no plans to have express (Baby Bullet)
service stops at this station now or in the future. In the near future, Caltrain
and the City of South San Francisco plan on moving the South San
Francisco Caltrain station several hundred feet to the south to greatly
improve pedestrian, bike, transit/shuttle accessibility, as well as passenger
waiting area and platform amenities.
BART
In addition to Caltrain, South San Francisco
employees have access to BART, a regional, rail
rapid transit service provided by the Bay Area Rapid
Transit District (BART). The South San Francisco
BART Station is located approximately 3.7 miles from
the project site. In 2003, BART completed its San Francisco BART station
near EI Camino Real and the Kaiser Permanente Medical Facility on the
west side of the City of South San Francisco.
fp
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Shuttle Service
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Shuttle services are provided between the east of US 101 area and the local Caltrain and BART stations through
several private contractors. Shuttles connecting the project site with the Caltrain and BART stations in South San
Francisco are provided by the Bay Area Air Management District, San Mateo County Transit Authority
(SamTrans), and the C/CAG. Employer membership in the Peninsula Traffic Congestion Relief Alliance (Alliance)
is required for employee use. The specific shuttles are described below.
Oyster Point BART Shuttle
The Oyster Point BART Shuttle provides service between the South San
Francisco BART station and the Oyster Point area office buildings with eight
shuttles, approximately every 22 minutes in the morning (6:29 AM - 9:39
AM) and nine shuttles, approximately every 25 minutes in the evening (3:12
PM - 7:12 PM). The closest shuttle stop locations are at 1120 Veterans
Boulevard, approximately 0.1 miles from the project site, and at the
intersection of Oyster Point Boulevard and Eccles Avenue, approximately
0.2 miles from the project site. There are limited sidewalks from the project
site to both shuttle stops.
Gatewav Area Caltrain Shuttle
The Gateway Area Caltrain Shuttle provides service between the South San
Francisco Caltrain station and the Gateway area office buildings with nine
shuttles, approximately every 25 minutes in the morning (5:44 AM - 9:29
AM) and eight shuttles, approximately every 27 minutes in the evening (2:40
PM - 6:23 PM). The closest shuttle stop location is at 1000 Gateway
Boulevard, approximately 0.3 miles from the project site. There are limited
sidewalks from the project site to both shuttle stops.
Oyster Point Caltrain Shuttle
The Oyster Point Caltrain Shuttle provides service between the South San
Francisco Caltrain station and the Oyster Point area office buildings every
30 minutes in the morning (6:00 AM - 9:00 AM) and every hour in the
evening (4:00 PM - 7:00 PM). The closest shuttle stop locations are at
1120 Veterans Boulevard, approximately 0.1 miles from the project site, and
at the intersection of Oyster Point Boulevard and Eccles Avenue,
approximately 0.2 miles from the project site. There are limited sidewalks
from the project site to both shuttle stops.
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Bus Service
SamTrans Route 292 provides bus service between the Hillsdale Shopping Center,
in San Mateo, and the Transbay Terminal, in downtown San Francisco. This bus
route operates along Airport Boulevard, within South San Francisco, and stops at
Airport Boulevard/Baden Avenue in the vicinity of the project site. The hours of operation are 5:00 AM to 2:00 Am
on weekdays and weekends. Commute and midday headways are 30 minutes apart on weekdays and
weekends. Headways are 60 minutes during the evenings.
SamTrans is the transit authority for San Mateo County that provides both local and
regional bus service, primarily to San Mateo County locations. SamTrans does not
provide direct service to the project site or areas east of Highway 101. The closest
bus stop is located at the intersection of Airport Boulevard/Baden Avenue,
approximately 1.3 miles from the project site.
Taxi Service
The Downtown Dasher Taxis Service provides free taxi vouchers .
between South San Francisco job sites east of Highway 101 and the
downtown area of South San Francisco in the middle of the day (11 :00 AM - 2:00 PM). The Downtown Dasher is
operated by Peninsula Yellow Cab of South San Francisco and managed by the Alliance. Employer membership
in the Alliance is required for employee use. Employees who wish to use the service need only employer
provided vouchers and trip reservations before 10:00 AM.
BICYCLE FACILITIES
Bicycle facilities include bike paths (Class I), bike lanes (Class II), and bike
routes (Class III). Bike paths are paved trails that are separated from roadways.
Bike lanes are lanes on roadways designated for use by bicycles by striping,
pavement legends, and signs. Bike routes are roadways that are designated for
bicycle use by signs only and mayor may not include additional pavement width
for cyclists.
In the vicinity of the project site, bike lanes are provided on East Grand Avenue,
Sister Cities Boulevard, and Oyster Point Boulevard, as shown on Figure 5.
Gateway Avenue and Airport Boulevard are also designated as bicycle routes. The San Francisco Bay Trail, part
of a planned 400-mile system of trails encircling the Bay, is located close to the project site and provides access
to the Oyster Point Marina.
PEDESTRIAN FACILITIES
Pedestrian facilities include sidewalks, crosswalks, trails, and pedestrian signals.
Near the project site, sidewalks are located on both sides of Oyster Point
Boulevard. Limited crosswalks are provided at nearby signalized intersections.
A segment of the San Francisco Bay Trail is located to the north of the project
site, approximately 0.2 miles away, and hugs the Bay shoreline, as shown on
Figure 4. The Bay Trail is a public pedestrian and bicycle trail that is planned to
extend around the entire San Francisco Bay. Currently, there are gaps in the
trail to the north, above Brisbane, and just south of South San Francisco.
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FIIIR & I'rrRs
200 Oyster Pomt Boulevard Transportation Demand Management Program
July 2007
--...
3. TRANSPORTATION DEMAND MANAGEMENT PROGRAM
The TOM program elements for 200 Oyster Point Boulevard include on-site amenities that encourage the use of
alternative modes of travel, require participation in associations that promote commute alternatives to the single-
occupant vehicle, and include parking measures. It includes appropriate TOM measures that will satisfy SSF and
C/CAG guidelines. Table 1 summarizes the TOM measures, which are described in detail below.
TABLE 1
200 OYSTER POINT BOULEVARD TRANSPORTATION DEMAND PROGRAM MEASURES
TDM Measure
Required Measures
Description
City of South
San Francisco
Municipal Code
Bicycle Racks and Lockers
A bicycle rack for 5 bicycles will be provided on-site.
20.120.040 (A, B)
CarpoolNanpool Matching
Services
TDM Coordinators
Pedestrian Connections
Free CarpoolNanpool
Parking
Guaranteed Ride Home
Program
Information Boards and
Kiosks
Passenger Loading Zones
Promotional Programs
Showers and Changing
Rooms
Shuttle Bus Service
i TMA Membership
The TDM coordinator will provide ride-matching services for carpool and van pool users
through 511.org and an internal program.
The tenants of the building will designate a TDM coordinator.
Lighted paths and sidewalks will be provided between the building, parking area, and
Oyster Point Boulevard.
Free, preferential spaces will be designated for 21 carpools and 3 van pools.
20.120.040 (C)
20.120.040 (D)
20.120.040 (E, J)
20.120.040 (F, K)
Employees will be able to utilize the Alliance's free guaranteed ride home program for
emergencies via taxicabs or rental cars.
The building lobby will include a permanent display of commute alternative information.
20.120.040 (G)
20.120.040 (H)
A loading zone for van pool and carpool rides will be provided near the building
entrances.
The TDM coordinator will provide new employee orientation packets, flyers, posters,
email, and educational programs.
Two shower facilities with clothing lockers will be provided on-site.
20.120.040 (I)
20.120.040 (L)
20.120.040 (M)
The tenants will be able to use the Oyster Point BART, Gateway Area Caltrain, and the
Oyster Point Caltrain Shuttles.
The tenants will join the Peninsula Traffic Congestion Relief Alliance
20.120.040 (N)
20.120.040 (0)
Additional Measures
Subsidized Transit Tickets
On-Site Van pool Program
20.120.050 (A)
20.120.050 (J)
Downtown Dasher
The tenants will subsidize transit tickets with Commuter Checks.
The TDM coordinator will provide an on-site ride-matching service for carpools and
vanpools.
The tenants will be able to use the Downtown Dasher service.
20.120.050 (J)
! Source: City of South San Francisco, 2006 and Fehr & Peers, 2007.
11>
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fllll\ & PlllZS
200 Oyster Pomt Boulevard TransportatIon Oemand Management Program
July 2007
--.........
REQUIRED MEASURES
Site Design Features
Bicvcle Parkinq
The project sponsor will provide a bicycle rack to accommodate five bicycles to help promote cycling as an
alternative commute option. The bicycle rack may be located within the covered parking garage.s
Shower and Locker Facilities
The project sponsor will provide one men's and one women's shower facility within the building. The shower
facilities will include clothing lockers, available on a first-come first-served basis.
Free Parkinq for Carpools and Vanpools
Free parking will be provided for all carpools and vanpools.
Preferential Carpool and Van pool Parkinq
Ten percent of vehicle spaces will be reserved for carpools and vanpools and will be located in premium and
convenient locations. Carpool and vanpool spaces will be provided on the project site. These preferential spaces
will discourage single-occupant vehicle trips and improve accessibility for those sharing vehicles.
Passenqer Loadinq Zones
The project sponsor will provide a passenger loading zone for a carpool or vanpool drop-off near the main
building entrance. One designated parking stall near the entrance will be time-restricted to allow vehicles to drop-
off/pick-up passengers.
Pedestrian Connections
On-site pedestrian facilities will be provided, including on-street sidewalks and lighted paths between the building,
parking area, and south side of Oyster Point Boulevard.
S The SSF TDM guidelines require permanent bicycle lockers. While the proposed bicycle rack is not considered
a permanent facility, it would be secure, some or all of the rack would be covered from the elements, and would
meet the intent of the TDM guidelines.
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13
Fltln. & PUK>
200 Oyster POint Boulevard Transportation Demand Management Program
July 2007
...........
TDM Programs
TOM Coordinators
The lease agreement between the owner and tenants will state that the tenants will designate a TOM coordinator
for the site. The TOM coordinator will promote the TOM program, activities, and features to all employees, and
will conduct the monitoring/reporting process. The TOM coordinator will develop an on-site transportation
information center with SamTrans, BART, and CalTrain schedules and maps. The TOM coordinator will provide
information via new employee orientation packets, flyers, posters, email, and educational programs. The TOM
coordinator's role will also include actively marketing alternative mode use, administering the carpool and vanpool
matching program, promoting special programs such as Bike-to-Work Day or Carpool Week, and overseeing the
guaranteed ride home program (working with a local taxi service or rental car agencies). The TDM coordinator
will also conduct biannual employee commute surveys to identify the need for mode specific promotional material
and educational programs.
CarpoolNanpool MatchinQ Services
Carpools in the Bay Area consist of two or more people riding in one vehicle for commute purposes. Vanpools
provide similar commuting benefits as carpools, though a vanpool consists of seven to 15 passengers, including
the driver, and the vehicle is either owned by one of the vanpoolers or leased from a vanpool rental company.
The TOM Coordinator will provide an internet link to the 511.org Rideshare website to access ride matching
services. The TOM coordinator will also administer an on-site carpool and vanpool matching service for
employees and maintain a list of available van pools that provide service between the Oyster Point offices and
various points in the Bay Area.
Guaranteed Ride Home ProQram
A common reason that employees do not use alternative modes (Le. carpool, van pool, or transit) is the inability to
leave work unexpectedly for a family emergency or the fear of being stranded if they need to work late. One TOM
element that allays these fears is the Alliance's Guaranteed Ride Home program. With this program, employees
can use a taxi service, rental car or other means to get home and the employer pays for the service. The lease
agreement will state that the tenants must participate in the Alliance's Guaranteed Ride Home program, which wiJJ
be managed by the TOM Coordinator. Employees who wish to use the service will contact the TOM Coordinator,
to make the travel arrangements.
Information Boards and Kiosks
The TOM Coordinator will be responsible for maintaining an up-to-date display for the TOM Program located
within the lobby of the building. The display will include shuttle maps and schedules, transit maps and schedules,
bicycle facility maps, information regarding carpool and vanpool matching services, and information regarding
alternative commute subsidies. Flyers for special programs, such as "Ride Your Bike to Work Week" and "Spare
the Air" programs will also be posted.
Promotional ProQrams
The TOM Coordinator will manage promotional programs that include new employee orientation packets, flyers,
posters, email.educationalprograms.andtheGuaranteedRidehomeprogram.This will include an orientation
program to new employees to explain the importance of trip reduction methods and their benefit to the
community. The new employee orientation will address alternative commute options, describe on-site amenities,
provide transit schedules and maps, and offer free ride-matching services.
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14
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200 Oyster POint Boulevard Transportation Demand Management Program
July 2007
--....
Shuttle Bus Service
Caltrain and BART shuttles provide service from the South San Francisco Caltrain and BART stations to the
Oyster Point and Gateway areas. The TDM Coordinator will coordinate with the Alliance to help fund their shuttle
program and to identify on-site shuttle stops, if possible. The TDM Coordinator will also manage participation in
the Alliance's mid-day service on the Dasher Shuttle to downtown South San Francisco.
TMA Membership
The 200 Oyster Point Boulevard lease agreements will require tenants to participate with the Peninsula Traffic
Congestion Relief Alliance, which provides ongoing support for alternative commute programs. The TDM
Coordinator will work with the Alliance to create a Transportation Action Plan.
ADDITIONAL MEASURES
TOM Programs
Subsidized Transit Passes
The TDM Coordinator will facilitate tenant participation in the Commuter Check program, which provides vouchers
that are redeemed for transit passes and tickets, van pool fares, or park and ride lot costs at BART stations. The
Commuter Checks will be provided tax-free to employees that ride transit to work in amounts up to $105 per
month.
MONITORING
The TDM program will be performance-based and the alternative mode use will be monitored annually, beginning
one year after tenant occupancy. The alternative mode use and general perceptions of the TDM program will
come from statistically valid employee surveys. The TDM Coordinator may use information from the employee
surveys to adjust existing or implement new TDM program measures. The TDM Coordinator will submit a
summary report presenting the findings of the annual survey to the SSF Economic Development Director.
The TDM Coordinator will also work with SSF Economic Development staff to document the effectiveness of the
TDM program through triennial reporting. Independent consultants, retained by the city and paid for by the
tenants, will measure, through observation, the alternative mode use achieved at 200 Oyster Point Boulevard
every three years, beginning three years after tenant occupancy. If the alternative mode use goals are not
achieved, the TDM Coordinator will provide an explanation of how and why the goal has not been reached and a
detailed description of additional measures that will be adopted to attain the required mode use. The independent
consultants will submit the findings of the triennial survey to the SSF Economic Development Director.
ENFORCEMENT AND FINANCING
Chamberlin Associates will prepare lease language for all tenants that requires the designation of a TDM
Coordinator for the building (multiple tenants may share one TDM Coordinator), membership in the Alliance, and
compliance with and implementation of the TDM program. Tenants may implement the TDM program with
different additional measures, so long as the programmatic credits from the replacement measures meets or
exceeds the programmatic credits of the measures identified by this plan, as described in Appendix C. The lease
language will also identify potential penalties for noncompliance of the TDM program through failure to submit
reports or inability to achieve the 35 percent alternative mode use credit.
11>
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200 Oyster POint Boulevard TransportatIOn Demand Management Program
July 2007
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The 200 Oyster Point Boulevard TOM program will be funded through tenant payments and Alliance grants, which
pay up to 50 percent of bicycle facility and Guaranteed Ride Home Program costs.
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16
FlIlR & IJURS
200 Oyster Pomt Boulevard TransportatIOn Demand Management Program
July 2007
-..........
4. COMPLIANCE WITH GUIDELINES AND EFFECTIVENESS
As noted in the Regulatory Setting section of Chapter 1, the TOM program must comply with SSF and C/CAG
guidelines. These guidelines and effectiveness standards are described below.
CITY OF SOUTH SAN FRANCISCO GUIDELINES
The SSF guidelines require the 200 Oyster Point Boulevard TOM program to achieve a 35 percent alternative
mode use credit. According to the SSF guidelines, the TOM plan will implement all 15 required and five additional
TOM measures. Based on calculations of C/CAG trip credits, as shown in Table 2, the TOM program will provide
for 245 alternative mode use credit trips, which represents 35.5 percent of the estimated 676 total daily project
trips. The TOM program will therefore exceed SSF TOM requirements by providing all required measures and
exceeding the required 35 percent alternative mode use credit.
CITY/COUNTY ASSOCIA liON OF GOVERNMENTS OF SAN MATEO COUNTY GUIDELINES
C/CAG guidelines require the 200 Oyster Point Boulevard TOM program to have the capacity to fully reduce the
demand for new peak hour trips. According to C/CAG guidelines, the amount of "new" peak hour trips is
calculated based on standard rates developed by the Institute of Transportation Engineers (ITE). Applying ITE
rates, the proposed project is estimated to generate 103 AM peak hour trips, 90 PM peak hour trips, and 676 daily
trips from an estimated 244 employees.6
According to C/CAG trip credits, the 200 Oyster Point Boulevard TOM program will have the capacity to reduce
the demand for peak hour trips by 245 trips, as shown in Table 2. This is in excess of the maximum number of
AM or PM peak hour trips calculated using ITE estimates (103 and 90 trips, respectively). The 200 Oyster Point
Boulevard TOM program therefore exceeds C/CAG requirements.
6 See Appendix A for proposed project trip generation and employee estimates.
Pp
17
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200 Oyster Pomt Boulevard TransportatIOn Demand Management Program
July 2007
---....
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18
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200 Oyster Pomt Boulevard Transportation Demand Management Program
July 2007
---.
TABLE 2 (CONTINUED)
COMPLIANCE WITH GUIDELINES AND TOM PROGRAM EFFECTIVENESS
1
I Additional Measures
I Subsidized Transit Tickets (Assumes 10% Employee Use)
! On-Site Vanpool Program
I Additional Credit for Guaranteed Ride Home Program
I' Develop Transportation Action Plan with the Transportation
Management Association
I Downtown Dasher (Free Midday SelVice)
Additional Credit for Providing Ten or More TDM Program
Measures
City of South C/CAG C/CAG
San Francisco Amount Credit Trip
Municipal Code Rate Credits
20.120.050 (A) 24 1 24
20.120.050 (J) 3 7 21
20.120.050 (J) 3 3 9
20.120.050 (J) 1 10 10
20.120.050 (J) 1 1 1
20.120.050 (J) 1 5 5
Subtotal of Additional Measures 70
Total TOM Program Measures I 245
TOM Measure
35% Dail
,I Source: City/County Association of Governments of San Mateo County, 2004; City of South San Francisco, 2007; and Fehr & Peers, 2007.
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19
FLIIR & PlEI~'
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APPENDIX A:
PROJECT TRIP GENERATION AND EMPLOYEE ESTIMATES
20
The project trip generation and employee estimates, shown in Tables A 1 and A2, are based on information from
Trip Generation 1h Edition (Institute of Transportation Engineers, 2003)
TABLE A1
PROJECT TRIP GENERATION ESTIMATES
Vehicle Trip Generation Rates
Land Use
ITE
Code
Unit
AM Peak Hour
Total In Out
PM Peak Hour
Total In Out
Daily
Total
Research and Development
760
ksf
1.24
83% 17%
1.08
15% 85% 8.11
Vehicle Trip Generation Estimates
AM Peak Hour
83.4
ksf
Total
103
In
Out
PM Peak Hour
Total In Out
14
Daily
Total
676
Land Use
Amount
Unit
Research and Development
85
18
90
76
.. Source: Institute of Transportation Engineers. 2003 and Fehr & Peers, 2007.
I
TABLE A2
PROJECT EMPLOYEE ESTIMATES
:
: Land Use ITE Code Amount Unit Employees Per Unit
. Research and Development 760 83.4 ksf 2.93
: Source: Institute of Transportation EnQineers, 2003 and Fehr & Peers, 2007.
Employees
244
21
APPENDIX B:
CITY OF SOUTH SAN FRANCISCO TRAVEL DEMAND MANAGEMENT
REQUIREMENTS
22
The City of South San Francisco list of required and additional TDM measures, presented below, were taken from
the Revised Guidelines for the Implementation of the Land Use Component of the 1999 Congestion Management
Program (City/County Association of Governments of San Mateo County, 2004).
Required Measures
All non-residential developments shall implement the following measures:
A. Bicycle Parking, Long-Term. The applicant shall determine the appropriate number of bicycle spaces
based on the required alternative mode use and subject to review and approval by the Chief Planner.
Bicycle parking shall be located within 75 feet of a main entrance to the building and all long-term spaces
must be covered. Long-term bicycle parking shall be achieved by providing one or more of the following
measures:
1. Parking in a locked, controlled access room or area enclosed by a fence with a locked gate.
2. Lockers.
3. Parking within view or within 100 feet of an attendant or security guard.
4. Parking in an area that is monitored by a security camera.
5. Providing fixed stationary objects that allow the bicycle frame and both wheels to be locked with a
bicycle-locking device or a bicyclist supplying only a lock and six-foot cable.
B. Bicycle Parking, Short Term. The applicant shall determine the appropriate number of bicycle spaces
based on the required alternative mode use and subject to review and approval by the Chief Planner. If
more than 10 short-term spaces are required at least 50 percent must be covered. Bicycle parking shall
be located within 100 feet of a main entrance to the building. Security shall be achieved by using one or
more of the same methods used for securing long-term bicycle parking.
C. Carpool and Van pool Ridematching Services. The Designated Employer Contact shall be responsible
for matching potential carpoolers and vanpoolers by administering a carpool/van pool matching
application. The application shall match employees who may be able to carpool or van pool.
D. Designated Employer Contact. Each applicant shall designate or require tenants to designate an
employee as the official contact for the TDM program. The City shall be provided with a current name
and phone number of the Designated Employer Contact. The Designated Employer Contact shall
administer carpool and van pool ridematching services, the promotional programs, update information on
the information boards/kiosks, and be the official contact for the administration of the annual survey and
Triennial report.
E. Direct Route to Transit. A well-lighted path or sidewalk shall be provided utilizing the most direct route
to the nearest transit or shuttle stop from the building.
F. Free parking for Carpools and Van pools. The preferential parking spaces shall be provided free of
charge.
G. Guaranteed Ride Home. Carpool, vanpool and transit riders shall be provided with guaranteed rides
home in emergency situations. Rides shall be provided either by a transportation service provider (taxi or
rental car) or an informal policy using company vehicles and/or designated employees.
H. Information Boards/Kiosks. The Designated Employer Contact shall display in a permanent location
the following information: transit routes and schedules; carpooling and vanpooling information; bicycle
lanes, routes and paths and facility information; and alternative commute subsidy information.
I. Passenger Loading Zones. Passenger loading zones for carpool and vanpool drop-off shall be located
near the main building entrance.
23
J. Pedestrian Connections. Safe, convenient pedestrian connections shall be provided from the project to
surrounding external streets and, if applicable, trails. Lighting, landscaping and building orientation
should be designed to enhance pedestrian safety.
K. Preferential Carpool and Van pool Parking. Ten Percent of vehicle spaces shall be reserved for
carpools or vanpools, with a minimum of one space required. Such spaces shall be provided in premium
and convenient locations.
L. Promotional Programs. The following promotional programs shall be promoted and organized by the
Designated Employer Contact: new tenant and employee orientation packets on transportation
alternatives; flyers, posters, brochures, and em ails on commute alternatives; transportation fairs; Spare
the Air (June - October); Rideshare Week (October); trip planning assistance-routes and maps.
M. Shower/Clothes lockers. Shower and clothes locker facilities shall be provided free of charge.
N. Shuttle Program. Establish a Shuttle Program or participate in an existing program, approved by the
Chief Planner, and subject to any fees for the existing program.
O. Transportation Management Association (TMA). The applicant shall participate or require tenant to
participate in a local TMA. The Peninsula Congestion Relief Alliance (Alliance) or a similar organization
approved by the Chief Planner, that provides ongoing support for alternative commute programs.
Additional Measures
The Chief Planner and the Planning Commission shall determine the appropriateness of each Additional
Measure chosen by the applicant.
A. Alternative Commute Subsidies/Parking Cash Out. Employees shall be provided with a subsidy,
determined by the applicant and subject to review by the Chief Planner if they use transit or commute by
other alternative modes.
B. Bicycle Connections. If a site is abutting a bicycle path, lane or route, a bicycle connection shall be
provided close to an entrance to the building on the site.
C. Compressed Work Week. The applicant shall allow employees or require their tenants to allow
employees to adjust their work week schedule in order to complete the basic work requirement of five
eight-hour workdays by adjusting their schedule to reduce vehicle trips to the worksite.
D. Flextime. The applicant shall provide or require their tenants to provide employees with staggered work
hours involving a shift in the set work hours of all employees at the workplace or flexible work hours
involving individually determined work hours.
E. land Dedication for Transit/Bus Shelter. Where appropriate, land shall be dedicated for transit or a
bus shelter shall be provided based on the proximity to a transit route.
F. Onsite Amenities. One or more of the following amenities shall be implemented: ATM, day care,
cafeteria, limited food service establishment, dry cleaners, exercise facilities, convenience retail, post
office, on-site transit pass sales.
G. Paid Parking at Prevalent Market Rates. Parking shall be provided at a cost equal to the prevalent
market rate, as determined by the City based on a surveyor parking in North San Mateo County.
H. Telecommuting. The applicant shall provide or require tenants to provide opportunities and the ability to
work off-site.
24
I. Reduced Parking. In accordance with General Plan Policy 4.3-1-8, reduced parking, consistent with
projected trip reduction identified in the preliminary TDM plan, may be permitted subject to approval by
the Planning Commission.
J. Other Measures. Additional measures not listed in this Chapter, such as an in-lieu fee that would be
negotiated in a Development Agreement with the City, may be implemented as determined by the Chief
Planner and approved by the Planning Commission. Once the Planning Commission approves the
Preliminary TDM Plan, the Chief Planner may recommend additional measures either as part of the Final
TDM Plan or as part of the Triennial Review process.
25
APPENDIX C:
CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO
COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES
26
The City/County Association of Governments of San Mateo County list of approved TOM measures, the number
of mitigated peak-hour trips associated with each, and the rationale used to determine the number of mitigated
trips, presented in Table C, were taken from the Revised Guidelines for the Implementation of the Land Use
Component of the 1999 Congestion Management Program (City/County Association of Governments in San
Mateo County, 2004).
TABLE C1
CITYICOUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND
MANAGEMENT MEASURES
One additional trip will be credited if the
subsidy is increased to $75 for parents using
transit to take a child to childcare enroute.
Subsidizing pedestrians/bicyclists who One peak hour trip will be credited for each Yields a two-to-one ratio (One
commute to work. employee that is subsidized at least $20 per pedestrian/bicycle equals one
month for one year. auto trip reduced.)
Creation of preferential parking for Two peak-hour trips will be credited for each Yields a two-to-one ratio (one
carpoolers. parking spot reserved. reserved parking spot equals a
, minimum of two auto trips
! reduced).
1
II Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2006.
Transportation Demand Management
I Measure
, Secure bicycle storage.
Number of Trips Credited
One peak-hour trip will be credited for every 3
new bike lockers/racks installed and
maintained. Lockers/racks must be installed
within 100 feet of the building.
Showers and changing rooms.
Ten peak-hour trips will be credited for each
new combination shower and changing room
installed. An additional 5 peak hour trips will
be credited when installed in combination with
at least 5 bike lockers.
One peak-hour trip will be credited for each
peak-hour trip seat on the shuttle. Increases
to two trips if a Guaranteed Ride Home
Program is also in place.
Operation of a dedicated shuttle service
during the peak period to a rail station or
an urban residential area. Alternatively
the development could buy into a shuttle
consortium.
Five additional trips will be credited if the
shuttle stops at a child care facility enroute
to/from the worksite.
Two peak-hour trips will be credited for each
parking spot charged out at $20 per month for
one year. Money shall be used for TDM
measures such as shuttles or subsidized
transit tickets.
One peak-hour trip will be credited for each
transit pass that is subsidized at least $20 per
month for one year.
Charging employees for parking.
Subsidizing transit tickets for employees.
i
;
I
Rationale I
Experience has shown that 'I
bicycle commuters will, on
average, use this mode one-third !
of the time, especially during ,
warmer summer months.
10 to 1 ratio based on cost to
build and the likelihood that:
bicycle utilization will increase. I
Yield' a one-'e-one "";0 (one I
seat in a shuttle equals one auto I
trip reduced); utilization 'I
increases when a guaranteed
ride home program is also made I
available. '
Yields a two-to-one ratio.
Yields a one-to-one ratio (one
transit pass equals one auto trip
reduced).
27
TABLE C1 (CONTINUED)
CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND
MANAGEMENT MEASURES
Transportation Demand Management
Measure
Rationale
Implementation of a parking cash out One peak-hour trip will be credited for each
program. parking spot where the employee is offered a
cash payment in return for not using parking
at the employment site.
Three hundred peak-hour trips will be credited
if the local jurisdiction, in cooperation with
Caltrans, installs and turns on ramp metering
lights during the peak hours at the highway
entrance ramp closest to the development.
i Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2007.
Creation of
vanpoolers.
preferential
parking
Implementation of a vanpool program.
I Operation of a commute assistance center,
offering on site, one stop shopping for
transit and commute alternatives
I information, preferably staffed with a live
person to assist building tenants with trip
planning.
Survey employees to examine use and
best practices.
Implementation of ramp metering.
Number of Trips Credited
for Seven peak-hour trips will be credited for
each parking spot reserved.
Seven peak-hour trips will be credited for
each vanpool arranged by a specific program
operated at the site of the development.
Increases to ten trips if a Guaranteed Ride
Home Program is also in place.
One peak-hour trip will be credited for each
feature added to the information center; and
an additional one peak-hour trip will be
credited for each hour the center is staffed
with a live person, up to 20 trips per each 200
tenants. Possible features may include:
Transit information brochure rack
Computer kiosk connected to the Internet
Telephone (with commute and transit
information numbers)
Desk and chairs (for personalized trip
planning)
On-site transit ticket sales
Implementation of flexible work hour
schedules that allow transit riders to be 15-30
minutes late or early (due to problems with
transit or vanpool.
Three peak hour trips will be credited for a
survey developed to be administered twice
yearly.
Yields a seven-to-one ratio
(one reserved parking spot
equals a minimum of seven
auto trips reduced).
The average van capacity is i
seven. I
This is based on staffs best
estimate. Short of there being
major disincentives to driving,
having an on-site TOM
program offering commute
assistance is fundamental to
an effective TOM program.
This is based on staffs best
estimate with the goal of
finding best practices to
achieve the mode shift goal.
Yields a one-to-one ratio (one
cashed out parking spot
equals one auto trip reduced).
This is a very difficult and
costly measure to implement
and the reward must be
significant.
28
TABLE C1 (CONTINUED)
CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND
MANAGEMENT MEASURES
Transportation Demand Management
Measure
Provide use of motor vehicles to
employees who use alternate commute
methods so they can have access to
vehicles during breaks for personal use.
Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2007.
Installation of high bandwidth connections
in employees' homes to the Internet to
facilitate home-telecommuting.
Installation of video conferencing centers
that are available for use by the tenants of
the facility.
Implementation of a compressed work
week program.
Flextime: Implementation of an alternative
hours workweek program.
Provision of assistance to employees so
they can live close to work.
Implementation of a program that gives
preference to hiring local residents at the
i new development site.
I Provision of on-site amenities/
II accommodations that encourage people to
! stay on site during the work day, making it
easier for workers to leave their
automobiles at home.
Number of Trips Credited
One peak-hour trip will be credited for every
three connections installed. This measure is
not available as credit for a residential
development.
Five peak-hour trips will be credited for a
center installed at the facility.
One peak-hour trip will be credited for every 5
employees that are offered the opportunity to
work four compressed days per week.
One peak hour trip will be credited for each
employee that is offered the opportunity to
work staggered work hours. Those hours can
be a set shift, set by the employer, or can be
individually determined by the employee.
If an employer develops and offers a program
to help employees find acceptable residences
within five miles of the employment site, a
credit of one trip will be given for each slot in
the program.
One peak-hour trip will be credited for each
employment opportunity reserved for
employees recruited and hired from within five
miles of the employment site.
One peak-hour trip will be credited for each
feature added to the job site. Possible
features may include:
banking
grocery shopping
clothes cleaning
exercise facilities
child care center
Five peak hour trips will be credited for each
vehicle provided.
Rationale
Yields a one-to-three ratio.
This is based on staff's best
estimate.
The work week will be
compressed into 4 days;
therefore the individual will not
be commuting on the 5th day.
This is based on staff's best
estimate.
This assumes that a five mile
trip will generally not involve
travel on the freeways.
This assumes that a five mile I'
trip will generally not involve '
travel on the freeways. I
This is based on staff's best I
estimate.
This is based on staff's
estimate.
I
!
best!
29
TABLE C1 (CONTINUED)
CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND
MANAGEMENT MEASURES
Transportation Demand Management
Measure
Provide use of bicycles to employees who
use alternative commute methods so they
can have access to bicycles during breaks
for personal use.
Provision of child care services as a part of
the development.
Developer/Property owner may join an
employer group to expand available child
, care within 5 miles of the job site or may
. provide this service independently.
I
i Join the Alliance's guaranteed ride home
i program.
I
i
Combine any ten of these elements and
! receive an additional credit for five peak
II hour trips.
Number of Trips Credited
One peak hour trip will be credited for every
four bicycles provided.
Rationale
This is based on staffs best
estimate.
One trip will be credited for every two child
care slots at the job site. This amount
increases from one trip for each slot if the
child care service accepts multiple age
groups (infants = 0-2 yrs, preschool = 3&4
yrs, school-age = 5 to 13 yrs).
One trip will be credited for each new child
care center slot created either directly by an
employer group, by the developer/property
owner, or by an outside provider if an
agreement has been developed with the
developer/property owner that makes the
child care accessible to the workers at the
development.
Two peak hour trips will be credited for
every 2 slots purchased in the program.
Five peak-hour trips will be credited.
. Work with the alliance to Ten peak-hour trips will be credited.
develop/implement a Transportation Action
Plan.
This is based on staffs best ·
estimate.
i
This is based on staffs best I
estimate. I
Experience has shown that
when a guaranteed Ride Home
Program is added to an overall
TOM program, the average
ridership increases by about
50%.
Experience has shown that'
offering multiple and
complementary TOM
components can magnify the
impact of the overall program.
This is based on staffs best
estimate.
Peak-hour trip reduction credits will accrue
as if the items were being directly
implemented by the developer.
The developer can provide a cash legacy
after the development is complete and
designate an entity to implement any (or
more than one) of the previous measures
before day one of occupancy.
Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2006.
Credits accrue depending on
what the funds are used for.
30
TABLE C1 (CONTINUED)
CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND
MANAGEMENT MEASURES
Rationale
I
I Coordinate Transportation Oemand
Management programs with existing
developments/employers.
For employers with multiple job sites,
institute a proximate commuting program
that allows employees at one location to
transfer/trade with employees in another
location that is closer to home.
Pay for parking at park and ride lots or One peak-hour trip will be credited for each Yields a one-to-one ratio.
transit stations. spot purchased.
Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2006.
Transportation Demand Management
Measure
Number of Trips Credited
Two percent of all peak-hour trips will be
credited for each infill development.
Encourage infill development.
Encourage shared parking.
Five peak-hour trips will be credited for an
agreement with an existing development to
share existing parking.
Participate in/create/sponsor a
Transportation Management Association.
Five peak-hour trips will be credited.
Five peak-hour trips will be credited.
Generally acceptable TOM
practices (based on research of
TDM practices around the nation
and reported on the Internet).
Generally acceptable TOM
practices (based on research of
TOM practices around the nation
and reported on the Internet).
Generally acceptable TOM
practices (based on research of
TOM practices around the nation
and reported on the Internet).
This is based on staffs best
estimate.
One peak-hour trip will be credited for each
opportunity created.
Yields a one-to-one ratio.
31
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Planning Commission
Staff Report
DATE:
August 16, 2007
TO:
Planning Commission
SUBJECT:
Six-month Review of a Use Permit allowing a cocktail lounge with daily hours
of operation from 3 PM to 2 AM and allowing karaoke and limited live
entertainment consisting of piano playing, within 200 feet of a residential
zoning district
SSFMC: Chapters 20.22 & 20.81.
Site Address: 107 Hickey Boulevard
Zoning: Retail Commercial (C-l) Zone
Owner: Kelly-Moore Paint Company
Applicant: Billy Ket Chau
Case Nos.: P06-0040 (UP06-0013)
RECOMMENDATION:
That the Planning Commission conduct the Six-month Review of a Use Permit allowing a
cocktail lounge with daily hours of operation from 3 PM to 2 AM and allowing karaoke
and limited live entertainment consisting of piano playing, within 200 feet of a residential
zoning district.
BACKGROUND:
The New Wave Lounge (formerly known as the Manor House) is situated within a one-story
multi-tenant commercial shopping center at the intersection of Hickey Boulevard and E1 Camino
Real and has been operating as a lounge for many years.
At the Planning Commission meeting of May 18,2006, the Commissioners approved the Use
Permit allowing extended hours, karaoke and live entertainment (consisting of live piano). At the
hearing the Commissioners expressed concern with potential noise impacts to adjacent
businesses and residents associated with the live entertainment, and potential security concerns
associated with late hours and karaoke.
An Acoustic Report prepared for the project concluded that the business would have limited
impacts, even without any acoustical retrofits inside the building. The report also identified
acoustic retrofits which would further attenuate any exterior acoustic level for nearby businesses.
To insure that the proposed use was complying with the City's concerns, the Commission
adopted a number of Conditions of Approval including requiring a 6-month, 12-month and 18-
month review of the business, installation of the acoustics retrofits listed in the Acoustic Report,
Staff Report
To: Planning Commission
Subject: P06-0040 Six-month Review of 107 Hickey
Page 2 of2
closed window and door operation, presence of security guards, and suspension of the karaoke
and live music by the Police Chief for major site incidents.
DISCUSSION:
The South San Francisco Police Department (SSFPD) Planning Liaison has reviewed
department records and determined that since the business began operation a few months ago
only a few calls for service associated with the business have occurred. The records show that the
associated events were either not of a serious security nature or were not directly related to the
operation of the business. No complaints regarding noise have been received. The Police
Planning Liaison has observed that the business is operating within the parameters of the security
conditions of approval.
Planning Division staffhas not received any complaints from either residential or commercial
neighbors.
RECOMMENDATION:
Because the business is in compliance with the conditions of approval, the Planning Commission
should conduct the six-month review and direct City Staff to schedule the twelve-month review.
~~
eve Carlso ~ e lOr Planner
Attachments:
Approved Conditions of Approval
CONDITIONS OF APPROVAL
P06-0040
107 HICKEY BOULEVARD
(Adopted by Planning Commission on May 18,2006)
A. PLANNING DIVISION
1. The applicant shall comply with the City's Standard Conditions and with
all the requirements of all affected City Divisions and Departments as
contained in the attached conditions, except as amended by the conditions
of approval.
2. The construction drawings shall substantially comply with the approved
plans, as amended by the conditions of approval, including the site plan,
floor plans and plan elevations, dated March 20, 2006, prepared by design
division of Kitami, as approved by the Planning Commission in
association with P06-0040, as amended by the conditions of approval. The
final plans shall be subject to the review and approval of the City's Chief
Planner.
3. The hours of operation shall be limited to the hours between 3 PM and 2
AM. Changes in the hours shall be allowed only after review and approval
by the City's Planning Commission.
4. Karaoke and live piano playing are the only allowed entertainment venues.
Change in the entertainment venue shall be allowed only after review and
approval of the City's Planning Commission.
5. Noise levels shall not exceed a maximum of 50 dBA measured at the
property boundary (SSFMC Chapter 8.32). Prior to the issuance of any
permit the final construction plans shall include the acoustic retrofits
recommended in the Acoustic Report prepared by Charles M. Salter
associates dated March 20,2006.
(Planning Division Contact: Steve Carlson, 650/877-8535)
B. BUILDING DIVISION
1. Provide two additional toilets, one men's and one women's or post the
occupancy limit at a maximum of 50 persons.
2. Additional comments at plan review.
(Building Division Contact: Jim Kirkman, 650/829-6670)
C. POLICE DEPARTMENT
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the
Municipal Code, "Minimum Building Security Standards" Ordinance
revised May 1995. The Police Department reserves the right to make
additional security and safety conditions, if necessary, upon receipt of
detailed/revised building plans.
2. Additional Requirements
a. Mandatory installation of the high-tech ceiling for sound reduction.
b. Mandatory installation of carpet beneath all speakers for sound
reduction.
c. Both front and rear doors, and windows must be closed during any
music being played for reduced sound to the neighborhood.
d. Proposed floor plan must be submitted to Police Department prior
to approval of Use Permit.
e. Site must not exceed 100-person maximum occupancy at any time
(including employees) pursuant to the CA Fire Code.
f. Two licensed, unarmed and uniformed Security Officers must be at
the front door to provide security, and enforce maximum
occupancy concerns.
g. Use Permit subject to 6, 12 and 18-month review by Planning
Commission.
h. Street must be swept clean of refuse, e.g. cigarette butts, etc.
nightly, prior to departure.
1. The Chief of Police may immediately suspend the Use Permit upon
any singular major incident at this site, or for any violations of the
Use Permit.
(Police Department Contact: Sergeant E. Alan Normandy 650/877-8927)
Planning Commission
Staff Report
DA TE:
August 16, 2007
TO:
Planning Commission
SUBJECT:
First Baptist Church of South San Francisco - 9 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: First Baptist Church of South San Francisco
Applicant: First Baptist Church of South San Francisco
Case Nos.: P06-0022, UP06-0007, DR06-0019
RECOMMENDATION:
It is recommended that the Planning Commission accept this report in fulfillment of the
requirement for a six month review, since the Use Permit will not be exercised.
BACKGROUNDIDISCUSSION:
On October 6,2006, the Planning Commission approved Use Permit UP06-0007 to allow a 4.5 foot tall
fence in the front yard setback at 600Grand A venue, 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 of the fence's aesthetic and
structural characteristics.
At the Planning Commission's meeting of April 16, 2007 staff presented the first 6 month review of the
project and reported that little progress was made due to the applicant's lack of funds for the project. In
order to allow the applicant additional time to raise funds or otherwise redesign the project, the Planning
Commission approved staff's recommendation to conduct a second review 3 months later.
Since that meeting, the applicant has yet to submit a redesigned fence per the Commission's
requirements. According to the applicant's correspondence (attached), the State's standards for
playground space have changed, and the area is now too small to accommodate the preschool's
playground. In light of this, the applicant has also indicated in the attached correspondence that they will
shorten the fence to three feet and relocate it out of the City's right-of-way.
Staff Report
Re: First Baptist Church of SSF - P06-0022/UP06-0007
Date: August 16, 2007
Page 2
A fence so configured would obviate the need for a use permit for fence height, but the applicant would
also be required to restore the front yard through removal of playground equipment and replacement of
landscaping removed as part of the unpermitted relocation of the playground. The applicant would not be
allowed to use the area behind a shortened fence as a playground to assure the children's safety.
The applicant states that the required work will be competed within 3 months of their correspondence.
Staff will monitor the restoration of the church front yard to ensure that it is completed in a timely
manner. Should the applicant fail to complete the work prior to November 9,2007, Code Enforcement
will be notified and compliance will be aggressively pursued.
CONCLUSION/RECOMMENDA TION:
Staff recommends that the Planning Commission accept this report as fulfillment of the six month review
since the approved Use Permit will not be exercised.
ATTACHMEN S:
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:
1. 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: October 5, 2006
Page 2 of 4
(Planning Division: Chad rick Smalley, Associate Planner, (650) 877-8353, Fax (650) 829-6639)
B. Engineering Division requirements shall be as follows:
1. 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)
08/10/2007 10:29
5508714194
COREY, LUZAICH
PAGE 01/01
'6%.
RECEl\'EI.)
AUG 1 0 2007
George R. Corey
Stevlln N. Luzaich
Dal'ia de Ghetaldj
Jer.ry Eo Nastar;
Amanda L. Riddle
Edward A. Daniels
Janel M. Li
COREY, LUZAICH, PLISKA, DE GHETALDl & NASTARI LL'pLANNING DEPT.
Attorneys at Law
700 EL CAMINO REAL, P .0, Box 669
MILLBRAE, CALIFORNIA 94030
(650) 87].5666 . FAX (650) 87]-4144
www.coreylaw.com
Hon. Edward W. Pliska
(1935-2006)
XenoJ'lhon Tl'agoulSis (Ret.)
August 9,2007
Mr. Chadrick Smalley
Associate Planner
City of South San Francisco Planning Division
Department of Economic and Community Development
315 Maple Avenue
P.O. Box 711
South San Francisco, CA 94080
Re: First Baptist Church: 600 Grand Avenue. South San Francisco
Dear Chad:
This letter follows our last conversation wherein I indicated that the First Baptist Church
would seek to amend its plan and bring the City something in accord with the last Planning
Commission decision.
Childcare Licensing now requires a fifty percent increase in the playground area in front
ofthe building and therefore the existing space is too small for any playground use.
The church will move the picket fence back five feet from its existing location and reduce
the height to three feet. The right-of-way area will be restored to its condition before the existing
picket fence was built and everything will be accomplished within three months from this date.
Accordingly, YC'cl may drop us from any existing applications now pending.
Sincerely,
GRC: ap
Planning Commission
Staff Report
DATE: August 16,2007
TO: Planning Commission
SUBJECT: The South San Francisco Conference Center Expansion Project: Materials and
Color Samples.
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:
That the Planning Commission accept the proposed materials and color samples for the
Conference Center expansion, in accordance with the approved Conditions of Approval for
Use Permit UP07-0030.
BACKGROUND/DISCUSSION:
On May 3, 2007, the Planning Commission approved Use Permit UP07-0030 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 Planning Commission included Condition of Approval, number 7, which states:
"Prior to approval of a building permit, the applicant shall submit material samples and color
palette to the Planning Division for City review and approval by the Chief Planner. The material
sample and color palette, including updated renderings showing the walkway on the south side of
the Conference Center, shall be submitted to the Planning Division for Planning Commission
review and approval."
The applicant has submitted two illustrations showing the proposed walkway and temporary
structure material and colors (see attachment). The applicant shall present a material and color
board at the Planning Commission meeting.
STAFF REPORT
TO: Planning Commission
SUBJECT: South San Francisco Conference Center Expansion
DATE: August 16,2007
Page 2 of2
RECOMMENDATION:
That the Planning Commission accept the proposed materials and color samples for the
Conference Center expansion, in accordance with the approved Conditions of Approval for Use
Permit UP07-0030.
Respectfully submitted,
By:
Attachments:
1. Material and Color Samples
Planning Commission
Staff Report
DATE:
August 16, 2007
TO:
Planning Commission
SUBJECT:
Six Month Review of a Use Permit to allow live musical entertainment at
an existing restaurant at 2262 Westborough Boulevard in the Commercial
(C-l) Zone District in accordance with SSFMC Chapters 20.22 and 20.81
Subproject:
Owner:
Applicant:
Case Nos.:
P06-0133 & UP06-0029
Westborough Shopping Center
William Henry & Victoria Concepcion
P06-0133: UP06-0029
RECOMMENDATION:
It is recommended that the Planning Commission accept this report as meeting the
requirement of a 6-month review in accordance with Police Department Use Permit
Condition of Approval B. 2. H.
BACKGROUNDIDISCUSSION:
On January 4, 2007 the Planning Commission approved a Use Permit allowing live musical
entertainment within an existing restaurant at 2262 Westborough Boulevard. The approval is
subject to 6-, 12-, and 18-month reviews.
It has been approximately six months since the live entertainment portion of the business began.
Staff has received no complaints regarding operations at the site and therefore recommends that
the Planning Commission accept this report in fulfillment of the six-month review.
,
Ge
TMS/ghb
Attachments:
Conditions of Approval
Conditions of Approval
P06-0133: UP06-0029
"Henry's" - Use Permit
2262 Westborough Boulevard
CONDITIONS OF APPROVAL
P06-0133: UP06-0029
"HENRY'S" USE PERMIT
2262 WESTBOROUGH BOULEVARD
(As recommended by City Staff January 4, 2007)
A. Planning Division requirements shall be as follows:
I. The applicant shall comply with the Planning Division's standard Conditions and
Limitations for Commercial Industrial and Multi-family Residential Projects.
2. The project shall be completed and operated substantially as indicated in the plans
prepared by the applicant, dated November 16, 2006.
3. The applicant shall apply for a sign permit with the City prior to erecting any new signage
for the project.
4. Prior to initiating the amplified live music portion of the business, the applicant shall have
a professional Engineer complete an acoustic report and submit it to the City's Chief
Planner to ensure that the project noise is in compliance with SSFMC noise requirements.
The applicant shall be responsible for any costs associated with "peer review" necessary
to evaluate the acoustic study/report.
5. Prior to initiating the live music component of the business, the applicant shall construct
and maintain a trash enclosure that meets or exceeds City standards.
6. Hours of operation will be limited to II :OOam to 12:30am Sunday through Thursday, and
11 :OOam to 2:00am Friday and Saturday.
7. The music type shall be generally limited to smooth jazz and soft rock, similar to those
artist's described in the staff report (i.e. Benoit, Kenny G, Sade, Kenny Loggins, the
Beatles, and Chicago).
8. The owner/applicant shall install a trash enclosure at the rear of the tenant space that is
covered and architecturally compatible with the building. The enclosure must be drained
to the sanitary sewer and included a grease separator.
Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353
B. Police Department conditions of approval are as follows:
1. Municipal Code Compliance
Conditions of Approval
P06-0133: UP06-0029
"Henry's" - Use Permit
2262 Westborough Boulevard
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. Additional Requirements
A. Mandatory installation of the high-tech ceiling for sound reduction
B. Mandatory installation of carpet beneath all speakers for sound reduction
C. Both front and rear doors, and windows must be closed during any music being
played for reduced sound to the neighborhood
D. Proposed floor plan must be submitted to Police Department prior to approval of
Use Permit
E. Site must not exceed maximum occupancy at any time (including employees)
pursuant to the CA Fire Code
F. One licensed, unarmed and uniformed Security Officer must be at the front door to
provide security, and enforce maximum occupancy concerns.
Please contact Community Relations Sergeant at (650) 877-8922 for a list of
approved security companies for use in South San Francisco.
G. A dance floor and dancing is not permitted.
H. Use Permit subject to 6, 12 and 18-month review by Planning Commission
I. Street must be swept clean of refuse, e.g. cigarette butts, etc. nightly, prior to
departure.
J. A alarm system, monitored at a central station, is required.
K. If cash exceeding $100 is to be kept on-site unattended, a safe with a minimum rating
ofTL-15 is required.
L. The Chief of Police may immediately suspend the Use Permit upon any singular
major incident at this site, or for any violations of the Use Permit.
Police Department contact, Sergeant E. Alan Normandy (650) 877-8927
C. Fire Department conditions of approval are as follows:
1. Comments at plan check.
Fire Prevention contact, Bryan Niswonger, 650/829-6645
D. Building Division conditions of approval are as follows:
I. Comments at plan check.
Building Division contact, Jim Kirkman, 650/829-6670
Planning Commission
Staff Report
DATE:
August 16, 2007
TO:
Planning Commission
SUBJECT:
Six Month Review of a Use Permit approval allowing an automotive repair facility,
generating more than 100 average daily vehicle trips, with outside overnight vehicle
storage, a fence exceeding 3 feet in height in a minimum required front setback, in
an existing 18,000 square foot industrial building at 13 31 San Mateo Avenue in the
Industrial (M-l) Zone District in accordance with SSFMC Chapters 20.30, 20.81 &
20.85
Owner:
Applicant:
Address:
Case Nos.:
Michael & Katie Hartmann
Y ousef Mustafa
1331 San Mateo Boulevard
P06-00 15: UP06-000 5
RECOMMENDATION:
It is recommended that the Planning Commission accept this report as meeting the requirement of a
one year review in accordance with Use Permit Condition of Approval A.14 and that the Planning
Commission require an additional 6 month review.
BACKGROUNDIDISCUSSION:
In April, 2006 the Planning Commission approved a Use Permit to allow outside overnight vehicle storage,
a fence taller than 3 feet in the front yard setback, and a use that generates in excess of 100 average daily
trips in association with an automotive repair facility. The Conditions of Approval for the project include a
one-year review to ensure compliance with the conditions.
The owner opened for business in January of 2006. However, there was some miscommunication between
the applicant and the City regarding the business license approval process. Code Enforcement visited the
applicant in June of 2007 and these issues have since been resolved. A business license was approved in
June, 2007.
Code Enforcement has also been involved in the removal of illegal "temporary" signage at the subject
location. The applicant has since removed the illegal signage and has been issued a sign permit for a
permanent sign.
Conditions of Approval
Subject: 1331 San Mateo Avenue
Page 2 of6
Staff recommends that the Planning Commission extend the review period for this project by 6-months to
ensure that the business is capable of operating without Code Enforcement involvement.
//~'
Gerry Beaudin, Associate Planner
ATTACHMENTS:
Use Permit P06-0092 Conditions of Approval
Conditions of Approval
Subject: 1331 San Mateo Avenue
Page 3 of6
CONDITIONS OF APPROVAL
P06-00 15: UP06-0005
1331 SAN MATEO AVENUE
(As approved by the Planning Commission on April 6, 2006)
A. Planning Division requirements shall be as follows:
1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for
Commercial Industrial and Multi-family Residential Projects.
2. The project shall be completed and operated substantially as indicated in the plans prepared by Aris
Ruiz and Associates, Inc., dated 1/6/06.
3. Signs shall require the approval of a separate sign permit.
4. Inoperable vehicle storage shall not be permitted outside of the building.
5. The maximum length of vehicles to be serviced at the site shall be 25 feet.
6. The applicant shall allow the existing landscaping to grow to at least the height of the existing
fence, and remove all barbed wire from the top of the fence.
7. A minimum of fifteen percent of the new trees planted on the property shall be 24-inch box size.
8. Parking stalls 22 through 30 shall be limited to employee parking only. No limousines shall be
parked in these spaces.
9. All commercial vehicles shall be stored in the west parking area off of Lowrie Avenue.
10. No maintenance or repair shall occur in the area between the building at 1331 San Mateo Avenue
and the building at 1341 San Mateo Avenue.
11. Prior to the issuance of building permits, the Planning Division shall review and approve the
proposed landscape improvements for the area that is currently the south driveway and parking.
12. Prior to final inspection, the driveway and parking area at the south end of building shall be closed
and new landscaping and irrigation shall be installed and approved by the City's Planning Division.
13. Prior to final inspection, the roll-up door at the south end of the building shall be removed and the
wall shall be repaired to match the exiting door.
14. This project is subject to a one-year review to ensure the conditions of approval are being met.
Planning Division contact Gerry Beaudin, Associate Planner, (650) 877-8353
Conditions of Approval
Subject: 1331 San Mateo Avenue
Page 4 of6
B. Police Department conditions of approval are as follows:
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 lbs. of pressure in both a vertical distance of three (3) inches and a
horizontal distance of one (1) inch each side of the strike.
b. Glass doors shall be secured with a deadbolt 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
minimum 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 hinges on all exterior doors shall be provided with non-removable pins
when pin-type hinges are used or shall be provided with hinge studs, to prevent
removal of the door.
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
deadbolt locks are not installed.
f. Doors with panic bars will have vertical rod panic hardware with top and bottom
latch bolts. No secondary locks should be installed on panic-equipped doors, and no
I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside
door knob/lever/tumpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a 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 dooc
stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting
background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the
Building Official for due cause.
25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
Conditions of Approval
Subject: 1331 San Mateo Avenue
Page 5 of6
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 of lock required for
single doors in this section. The inactive leaf shall be equipped with automatic flush
extension bolts protected by hardened material with a minimum throw of three-
fourths inch at head and foot and shall have no doorknob or surface-mounted
hardware. Multiple point locks, cylinder activated from the active leaf and satisfying
the requirements, may be used instead of flush bolts.
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) lbs. applied in any direction.
c . Secondary locking devices are recommended on all accessible windows that open.
3. Roof Openings
a. All glass skylights on the roof of any building shall be provided with:
1) Rated burglary-resistant glass or glass-like acrylic material?
or:
2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material
spaced no more than five inches apart under the skylight and securely
fastened.
or:
3) A steel grill of at least 1/8" material or two inch mesh under skylight and
securely fastened.
b. All hatchway openings on the roof of any building shall be secured as follows:
1) If the hatchway is of wooden material, it shall be covered on the outside with
at least 16 gauge sheet steel or its equivalent attached with screws.
2) The hatchway shall be secured from the inside with a slide bar or slide bolts.
The use of crossbar or padlock must be approved by the Fire Marshal.
3) Outside hinges on all hatchway openings shall be provided with non-
Conditions of Approval
Subject: 1331 San Mateo Avenue
Page 6 of 6
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. Exterior door, perimeter, parking area, and canopy lights shall be controlled by
photocell and shall be left on during hours of darkness or diminished lighting.
5. Numbering of Buildings
a. The address number of every commercial building shall be illuminated during the
hours of darkness so that it shall be easily visible from the street. The numerals in
these numbers shall be no less than four to six inches in height and of a color
contrasting with the background.
b. In addition, any business, which affords vehicular access to the rear through any
driveway, alleyway, or parking lot, shall also display the same numbers on the rear
of the building.
6. Alarms
a. The business shall be equipped with at least a central station silent intrusion alarm
system.
NOTE:
To avoid delays in occupancy, alarm installation steps should be
taken well in advance of the final inspection.
Conditions of Approval
Subject: 1331 San Mateo Avenue
Page 7 of6
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 (650) 829-3934.
b. Circulation radii will conform to Engineering Department standards, as commented
upon.
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.
9. Off-Street Parking Required
a. No vehicles being repaired may be parked on the street at any time.
b. Surface parking lot space may not be used as inoperable vehicle storage.
c. Surface parking lot space is to be used only for employees in the course of
employment, and customer business visits.
10. Repairs to be Completed Indoors
a. Vehicles being repaired must be repaired and stored within the building at all times.
Vehicles in disrepair shall not be visible from the street at any time.
11. Revocation of Use Permit
a. The Chief of Police may request the immediate suspension of this Use Permit for
any violation of any condition ofthis Use Permit, pending a hearing for revocation
by the Planning Commission.
Police Department contact, Sgt. E. Alan Normandy (650) 877-8927
C. Engineering Division conditions of approval are as follows:
I. STANDARD CONDITIONS
The developer shall comply with all of the applicable conditions of approval detailed in the Engineering
Division's "Standard Conditions for Commercial and Industrial Developments", contained in our
"Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. This
booklet is available at no cost to the applicant from the Engineering Division.
Conditions of Approval
Subject: 1331 San Mateo Avenue
Page 8 of6
II. SPECIAL CONDITIONS
A. Upon completion of the building alterations and site improvements, the applicant shall clean,
repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire
frontage of the subject parcel, as may be required by the City's Public Works Inspector, to
conform to current City public improvement safety and drainage standards, prior to receiving
a "final", or occupancy permit, for the proposed renovated development, or new tenant
improvements.
B. All new improvements to be constructed within the street right-of-way, or City owned
easements, shall be approved by the Engineering Division and installed to City standards. An
Encroachment Permit shall be obtained from the Engineering Division for all public
improvement work, prior to receiving a Building Permit for the renovation project. The cost
of all work and repairs shall be borne by the applicant.
III. ON-SITE IMPROVEMENTS
A. The applicants shall design, construct and install a drainage system within the site that will
prevent runoff from the paved areas of the proj ect from overflowing into Lowrie Avenue, San
Mateo Avenue, or onto adjacent private property. Any existing drainage facilities that are
proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or
improved by the applicant's contractor, in order to conform to City Engineering Division site
drainage standards. A report shall be prepared by the applicant's drainage consultant and
submitted to the Engineering Division for review and approval. The report shall describe the
condition and adequacy of any existing storm drainage facilities that will be re-used and shall
justify the design of all proposed new improvements to the site's drainage system. The
applicant shall design and install the drainage improvements described in the approved report,
to the satisfaction of the City's Engineering Public Works Inspector, prior to receiving an
occupancy permit for the particular development for which the building permit has been
issued.
B. The applicant shall submit on-site pavement construction, pavement repair, striping, signing
and traffic control plans for all interior parking lots and driveway isles within the site. Rl
"Stop" signs shall be installed at each exit from the site. All traffic control signs shall be
mounted on 2" diameter, galvanized steel poles.
C. The applicant shall install new storm water pollution control devices and filters with the
existing and new site drainage system, as required to prevent pollutants deposited on the
impervious surfaces within the site from entering the public storm drains. Plans for these
facilities shall be prepared by the applicant's consultant and submitted to the Engineering
Division and to the City's Environmental Compliance Coordinator, for review and
approval. Storm drain pipes, shall not connect to each other at a "blind" connection. All
storm drains shall begin and end at a manhole, catchbasin, inlet, or junction box, in order
to provide access for cleaning and maintenance.
Conditions of Approval
Subject: 1331 San Mateo Avenue
Page 9 of6
D. The southernmost driveway from Lowrie Avenue is too close to the "Tee" intersection of
Lowrie A venue and San Mateo Avenue. The Lowrie Avenue leg is controlled by a stop
sign and the San Mateo Avenue legs are uncontrolled. The large radius of the curb return
at the intersection contributes to high vehicle turning speeds from southbound San Mateo
A venue to Lowrie A venue. Both San Mateo A venue and Lowrie Avenue have significant
truck traffic due to the surrounding uses. Due to the safety issues related to the location of
this driveway, staff is recommending that the applicant remove this driveway from Lowrie
A venue. The driveway approach shall be removed and replaced with City Standard
sidewalk, curb and gutter.
E. Applicant shall verify that access easement is a minimum of 25' wide for two-way traffic.
Engineering Division contact, Dennis Chuck, 650/829-6652.
D. Fire Prevention conditions of approval are as follows:
1. Upgrade or installation of fire sprinkler system may be required by California Fire Code, NFP A or SSF
Municipal Code please contact Fire Prevention for determination
2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3.
3. Install fire extinguishing system in paint spray booth if auto body painting at site.
4. All buildings shall provide premise identification in accordance with SSF municipal code section
15.24.100.
5. Provide Knox key box
6. Occupancy must meet all Federal, State and Local Codes
Fire Prevention contact, Brian Niswonger, 650/877.8537
E. Water Quality Control Division conditions of approval are as follows:
1. Plans must show the location of all drains in the shop area. These drains must be connected to a
three-compartment oillwater separator and the sanitary sewer. Please show this on the plans.
2. Show the locations on the plans of all storm drains and sanitary sewers.
3. Catch basins must be stenciled with the approved San Mateo Countywide Stormwater Logo.
4. Applicant must install correct stormwater treatment device in all storm drain catch basins to
limit oil and grease discharge. Indicate what will be installed.
Conditions of Approval
Subject: 1331 San Mateo Avenue
Page 10 of6
5. Applicant must submit a maintenance schedule for catch basin stormwater treatment devices
installed to the Technical Services Supervisor.
6. It is unclear from the plans if there is an AC unit on the roof. Please show on plans if there are
AC units on the roof.
If there are AC units on the roof, the condensate drains from the rooftop AC units are to be
connected to the sanitary sewer.
7. Please indicate the presence on the plans of any outdoor trash handling areas and provide plans to
enclose, cover, and drain to sanitary sewer.
8. 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.
9. Applicant may be required to pay an additional sewer connection fee at a later time based on
anticipated flow, BOD and TSS calculations. Please provide the existing number of fixture
units and the new number of fixture units.
Water Quality Control contact, Cassie Prudhel (650) 829-384