HomeMy WebLinkAbout11-15-07 PC e-packet
~'t\\ SA.^, P.
Co\j~\\f1~;,>, ~
b ~I ........."" ,,"fA,
~ ..., t:J,,,~~ ~ ~ ~
o .~'~- ()
;:"''', .' .11 j~i' 'i,il\ 'c;;
E-< , !j ! !I' -.1\1!llh, n
U!~'.~JO
~ :-'~~-~/
0~~
<1lIFOi~\.
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
November 15, 2007
7:30 PM
WELCOME
If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about
our procedure.
Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject
not on the Agenda will have 3 minutes to discuss their item.
The Clerk will read the name and type of application to be heard in the order in which it appears on the
Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the
applicant, followed by persons in favor of the application. Then persons who oppose the project or who
wish to ask questions will have their turn.
If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon
as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for
the record.
The Commission has adopted a policy that applicants and their representatives have a maximum time
limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3
minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered
by using additional time.
When the Commission is not in session, we'll be pleased to answer your questions if you will go to the
Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web-
[email protected].
John Prouty
Chairperson
Judith Honan
Commissioner
Marc C. Teglia
Commissioner
Wallace M. Moore
Commissioner
Mary Giusti
Vice-Chairperson
Eugene Sim
Commissioner
William Zemke
Commissioner
Susy Kalkin, Chief Planner
Secretary to the Planning Commission
Steve Carlson Michael Lappen
Senior Planner Senior Planner
Gerry Beaudin
Associate Planner
Chadrick Smalley
Associate Planner
Bertha Aguilar
Clerk
Please Turn Cellular Phones And Pagers Off.
Individuals with disabilities who require auxiliary aids or services to attend and participate in this
meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the
meeting.
PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
November 15, 2007
Time 7:30 P.M.
CALL TO ORDER / PLEDGE OF ALLEGIANCE
ROLL CALL / CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Myers Development Co. LLC/applicant
Myers Peninsula - Shepherd Heery/owner
San Bruno Mnt / Bayshore Blvd
Signs07-0044
Type "C" Sign Permit allowing two (2) new temporary advertising signs consisting of one 40 square
foot freestanding sign and one 300 square foot vinyl sign emplaced upon a construction trailer at
1200 Airport Boulevard in the Terrabay Specific Plan District Zone in accordance with SSFMC
Chapters 20.76.170 and 20.86.060
2. Parking Comp of America/applicant
Hannna, Elias/owners
160 Produce Avenue
P06-0088: UP06-0020, DR06-0072 & PUD07-0003
(Continue to December 6, 2007)
Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape
area of 12,884 square feet instead of the minimum requirement of 47,350 square feet.
Use Permit and Design Review allowing a new canopy entry and landscaping, with 24 hour
operation, generating in excess of 100 average daily vehicle trips vehicles, fences greater than 3 feet
in height within the minimum required street setbacks, and expanding the existing commercial
parking use on several lots adjacent to San Mateo Drive in accordance with SSFMC Chapters 20.30,
20.32, 20.73, 20.81, 20.84 & 20.85
Planning Commission Agenda - Cont'd
November 15,2007
Page 3 of 3
PUBLIC HEARING
3. Ken Mark/applicant
Oik Sierra Point LLC/owner
4000-7000 Shoreline Court
P07-0101: Signs07-0043
Modification of a Type "C" Sign Permit allowing an increase in sign height and area of a Master Sign
Program at 4000-7000 Shoreline Court in the Planned Commercial (P-C-L) Zone District in
accordance with SSFMC Chapters 20.24, 20.85 & 20.86
4. Robert Simms/applicant
Rest Investments/owner
195 N. Access Rd
P04-0067: UPM04-0001
Use Permit modification to allow the expansion of an off-site airport parking facility including: 166
new surface parking spaces and landscape improvements in the P-I Planned Industrial Zoning
District in accordance with SSFMC 20.32.030 (c).
ADMINISTRATIVE BUSINESS
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
/~/
s~a' 0
Secretary to the Planning Commission
City of South San Francisco
NEXT
MEETING:
Regular Meeting December 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/plannina/aaenda minutes.asp or via
http://weblink.ssf.net
SKlbla
s:\Agevcd~s\Pl~vcvclvcg cOlMlMlsslovc\2007\H-15-07 RPC Agevcd~.doc
Planning Commission
Staff Report
DATE: November 15,2007
TO: Planning Commission
SUBJECT: Type C Sign Permit allowing two (2) new temporary advertising signs consisting
of one 40 square foot freestanding sign and one 300 square foot vinyl sign
emplaced upon a construction trailer at 1200 Airport Boulevard in the Terrabay
Specific Plan District Zone in accordance with SSFMC Chapters 20.76.170 and
20.86.060
Owner: Myers Peninsula Venture, LLC
Applicant: Jack Myers, Myers Development Company
Site Address: 1200 Airport Boulevard, located in the Terrabay Specific Plan
District/Phase III
Case Nos. P06-0073 (Signs 07-0044)
RECOMMENDATION:
That the Planning Commission approve a Type C Sign Permit, Special Circumstances,
allowing two (2) new temporary non-illuminated advertising signs consisting of one 40 square
foot freestanding sign at the site entrance and one 300 square foot vinyl sign emplaced upon a
construction trailer at 1200 Airport Boulevard in the Terrabay Specific Plan District Zone,
subject to making the findings and adopting the conditions of approval.
BACKGROUNDIDISCUSSION:
The Project Site is located at 1200 Airport Boulevard where the construction site of Centennial
Towers (Terrabay Phase III) is underway. The Phase III Project was approved by the City Council in
October 2006. The Applicant is requesting two temporary signs which identify the leasing agent for
the South Tower, the first ofthe two towers to be constructed. The Applicant would also like to use
the same signage for the second phase of construction, the North Tower. Construction of the North
Tower may overlap the South Tower construction or it may proceed after completion of the South
Tower.
Temporary signs are permitted to be emplaced on a site for not more than 30 days (South San
Francisco Municipal Code Section 20.76.160). The Applicant is requesting the signage to be
emplaced for the duration of construction to occupancy of the Project. Construction of the South
Tower is envisioned to be complete December 2008. Construction of the North Tower is anticipated
to take one year. The Applicant's objective is to have the South Tower pre-leased prior to Certificate
of Occupancy or immediately thereafter. The Applicant would also like to use the same signage for
Staff Report
To: Planning Commission
Subject: P06-0073/07-0044 at 1200 Airport Boulevard
November 15,2007
Page 2
the North Tower leasing during its construction. Therefore, it is conceivable that the signage would
be on the site until December 2009. Consequently, the signage would be on the site in excess of the
30 days permitted for Temporary Signs.
Section 20.76.090 "Exemptions" exempts some signage from the requirement of Planning
Commission review. Exempted signs do include real estate and development signs provided they do
not exceed 16 square feet per sign for an aggregate of site signage not to exceed 80 square feet
(SSFMC 20.76.090 (h)(i)). The Applicant is requesting 346 square feet of non-illuminated signage
which exceeds the exempted sign size restrictions. Given the size of the site (20 acres), the
magnitude of construction equipment and activity on the site and the intended transient audience
along Highway 101, 80 square feet of signage would not be visible on the site.
Section 20.76.170 "Special Circumstances" ofthe South San Francisco Municipal Code is applied to
projects that have special circumstances which require signage larger or for a longer duration than
that stipulated by Code. The Applicant's temporary sign program is requested under the auspices of
special circumstances. Worthy of note is Section 20.76.170(f) which states that the special
circumstances provision and procedures applies to:
Signs in the EI Camino Real, Airport/South Airport Boulevard, and Highway
101 corridor areas which have special sign needs due to the regional nature of
the use, the travel-oriented nature of the use, or special requirements.
DESIGN REVIEW BOARD
The Design Review Board reviewed the plans for the proposed signage on October 16,2007. The
Board's comments focused on: (1) Assuring the maintenance of the signs in good form and condition
which recommended condition of project approval # 4 addresses; (2) If the signs were large enough
to convey the leasing message; and (3) Removal of the signs at the term of their approved purpose
which recommended condition of project approval # 5 addresses.
ENVIRONMENTAL REVIEW
Staff has determined that the proposed project is categorically exempt pursuant to the provisions of
Class 11, Accessory Structures, Section 15311 (a) On-premise signs (California Code of Regulations,
Title 14, Chapter 3 - Guidelines for the California Environmental Quality Act) (CEQA Guidelines).
The Class 11 exemption applies to the construction or replacement of minor accessory structures
appurtenant to existing commercial, industrial or institutional facilities and cites on-site signs as an
exempted Project. The Planning Commission is not required to take any action on an environmental
document because the Project is determined to be exempt from the provisions ofCEQA pursuant to
the Guidelines. Worthy of note, the City Council certified an addendum to the 1998/99 and 2005
Supplemental Environmental Impact Report for Terrabay Phase III in October 2006 for the actual
Staff Report
To: Planning Commission
Subject: P06-0073/07-0044 at 1200 Airport Boulevard
November 15,2007
Page 3
construction and operation of the Centennial Towers Project.
ANAL YSIS
Section 20.86.060 Type C Sign Permits requires that the Planning Commission address the following
findings when acting to approve or deny a Type C sign:
A. Neighborhood Compatibility. The size, materials, colors, graphic style, illumination and
other features of the sign shall be assessed to ensure that the sign is in keeping with the
visual character of the street or area which it is proposed. Proposed new signs should
reflect the highest quality of design possible for a given area.
Analysis: The signs are temporary and are designed for readability from Airport Boulevard
and U.S. 101 for the purpose of pre-leasing Class A office building space and retail space.
The freestanding sign is proposed to be constructed of wood with an overall height of nine
feet and sign area of 40 square feet. The sign graphic depicts the completed Centennial
Towers Project, leasing agents and contact information and the Centennial Towers website.
The colors of the sign are blue, brown, and two tones of gray.
The 300 square foot sign to be placed upon the construction trailer is proposed to be blue and
white. The sign would be constructed of vinyl coated nylon and identifies CBRE as the
leasing agent for the Project. The colors match that ofthe entry sign. The proposed blue and
white match that of the sky and clouds and is very clear and readable. The design of both
signs is clean and crisp.
B. Readability. To ensure that signs perform thcir essential communicative function
appropriately, such characteristics as the proportion betwcen different parts ofthe sign,
visibility from important vantagc points and other design features will be considered.
Analysis: The entry sign is designed to mark the entry of the site and to identify the leasing
agents. The vinyl sign on the trailer marks the eastern edge of the site and also includes
leasing information. The site is 20 acres in area and is tightly packed with construction
activity including cranes, scrapers and trucks to emplace retaining walls and to excavate a five
level subterranean garage. The 12 stories of structural steel should be in place by February
2008. Material delivery and construction of the South Tower will add considerable more
activity and equipment to the site. The size of the signs is appropriate at this location given
the magnitude of the construction activities and the size of the site.
C. Integration with Architectural Features. In ordcr to be aesthctically pleasing as well as
effective in communication, signs should be treated as an integral part ofthe total design
concept of a site. Based upon characteristics such as scale rclationships, color, materials
Staff Report
To: Planning Commission
Subject: P06-0073/07-0044 at 1200 Airport Boulevard
November 15, 2007
Page 4
and graphic style, signs will be assessed in terms of their compatibility with the forms
and themes of the building and landscape design.
Analysis: The signs are temporary and relate to communicating the availability of office
space. The freestanding sign marks the entry of the site and includes a high-quality graphic of
the completed office buildings. The proposed signage is appropriate to the site while it is
under construction and will be appropriate to the site upon commencement and completion of
the South Tower construction as it clearly mimics the land plan of the site and identifies
leasing agents. Retaining the signage during the North Tower construction will facilitate
leasing and not detract from the aesthetic of the completed construction.
D. The Recommendations of the Design Review Board.
Analysis: The Design Review Board evaluated the proposed signage on October 16,2007.
The Board recommended approval of the signs.
E. Special Circumstances, if applicable, which may warrant consideration under the
provisions of Section 20.76.170.
Analysis: The site does have special circumstances as called out in Section 20.76.170. The
site is along the Airport and U.S. 101 corridor. The successful pre-leasing of the building is
dependant on a regional market. High quality tenants desiring Class A office space are
essential for the success and longevity of the Centennial Towers office buildings and its
contribution to the City's tax base and regional standing.
CONCLUSION
The standards stipulated in Section 20.86.060 as noted above are met with the proposed signage. The
findings can be made in the affirmative, also identified in A-E, above. Therefore, it is recommended
that the Planning Commission approve the Type C Sign Permit application allowing two temporary
signs consisting of340 square feet: One sign consisting of 40 square feet at the entry to the site and
one co~~istin' of 300 s uare feet emplaced upon one of the construction trailers on the site.
ATTACHMENTS:
Design Review Board Minutes, October 16, 2007
Draft Findings of Approval and Draft Conditions of Approval
Plans, dated 10/16/07
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Regular Meeting of October 16, 2007
TIME:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF PRESENT:
4:00 P.M.
Nelson, Nilmeyer, Ruiz and Williams
Harris
Steve Carlson, Senior Planner
Michael Lappen, Senior Planner
Allison Knapp, Consultant Planner
Gerry Beaudin, Associate Planner
Chad Smalley, Associate Planner
Patricia Coda, Planning Technician
1. ADMlNISTRA TIVE BUSINESS
. None
2.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Myers Peninsula-Shepherd Heery
Myers Development Co., LLC
San Bruno Mnt I Bayshore Blvd
P06-0073 & Signs07 -0044
Mandalay Terrace (PHill / Bayshore Blvd)
(Case Planner: Allison Knapp)
Type "C" Special Circumstances Sign Permit for temporary
signage for the Centennial Towers Project.
The Board had the following comments:
1. Signs must be temporary - expected removal date is December of 2008 unless the
north tower is under construction by then, in which case the removal date shall be
the date of issuance of a Certificate of Occupancy for the north tower.
2. Signs must be maintained and replaced if damaged or faded.
3. Size of signs should be reviewed to ensure visibility from the freeway.
Recommend Approval with Conditions.
3.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
OrK SIERRA POINT LLC
Ken Mark
6000 SHORELINE CT
P07-0101 & Signs07-0043
Type "C" Signs
(Case Planner: Steve Carlson)
Modification of a Master Sign Program allowing a Type "C" Sign
Permit for 6000 Shoreline Court in the Planned Commercial
(P-C-L) Zone District in accordance with SSFMC Chapters
20.24, 20.85 & 20.86
Approved as submitted.
FINDINGS OF APPROVAL
P07-0044
TYPE C SIGN PROGRAM
1200 AIRPORT BOULEVARD
(As recommended by City Staff November 15, 2007)
As required by SSFMC Chapter 20.86 Sign Permit Procedures the following findings are made in approval
P07-0044 Type C Sign Permit allowing two temporary signs consisting of 340 square feet: One sign
consisting of 40 square feet at the entry to the site and one consisting of 300 square feet emplaced upon
one of the construction trailers on the site. The approval is 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 the Hunter Group, submitted in association with P07-0044; Design Review Board
meeting of October 16,2007 and said minutes; and Planning Commission staff report dated November 15,
2007:
1. The temporary signs consisting of 340 square feet are consistent with the City's General Plan Land
Use Element, which designates this site for Business Commercial.
2. The sign program is consistent with the SSFMC Chapters 20.76 and 20.86.
3. The sign program will not be adverse to the public health, safety or general welfare of the
community, nor detrimental to surrounding properties or improvements.
4. The signs are temporary and are designed for readability from Airport Boulevard and U.S. 101 for
the purpose of pre-leasing Class A office building space and retail space. The freestanding sign is
proposed to be constructed of wood with an overall height of nine feet and sign area of 40 square
feet. The sign graphic depicts the completed Centennial Towers Project, leasing agents and contact
information and the Centennial Towers website. The colors of the sign are blue, brown, and two
tones of gray.
The 300 square foot sign to be placed upon the construction trailer is proposed to be blue and
white. The sign would be constructed of vinyl coated nylon and identifies CBRE as the leasing
agent for the Project. The colors match that of the entry sign. The proposed blue and white match
that of the sky and clouds and is very clear and readable. The design of both signs is clean and
CrISp.
5. The entry sign is designed to mark the entry of the site and to identify the leasing agents. The vinyl
sign on the trailer marks the eastern edge of the site and also includes leasing information. The site
is 20 acres in area and is tightly packed with construction activity including cranes, dozers and
trucks. Material delivery and construction of the South Tower will add considerable more activity
and equipment to the site. Placing signs any smaller than those proposed by the Applicant would
be lost on the siteThe size of the signs is appropriate at this location given the magnitude of the
construction activities and the size of the site.
6. The signs are temporary and relate to communicating the availability of office space. The
freestanding sign marks the entry of the site and includes a high-quality graphic of the completed
office buildings. The proposed signage is appropriate to the site while it is under construction and
will be appropriate to the site upon commencement and completion of the South Tower
construction as it clearly mimics the land plan of the site and identifies leasing agents. Retaining
Findings of Approval
Page 2 of2
the signage during the North Tower construction will facilitate leasing and not detract from the
aesthetic of the completed construction.
7. The Design Review Board recommended approval of the signs.
8. The site does have special circumstances as called out in Section 20.76.170. The site is along the
Airport and U. S. 101 corridor. The successful pre-leasing of the building is dependant on a
regional market. High quality tenants desiring Class A office space are essential for the success
and longevity of the Centennial Towers office buildings and its contribution to the City's tax base
and regional standing.
*
*
*
PROPOSED CONDITIONS OF APPROVAL
P07 -0044
1200 Airport Boulevard
(As recommended by City Staff on November 15, 2007)
A. PLANNING DIVISION requirements shall be as follow:
1. 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 sign plan prepared by the Hunter Group in
association with P07-0044, dated 10/16/07.
3. The sign program consists of two new temporary advertising signs (for leasing the Class A office space
ami thmsItDid13paadrirntingeJ mtillBOMta)1#iltIIh)adoinpijgNi1lrthe1P.3.l!~fmniNG.x:am\DliOImtffig~
a:ruiGimml8lially l1b.~ 1amdi tillrte. (I) fi~lI"fith(l)l1tquIliarliaBJll1ul.val gDcplntbipnepamm ~j:tlmIlfuaten Gro up in
association with P07 -0044, dated 10/16/07.
4. The signs shall be maintained in excellent condition throughout their tenure on the site.
5. The signs shall be removed within six weeks of issuance of Certificate of Occupancy (C of 0) for the
South Tower. Should North Tower construction commence prior to or upon C of 0 of the South
Tower the advertising signs may be retained for duration of the North Tower construction and up to one
month subsequent to a C of 0 for the North Tower. The location of the signs may be shifted to
accommodate construction of the North Tower. An extension to the time the signs may be retained on
the site may be granted by the Chief Planner should the commencement of construction of the North
Tower be delayed beyond C of 0 of the South Tower. A guarantee by the Applicant shall be made to
the satisfaction ofthe Chief Planner that the construction of the North Tower will commence within a
reasonable period oftime (i.e., upon securing a building permit that is already in the process, or within
two months) in order to grant a time extension.
(Planning Contact Person: Allison Knapp, Consulting Planner, 650/829-6633, Fax 650/829-6639)
-0 -0 Tl ~
~.~~~
~ ::::..., -
CD 0 (i' X
Q~~~
-0- ([lU1
o -. Q rl-
Ul ~ 0 ...,
c;~~~
. ~Srl-
([l0~
Q OtO
o ~
~tO
OJW
:Q
X ([l
OJ
X
~
00
() ([l
rl- Ul
o -.
a-tO
([l ~
..., ;;0
~([l
0- :::,
- ([l
~::::
Om
--.10
Q)
0..
S
([l
([l
rl-
~
to
n
U
:I:
C
~
Z
1"1
:0
Gl
:0
o
C
"
i;
I '
~. . d~~\) \
~,.~1
}' . .
j;. r~' -r
-~:.7
-7"
n n
m
Z CD -'
I :J
0
0 IT
-....,J ([)
I
-j :J
-, :J
QJ
-.
(!) OJ
-,
Vl ~
to -1
:J
I 0
;0 ~ '"
U1
QJ CD
1
(f)
-1
1
OJ
CD
1
(f)
-.
to
:J
::: a CD
-" ~ ..
M-
::r~x
3g'w
ro N ':!
M-' 0-
~ ~.
OJ :J -1
:J~Q;
n n -,
::raro
Q OJ ...,
~Cii~
Q..lD
:J :J
~~
a ro
,:J I
Vl "
ro QJ
n ()
c: ~
ro ~
Q..M-
ro
Q..
OCJJO
n a ro
M- QJ Vl
o ..., -.
() Q.. lD
ro :::>' :J
~::::'Al
..... ro ro
o-ro<
.. ~-.
N :J' ro
OlD :::
o
'-l
n
I..l
C~l
II
I
c:
-i
Z
I"l
:0
Gl
:0
o
c
-u
.
.
--10
OrTJ
~Z
(Tl-i
:::o(TJ
(f)Z
Z
)>
r
7'
........." :z:
~ 0
...&. :E
c.n r
.......... CD
Q.)
....... ~.
.......cE
Non
I tll
QRaJ
...&.~
N~JJ
CN~m
ne Nant:: A1.0.1.~ Plotted By. rod.~ 08/31/2007 [Fri 5:18p/T']
I I 1
""~
'!D
~--~ a? en
" 0 ~._.
" '0'" (Q ,.-+0-
~.~,;' ~CD- \. CD
m \
1 ,<
--,_ \_' <N '~~ -n
"'------..~' , (:)~. V
--~':~-~'\~ - '\~\\g' n \
',- -<--"'- "'" ",0) ~
\~ "-.~" ' ,a ~
'~ %' S:'- ..J
~'/.()",~~,,~, ,,'&
'--",- "''-- ',go-
'--<\'~
"~~~'>..
---... G';'>
~i, ,:~ ::~,
;
, \
\
\
\
\
\ \ \ \
,
\
- - Ol:(
- - - ~u
~;l -
C6!__
-,
"
il:
J
// ~
//
I,
~ '^ \<,
\. ~~.\ \~:
j
/
)
~~\\
~~
~~
~~
Zr
Z~
m
r
----+---- ,1
gDDg DII'
ij I I ; ~ I i
I I I ~ ~
~~~~~
~e~~~
f f
i' ;~~ ILl
tl!h~
~"W. """"
~ II
" ~
I .'~ is
r~~ I j;j
Ulej!1.
118 ' 0
8..~ ' ~
"" ':lJ
(/l
r
~
o
~
'. ~
i
I
I
I
r ~ J
J
1
..::.... J
I
J ' 1
.
t .....
1
~
t t
\
\
I
,
I
I
I
I
t~\
\ \
,
\
\ \
,
,
I
I
i
I
1
,
I
,
I
I
I
,
,
I
\
I
I
L J
'r~ ,
~
"
--'- .......
~
--
~
I
I........ I'
I
f I
I
,. I
..:r --.. . I I ........
I I
, r
r -
~ i ii 4
I I
\."'"
"
--,
'"1;l .
(;)
~
"U
~1
:</
c p
'!~
.---
CD
C
D-
::=J
In
^
(t)
(1)
-0
o
CD
o
,
~
(71
o
-.J
n
-"
c:
!!l
~
~)~
u
o
Cl
01
~.
<
",-J
'l
~"to.
.
.......
1
II '" l
lit
I II..
I, .. ~
I J
, I I Ii
~ '="
. · 'Eo I 1
. I t} =-\
I ,I I f~
I ..1['.....
=
~-'
.. .\, \
... . J I
.., 11 \
" \ \.
I~ \ \.
~ ,
r-t-
-.J
-1
o
~.>
<--
CD
)
. ..,.................. .....'-
\", ", " ...... ", ' "
' , '" '. ;.~::.:~
""'> ~,
~~.
",--
....~~
"
V
:Y'
Q
~
,---
'\
~
~h
o
)
. ( \
- - ......
..'-
'"
'"""'-
.,..,.. ........
I.........
I
r
J
r
/1
Jlf'
..---
~- -
/:...~ -
" /?:-:-
./ ", '//' ~
'/ /,
/ /~ / 'l/
/ /'Y~
/~
/~%~
~~~",,;~~:%
'~~/~p. /~~~'
~~ /0/'--;// --~
1/ '//-~:/p 0/;:'
'/~;///<'>~;X/i~/
' /// /,// <:;/ / ;'
;;')/',,';://.////' //,
.'./1//'/' /11 1//;/
I ' 'I;',
!, ( /1//;1/1;
'i', i/II /1/;
I i II,... I 1/ /(
,II I I I II'. "
'1 . 1'_ I
"I I I". I I j I
. ,',' ,I I J
I' ,
. 1
II i \ \ I'
I, I"" II:
I, ", 1 \ \ I'
I I \ t', I'
'\ I" 'I' I \ \
tl It' I ,
\' " '; \ '\'t \
.\' \ \ ,
\\ \ \ " \
',,\\ \'" '\
\,\ \'\..~,
\\\ 1" I
I" \ I II
\"~..;:
c~,
'( rF
"
.,1
'/~
~
I
r
r
.
J
00
() (1)
~cn
o -"
eytC
(1) ::l
..., ::0
.......(1)
Q') ::; .
~(1)
o~
OOJ
-....10
Q)
...,
0-
s:
(1)
(1)
~
::l
tC
I
I \
I~
~
.
.
.
~.
."..
r-....r
\
't
I
I.
,
,
"I
\
,
,
,
,
\
,
\
I
\
,
I
I
,
'(
I
,
"~I ~
I
I
I
I
\
I
I
,
(
I
I
,
I
I
,
I
,
I
I
,
,
,
I
,
I
,
,
I
I
I
I
I
I
I
I
\
\
'\-
\
\
~\
.
~
,\
"\
\ -
\
,\'. \
~ ---...
1\
'j
./
//
/
(/ //
I
. I
I
I
I
. I
I
I
. I
I
I
.
~.
7'
.
.
\
,
"-
\
I
'.
,
,
,
~
~\
I
-2 1
~~ I
I
,
,
\
t
,
,
"
I
I
I
I,
"
,
t
\
I
,
\
,
"
I
,
I
\
I
I
,
,
,
,
,
,
,
I
,
",
"
\
1\
~
'\
,
\
I
I
"
"
I
,
I
\
\
,
,
l~_"
,
r
......,
I ")
f
/
'-
,,_...:'.:tT
~ ~~ ~i
"Ij,;
. ;~.1
....
....
'..J
C)
'"
,'" '\
I
.....
(J1
o
00
() CD
r-+C/l
o -.
CT(Q
CD ::J
..., ::u
~CD
m<
~ roo
O~
Om
-...10
ll>
...,
0..
S
CD
CD
::!".
::J
(Q
.,
..;".~ ~s;
J.
~ ,~;
, ..''''">j
., >>
... "-
,
.~,
,
~.
"
<,
: ...
"
~ ..
"'.
1;/
:-
":~I
'.. 'w
~
t-l
\)
,
oj!.
~
, ,
:'
'*
..
,
......
!:;!.;,'
I'
I; 'j
l
.J~
._t -(1 L
,-.,.,.-i'>'
,'. ~ , '~'l.
!< ~-'r -- ,,--t~'J ~c;~'
1'::'';;'.
>
.'
;::
\~ !
t
~."",
"" ~..
";Kl'~'\'
r" ,~-' 't
"
...
Y~.i.
..
. .1
~ -~,
. ~..~ ~-' ~"
- ~
\ ~~'~~~
-~ '" t~.\
"t:, -,
........
I--'!l'
,
I
.:-- >!'.I.;
.~~
~ :;1"
<
. . .
t
;..~"
~.
..
',<
(-
J
;... .f
..
.\ , ~~ j'1
.' ~
~ ." . j. '.
-. ..- "",
t'
;'
t
.'
-'
,
~..
'.
. i
L~ 1
t,
"
',I .
,
.,
1
" ~
,
."
iI.
~ .
,-
..l"
..
... "
~j
~
t
f
~ ~.
.~."'I '" ~
,
"
.
,,~.
"i'J
, ,
.... ,
f
.'"
-....If,4,.
" ,
~ ..
l.
."
~ f
" .
.... .
~
...
~J~ "r~-
Jiv;~~t~J~.;
.)..~h .~~ .' ~ - ..r
,;P;:~il: ,~~. . ~v. . _
~
:'
~.
.~
-',
._-~
-.t~
"
"'~'...
~
t
!l
*'
..
I
~~
~
~:
<,
~
I
.....
I
1
1
~
I
..
~. 'M ,
, ,i~'
,~
:_ ~~ ;,oi~
.:..' - ~.
\ l:.
"
~
...
~'\:
,.
.
.
.
'it. --~
n, ~
~
t
"~
~
~~
-I<
)t.
-
';;,-
I
t~
........
"
'i'
"
~
..."....
f
~
~.
l"
'{
~:
Planning Commission
Staff Report
DATE:
November 15,2007
TO:
Planning Commission
SUBJECT:
1.
Commercial Planned Unit Development Permit allowing a
combined on-site and off-site landscape area of 12,884 square feet
instead ofthe minimum requirement of 47,350 square feet.
2. Use Permit and Design Review allowing a new canopy entry and
landscaping, with 24 hour operation, generating in excess of 100
average daily vehicle trips vehicles, fences greater than 3 feet in height
within the minimum required street setbacks, and expanding the
existing commercial parking use to several abutting lots.
Address: 160 Produce Avenue and portions of 14 abutting lots (APNs 015-
13-210,015-113-290,015-113-330,015-113-340,015-113-350,015-113-390,
015-113-420,015-113-440,015-113-450, 015-113-460, 015-113-470, 015-
113-480,015-113-490 & 015-13-500).
Zoning: Planned Industrial (P-I) Zone District and the Industrial (M-l) Zone
District.
SSFMC: Chapters 20.30,20.32,20.73,20.81,20.84 & 20.85.
Owner: Elias S. Hanna Trust (primary owner)
Applicant: Farias & Marrugo Architects
Case No.: P06-0088 (UP06-0020 & DR06-0072)
RECOMMENDATION:
That the Planning Commission continue the matter to their meeting of December 6, 2007.
BACKGROUNDIDISCUSSION:
The project applicant recently determined that other business obligations prevent him from attending
the November 15 Planning Commission meeting and requests that the matter be held over to the
Commission meeting of December 6.
ATTACHMENT: Applicant's Letter
Planning Commission
Staff Report
DATE: November 15,2007
TO: Planning Commission
SUBJECT: Modification of a Type C Sign Permit allowing an increase in the sign height
and area of a Master Sign program consisting of existing building fa~ade and
monument signs with a total sign area exceeding 100 square feet, situated at 4000-
7000 Shoreline Court in the Planned Commercial Zoning District (P-C-L), in
accordance with SSFMC Chapters 20.76 and 20.86.
Property: 4000-7000 Shoreline Court [APNs 015-010-480, 015-010-530, 015-
010-560,015-010-570 & 015-010-580]
Owners: OIK Sierra Point, LLC
Applicant: Jerry Lee Perkins
Case Nos. P07-0101 (Signs 07-0043)
RECOMMENDATION:
That the Planning Commission affirm the existing Master Sign Program or take other
action.
BACKGROUNDIDISCUSSION:
The project is located at the Sierra Point Center a four building complex of office and research
and development situated at 4000-7000 Shoreline Court.
The Planning Commission approved a master sign program in August 2001. The original and
existing sign program consist of3-4 building fa~ade signs per building (a maximum of2 signs
per fa~ade), 5 monument signs and on-site directional signs. The signs are comprised of
illuminated channel block letters and externally illuminated monument signs. The fa~ade signs
vary in length from between 16 feet to 28 feet and have a height of 30 inches for each sign and a
total area of 904 square feet. Including monument signs, the total sign area amounts to 1,288
square feet.
The applicant proposes to increase the height and area of a single fa~ade sign at 6000 Shoreline
facing US Highway 101. The new sign would be 28 feet in length and a portion ofthe sign (the
logo) would have a height of 60 inches. The increase in area would amount to 15 square feet - a
30% increase in area.
Staff Report
To: Planning Commission
Subject: P07-0101 - 4000-7000 Shoreline Court
November 15, 2007
Page 2
If the percentage of height increase is applied uniformly to all fa~ade signs the total approved
area of 904 square feet would increase to an estimated new total sign area of 1,175 square feet
resulting in a new total sign area (including monument signs) of 1,559 square feet. The revision
of the sign program, as described in the applicant's letter, is intended to provide better
identification and compare more favorably with a couple of other fa~ade signs on some of the
other buildings.
The project requires a Modification of the Type C Sign Permit because the sign at 6000
Shoreline Court is being increased beyond that allowed in the approved Master Sign Program.
The proposed fa~ade sign will be comprised of channel block letters, a style that is compatible
with the City Design Guidelines, City Sign Regulations (SSFMC Chapter 20.76), and with the
building's architecture and the master sign program.
The increased sign height would make it highly visible for regional travelers on US Highway 101
and Bayshore Boulevard. Visibility of the building is not hampered by site topography nor are
views of the building restricted by any other buildings.
In the applicant's letter and plans, portions of three existing facade signs are larger than allowed
by the master sign program. A review of City records indicates that one sign was inadvertently
approved by City staff, one was installed without apparent benefit of City approval and another
was approved with only a portion of an abstract logo being slightly larger size. The applicant's
plans indicate that all the installed signs may actually be even larger than the approved
conceptual plans.
In approving the original Master Sign Program, the Planning Commission established a 22 inch
sign height - reasoning that the City Sign Regulations are intended to allow business
identification from the local street system and parking lots, but are not intended to identify
(advertise) buildings or businesses from regional roadways. In a sign program modification
(PUD98-044/Mod2) the Planning Commission allowed the sign height to increase to 30 inches -
sufficient to be visible from the freeway, but not overly glaring. The requested height of 60
inches for the corporate logo is very large, but consistent with the other existing signs. The only
other existing signs ofthe requested height are located on the few high-rise buildings east of US
Highway 101.
The Planning Commission should determine whether the additional increase in sign height and
area is appropriate. The Commission may wish to consider the following three options or
variation thereof:
1. Approve the sign request for 6000 Shoreline Court and adopt the findings of
approval and conditions of approval.
Staff Report
To: Planning Commission
Subject: P07-0101 - 4000-7000 Shoreline Court
November 15, 2007
Page 3
2. Affirm the Master Sign Program and deny the application. In taking this action the
Commissioners would not need to adopt any findings, but may want to adopt a
condition of approval providing direction to staff and the owners that the when the
existing signs are removed that they are replaced with conforming signs.
3. Approve a Modification to the Master Sign Program allowing the proposed
increase in sign height and area for corporate logos for all the fa~ade signs. This
approach acknowledges the three existing fa~ade signs that already exceed the
approved Master Sign Program.
To keep the visual impacts from being overwhelming, the Commission may also
wish to consider modifying the Master Sign Program by limiting the total number
of fa~ade signs, limiting the number of signs per fa~ade, and/or eliminating
illuminated signs - this would ensure that the signs are not unduly competing for
attention and reduce the approved aggregate sign area to less than 904 square feet.
This action would require the adoption of slightly modified findings and
conditions of approval tailored to this action.
DESIGN REVIEW BOARD
The project was reviewed by the Design Review Board at their meeting of October 16, 2007. The
Board concluded that the larger fa~ade sign is compatible with the site architecture.
ENVIRONMENTAL REVIEW
City staff has determined that the proposed project is categorically exempt pursuant to the
provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental
Quality Act (CEQA). Because the project has been determined to be exempt, the Planning
Commission is not required to taken any action on the environmental document.
RECOMMENDATION:
The increased letter height of as much as 60 inches does not appear to comply with the intent of
City Sign Regulations to provide site identification from local streets rather than from the
regional highway system and it applies to only one sign. Therefore, it is recommended that the
Planning Commission should affirm the existing Master Sign Program and deny the Modification
ofthe Type C Sign Permit or take other action.
Staff Report
To: Planning Commission
Subject: P07 -0101 - 4000-7000 Shoreline Court
November 15,2007
Page 4
ATTACHMENTS:
Exhibit #A Existing Approved Master Sign Program
Draft Findings of Approval
Draft Conditions of Approval
Design Review Board Minutes
October 16, 2007
Applicant's Letter
Plans
EXHIBIT #A
SIERRA POINT MASTER SIGN PROGRAM
The sign program consists of 14 building fayade signs and five monument signs located in Sierra
Point Center at 4000 - 7000 Shoreline Court. The fayade signs are channel block letters which
may be either internally illuminated or backlit. The main monument sign is comprised of stainless
steel channel block letters with a beige background on a concrete base, and the individual
building monument signs are comprised of a concrete base with beige aluminum panels and dark
gray aluminum panels with stainless steel letters. The revision to the master sign program
approved as part of Pun 98-044 allowed increased size of the west facing signs, repositioning
several signs on the buildings and the monument signs. The sign type and area are as follows:
BUILDING FA<;ADE SIGNS
ADDRESS
4000
Parcel lOA
6000
Parcel lOB
7000
Parcel 10C
5000
Parcel 10D
SIGN AREA
West 40 SF
North 62 SF
South 62 SF
SUBTOTAL 164 SF
West 2 @ 83 SF
South 53 SF
North 53 SF
SUBTOTAL 272 SF
West 90 SF
North 2 @ 56 SF
South 71 SF
SUBTOTAL 273 SF
West 2 @ 71 SF
North 53 SF
SUBTOTAL 195 SF
FA<;ADE SIGN AREA TOTAL 904 SF
MOUNUMENT SIGNS
TYPE
Proj ect Entry
Building
TOTAL
AREA
76 SF
4 @ 77 SF
384 SF
TOTAL COMBINED SIGN AREA 1,288 SF
FINDINGS OF APPROVAL
P07-0101
4000-7000 SHORELINE COURT
MASTER SIGN PROGRAM
(As recommended by City Staff on November 15, 2007)
As required by the "Sign Permit Procedures~'(SSFMC Chapter 20.86), the following findings are
made in approval P07 -0101 Modification of a Type C Sign Permit allowing a master sign
program consisting of existing building fa~ade and monument signs, with a total sign area
exceeding 100 square feet, situated at 4000-7000 Shoreline Court, 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 Colite International; Design Review Board meeting of
October 16,2007; Design Review Board minutes of October 16,2007; Planning Commission
staffreport dated November 15, 2007; and Planning Commission meeting of November 15,
2007.
1. The revision of the master sign program to increase the logo portion of the fa~ade sign
height to 60 inches is consistent with the City's General Plan Land Use Element, which
designates this site for Business Commercial and the City Design Guidelines, which
encourages master sign programs.
2. The revision of the master sign program to increase the logo portion of the fa~ade sign
height to 60 inches is consistent with the requirements ofSSFMC Chapters 20.76 and
20.86, which requires an approved Type C Sign Permit. The signs are integrated with the
building architecture, are compatible with existing signs in the immediate project vicinity,
and will result in clear and readable signs to travelers The sign program was
recommended for approval by the City's Design Review Board.
3. The revision of the master sign program to increase the logo portion of the fa~ade sign
height to 60 inches will not be adverse to the public health, safety or general welfare of
the community, or detrimental to surrounding properties or improvements. The sign
program will result in a consistent level of sign quality, which reflects and complements
the architecture of the buildings.
*
*
*
PROPOSED CONDITIONS OF APPROVAL
P07-0101
4000-7000 SHORELINE COURT
MASTER SIGN PROGRAM
(As recommended by City Staff on November 15,2007)
A. PLANNING DIVISION requirements shall be as follow:
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 sign plan prepared by Colite International submitted in association with P07-
0101.
3. The master sign program includes a combined total of 14 building fa~ade signs
and 5 monument signs. No additional signs shall be placed without prior approval
from the Planning Commission.
(Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639)
MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Regular Meeting of October 16, 2007
TIME:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF PRESENT:
4:00 P.M.
Nelson, Nilmeyer, Ruiz and Williams
Harris
Steve Carlson, Senior Planner
Michael Lappen, Senior Planner
Allison Knapp, Consultant Planner
Gerry Beaudin, Associate Planner
Chad Smalley, Associate Planner
Patricia Cotla, Planning Technician
1. ADMINISTRATIVE BUSINESS
· None
2.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
Myers Peninsula-Shepherd Heery
Myers Development Co., LLC
San Bruno Mnt 1 Bayshore Blvd
P06-0073 & Signs07-0044
Mandalay Terrace (PHIII 1 Bayshore Blvd)
(Case Planner: Allison Knapp)
Type "C" Special Circumstances Sign Permit for temporary
signage for the Centennial Towers Project.
The Board had the following comments:
1. Signs must be temporary - expected removal date is December of 2008 unless the
north tower is under construction by then, in which case the removal date shall be
the date of issuance of a Certificate of Occupancy for the north tower.
2. Signs must be maintained and replaced if damaged or faded.
3. Size of signs should be reviewed to ensure visibility from the freeway.
Recommend Approval with Conditions.
3.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION
OIK SIERRA POINT LLC
Ken Mark
6000 SHORELINE CT
P07-01Ol & Signs07-0043
Type "C" Signs
(Case Planner: Steve Carlson)
Modification of a Master Sign Program allowing a Type "C"
Sign Permit for 6000 Shoreline Court in the Planned Commercial
(P-C-L) Zone District in accordance with SSFMC Chapters
20.24, 20.85 & 20.86
Approved as submitted.
m
~1!g'Y
6000 Shoreline Court, Suite 200
South San francisco, CA 94080
1 t 16505349400
F + 16505349340
wily tech com
Planning Division Department Of Economic And Community Development
City Of South San Francisco
The following presents reasons for the proposed CA Wily sign to be larger than the specified
maximum size for 6000 Shoreline Court, South San Francisco 94080 :
. The 54" height is less than the previous 59" height dimension that had received approval.
. It is about the same size as the temporary banner which also received approval.
. The proposed sign is below the SF size of the previous sign (75.4sf proposed vs 83sf
previous)
. Our registered brand logo format contains some smaller type (Technology) that has to be
at least this size (9") to be legible and illuminated.
. It is well proportioned for the height, scale, architectural band and viewing distance for the
building.
. It is consistent with actual sign practice in the area
. CA Wily is the principal tenant and requires a substantial sign
Regards,
~
Jerry Lee
Jerry Lee Perkins
Director, Facilities Operations
CA, Inc.
Wily Technology Division
650-534-9461
FAX# 650-534-9340
JerrvLee. [email protected]
.t.I.~>'"
'i"WJr~J
,
"......... l' t...rl....
j ..v 1t. "",. ?
":'~,:~.
:"t!\:
o ljit' \1asters
f'
c-, ~}"
~
_111'<I'1'l1t'o"
~
~ ",^.,.-r ~- --
--- ' -,;,.. .. . ......--
.... ~..,.. .. ...-
..,.
,.
r!."'.....[j,:........i 11/.#":..$.: II... .... ... . .
. .. .. ...... .~~'
. ,." ~ iiiIIl!!II .
r .. .... - >"'. 'l\IiIlIII~. ..
~
- ------
.-
~
...---
___..' w
.- --....
- .
~,.;..-~.,~.
.._ ._~,..;:-; e '"
,.j;.~. ) ,
. .. ..::n
, 5~ ~ ..;, -Ii:"
~.
-
--
/
--
~~~"~~
,,:i>"'~'-~ ~.-..-
I~:;~,-:.; '-, ');;,JJ'
~'t'" ,,/ "ii t, ~ #,' .(. ~7:iill
:P" ,:;?..u- , ~~~""'''~
'!.Lj,l; ,'-' ",...";~~~ ",~{,tA';O"f
'" 'i"'\",^",,"__ t' ~_.,.~ rr.\\ {:;,..:.I:~" ...
~~~~"I;.'~2~ 4~* .
"~~\h r "...... ~ "" ." ''>'
_fl"-'F::-.'.y....~ ~ ~ ~ ~ -... .
JII.M ._
" . .-....-.
ptIi<~&~~'!'tf >>~~~<i;."';!
1i. "
..
.-
-
~
,
~~~@t~
-..,""~
.
a
-
--~~
@\~~@l,00!lml1
..
(9:~(~!X~li),~a~b@E
_...lIIm
---
4"'_ '''I#"'..._......---~...~
..."".___.w~___
_. "" - --~ --~
!;~. ~ >
... --
----
. --
...-
- - ----
-~
J
~:
J
mMlID~cm.~@E ,
___ .....J
,-_.........
~.
L-=-=----
l~
~
II
~@i!I!r!l~i@ft~~ !
------ - ----. _ J
....
.~
~
- ~
c
-
-
~-
L-
."-"- _ . __.._ ' -""0 ~
m~~mbffil\b}.~
. ~ . .j . ~ """
,,-.'j!:"
m~~m~
-
~
...
, 'c~i'.l>- ,~~
~
I
.
"", ,.~>.;;:.~.f0,ii'i,':'"
~:{.~::.:;~?~iJ~~;l ~
"
--
I.
-
~lAm~~~
-
... . ""\~ :"i
~~~~P".'~ >;..xY.a.'."".,." u
~'!~1~r:,1~~lt~:~r~~;..#"~,,<~;~~~;:- ,
~
II.<'F" i~II'
--- 1111.
i.~.~I~(fA~,@f]
~~
- --
I I II'!I I'
\
~$!XID~~~~
--
...
,
"~i" ~'':'';; '10/.
.. ...~
- -~J~:'::;i~~~
"II'" "
~4M!I!l~
~1t~
..
-
__I<
- -
-11__.
III! ..-
...
-....... --
,
'~-\
-......
~
,",'
mm
)>x
IT) :t> CfJI
0 0 (f) (f) mal
..... m ~-I
I\) (f) m ~:o
(J) m 0'>:0 0:0 m........
(J):o 0:0 o:t> Z I
O1m 0:0 o:t> O-u
0:0 -1""'0
0:0 c:t> O-u (J)O
O:t> -I-u (J)O I- )>)>
IO I- O~
(J)-u O~ ::D::D
IO (J)- :0
:t>Z :0 r m^
Oz z-I m z
:0-1 11 r m )>z
m
r :0 z 0 C)
z :t> m 0
m z 0 r
0 c
/, 0 0 :0 0
(J) C -I
0 0 :0 -I
c 0 -I
:0
-I
m
>
(J)"'O
m>
S:::::D
~ m7"
~z
>"
:Dr
~~
fI~ '-I 0'>.....
0 00
0..... Om
00 0
1- ~o
01 ~
~~8 ~
~..... ~
i 00 D
O:t>
0 ~.::J
:::J
:::J
~
z ..~:::l8
~ :.. 8~<o~
a ~ i8~~
Q)EO~
~ l,1::~~
<D ~~~i5
1Il",~
",<:I
<D
0>
iD
Ol~~~ ~
s~~~ ~
(Ilr- "< (f)
"''''\Q~ "
tf'l'1z Z
co"'U;iI I::
~~~l!l g
~~~ ~
. c '::!
nZ 0
>'" z
<D!:l
~
o
"
'Zl
~
Z
~
,
"
56'-0"
f
'-
..
,
7
58'-6"
,
"
-.J
n "
~ N
o
I
~ ---, O~
< --~
(J)I~
OrTJ
)>(J)
1-1
f':1
rTJ
~'
II' ~
-I
-"0
1- Z
o
-.J
,
(J)'(J)
00
)>C
1-1
f':1I
~p
11- ~
-"~
1- 0
OZ
71~1- 3'-6"
.
N
o
'--J
I
o
N
m
I
o
t
-1b!ii1
~
til-
-i'-
I
o
{~,
).~
, ,
II U
7jt"L - 3' - 6 "
,
s
~
m
::D
::D
>
""U
Q
z
-f
I
..
,
,
7
56'-0"
"L
-.J
"
I.
-0\0
o
>
,
7
58'-6"
.,
" -
-.J
,
---,
N
o
'--J
I
o
N
m
I
o
-- I
(J)IS; (J)Z
O(J) 00
f:-I )>:;:0
rTJ 1-1
rTJ .. " f':1I
~'
.~ ~rTJ
II ~ -I
u"~
-,,0 -"~
I- Z 1- 0
0 OZ
--~.--~
~: _ N
u__ r~ 0
ill
I
o
"-
I'
"'~' - 3' - 6"
..
"
!l! ~m1:l8 l<-~~ ~
8
'" l ~~ ~~ !l '"
0 ,~~- ~~~!< 0
." III '"
CD '" !Z!
~~zl U~~ z
lll~l~ ~ ~
III 0 Z III 8
'" ~ 1Il~:J: :!i z
CD . ~ ~ ~
co
co ~z
CD'"
~~
cID CIl
~ "
~ "D
Ci ~
0 Ci
~ 0
0 0 oo~
0000 CO
c'" ~~
"'0
~~ ,,'"
000
"'0 "'~
(j)(j)
nlTl
::r>n
1---1
:':16
Z
~-
>
+'-10'
I
o
Q2
m
::IJ
::IJ
)>
-U
Q
z
-f
I
-;
~
(J)I'
~g
'rrl
~;o
(J)
.j>.j....o rrl
II' --j
rrl
,
1- ~
c;::j
o
z
J>
,,0
~j;
"",
00'"
'1'1
o
o
~
"
8
@
L-L-J---Jr
?~
o
o
--j
,,'
"
~
o
~~
, .
-<~
OI
" "
"'.
OJ
00
z,
,,'"
~"
"''''
:c>
'"
>'''
,,00
,oj
'z
GO
v
,
5'-0"
, 6" l.
7L-- 4 - ~
)>:
@-
"
~~
0'"
ZO
o~
o
~~
~~
,,~
i:ille
"
,
"
7
45' O"~t..
"
7
45' 0" ___t..
"
"
-----",' "
'0" l.-
__ '------- 45 - ~
elf)'
"
"D
~~
0'"
00
Z~
DO
~~
"''''
};~
i:ille
(J)(J)
00
)>C
'--j
rrl:r
"I
~p
11- !<
-->~
-0
IZ
o.
,'-
"
, ~ 3'-6"
77
, ,- 3'-6"
-;-;
-----",
~
111-
~ -~,
"-.J
I
01
o
-to..
I
o
I
,
--J., "k-
:~ -I'
i ~:
, N
~i "-.J
-IIJ ~-
I~_~
"-
I'
'~,
01
I
CD
CXK
"
-to..
LN
-to..
I
o
-to..
LN
-to..
I
o
"
" '~'E
1'-01116 -----; ,
~'=--", N
" 0
N -
,L 2'-3~" 1- ~
~~~
'~I'~(}):;
(})
~
o
m
(Jl
I
o
~
())
'<- "
CD
I
~
~
(})
N
I
o
~
,
- '------- 45' -0" ~-
,
"
",
, 6"
~l_ 3 -
7 ~
o
-to..
I
o
I i (;)
t i 'i-.
=.W--+ .
ll__~,
fa ..
H
,~I_~,
//
(J)Z
00
)>;0
'--j
f':1:r
~p
11- !;2
p.
-->--j
-0
IZ
o
~-
I ,:
1-
"-.J
I
01
'"
N
o
I
01
----' ~
())
----'
(J)~
O(J)
)>--j
r
f':1rrl
~r
.!;2
II ~
-->0
-Z
1 '
o
(J)I~
OfT]
)>(J)
'--j
fT]
.. fT]
~I'
II' ~
::j
o
-Z
-----"', I
c;
"
',- 3'-6"
77
'"
!Z!
'"
~
z
a
'" ~m!~ ~'-!Il~ ~
:I: g!;l~!E '"
S ~'l! r: (')
'" lS8~- ~I:i~'< '"
c;
0 ~r I z
Ie: n~~
'1 Clj'" '"
<D t;lii~i5 0
!2
~s~ ili~~ ~
' '"
III ~e 0
~ z z
;;; "''''
~~
7~ 45'-0" ~'~
,1-
..
7'----- 45' -0" ~~
..
..
,''----- 45' - 0" ~'~
"
..
(j)':E
Orrl
)>(j)
M-l
.. rrl
~r
II' ~
::!
--"0
1- Z
o
7~!- 3' -6"
~- 3'-6"
~
~"~"~
~=--fp= I ~ -~
GJ 0
o '-.j
I I
o
c--
"
-~ I'
N
+-
~ I
-- ~ 0
..J
I'
---tr- 3'-~"
-- --- 'I "
~, =1=---1" ~
__I __I ==~
I
I I
U 'tJ ----t
---'
1_
'Q2
m
:IJ
:IJ
)>
"1:J
Q
z
-I
I
..
I'
",
+-
'-.j
GJ
I
(Jl
'K
m
+-
N
,''----- 45' -0" ~.~
I
~
m
......
o
()
o
'-.j
(j)1~
o(j)
~-l
[':IlfTl
~r
.~
II ~
--,,0
I" Z
o
~:I~ !
~-#- 3'-6"
---'
----l
..
I'
(j)(j) (j)Z
00
00 )>;:u
)>c r-l
r-l [':II
[':II
~rrl ~Irrl
"r II' ~
II" ~
--"~ --"~
"0
"0 IZ
6Z 0 ",
!!! !~!~ !~~~ ~
El "
~
... '~I- ~I:i~!< 0 ~
!il ~
'" ~~ I U~~ z z
~~ml ~ a ..
8 ,
ili~i ~
tl
'" ~z ~
<D i~
~
m
::IJ
::IJ
)>
-u
o
z
-I
I
.....
o
o
(f):E
Ol'l
)>(f)
M-I
I'l
!j.-.r
11= ~
::::!
--'0
I~ Z
o
(f)Z
00
)>:;:0
r-l
~:r:
!j.-.I'l
~r
11- !:2
)>
--'-I
-6
Iz
o
,I~ 45'~O" -----;It.
,
,
7'~"- 3' -6"
1= -t
LN 0
0 '--J
I I
0
-~
,'~ 45' -O"-----;iL
"
,1-
,
o
'--J
I
'-
,
!l!
B
'"
!;l
~~!~ :n~:
~81- ~~~'<
u~i U~~
lIlB~ ilii?j~
III - ~
~ 5.lz
~ i;
~
'"
o
<Il
~
z:
o
52
:!I
g
o
z
"
!:!
~
~
(f)1~
o(f)
~-I
I'l
.. II'l
!j.-.r
=!:2
II ~
--,0
I~ z
o
7~ 45' -0" -----;~
,
,
N
I
~
+-
'--J
LN
I
(Jl
::R
m
(f):E
Ol'l
)>(f)
M-I
I'l
!j.-.r
11= ~
::::!
--'0
I~ z
o
,
,
/"- 45' -0" -----;'~
y)
,_ 7fl f -0"
-~, 'i--
~I
1
1
1
;=1
951
$:--~,
1 1
"-r
,
,
N
o
I
(Jl
'i!2
m
"
----'
7~l- 3' -6"
. r"'
I -Il~_
! I'
----,
IL_~
-:I ~-
! I w~
I -
l-~
-.f..-.+-.
! i
Y I
'I A
+-
N
\
~
m
'\
i
;I~L-_ 5' -712"
,
,
-----'
2 Vl 2 :E
:-t 0 :-t m
Vl C Vl Vl
-t -t
I m
m r
r m
m ~
~ ~
~ 0
0 2
Z
Vl
m
:xJ 2 2
:xJ :-t 0
)> Vl :xJ
""0 -t
0 I
2 m
-t r
m
..... ~
0
)> ~
0
2
2m
:-t~
Vl-t
m
r
m
~
~
o
2
" : 13
- I
,,_-_ I
i
.= a:..I--
f I:
- i._.J
I: ,
-}'.'- iil
-.... - !.),.
-.. L I",'
-. -I
-, -
."'""-- "--
cnro
C5~
.:;:,-
>0
~-
l'TIZ
G')
2 V'l r1
:-; 0 ll~
c
V'l -i
I II :
m
r 11-
m
~ lJHD
-c 11 ,:
C>_
~ ~6
C>-
0 ,..,z
~ II
2 If
11-
"=
II =
II
II
II :
II-
I II e-
II
l..
11-
II =
II =
II
1-'
II :
II:
11=
u
II
II
V'l
m
:0
:0
)>
""0 I
0
2 II = II
-i
..... II II,
0
co 2/1 II = II :
2
:-; o .
V'l :0 11- 11 = II :
-i -
~II J 1_ "
~II II = II :
~II II II
~II
II = II:
II : II: II :
JI_ II ~ \ I :
II : II : II:
U II 2 ~II
lJHJl :-;
c:;c
~~2 m ~ ~II
oz. [;;11 = V'l
""C'.I :-i m
V'l ~II = ~II :-
r ~ 11-
~,,~
:....j.
~II : ~II=
2U.. U.
'l/1
m
::0
::0
)>
"'0
o
Z
-i
......
o
n
z
:-t
l/1
z
:-t
l/1
:E
m
l/1
-i
m
r
m
~
:....j
o
z
UlOJ
G'55
~ i.I~" ':J..- zr
I.'l ~ i!)Q
:~:=~:= )1'1~
;;', ~.-
: i<'::S'lt . ~: Ii ,,-
._';~'- ','- ",;,;
~:;:::-"~EI""'~' -~:
~~: :'( - - ::_--- .,:~
<- ~. ,~
~=:ir= f :
~';'!"'\"J....,.''''9'
~ ~F I:;~~ :i'
~~~~."~4-
:.._;~--
..-..~:~-
~ A.,.;' I
Zl/1
. 0
:-iC
l/1-i
I
m
r
m
~
:....j
o
z
'I
'I
::, ::SS._
:-=;l':=~,_
- '1.t~_-
--I ~
,~ ~--'-
--"f ~
!:t~__-, :1; ~n
.' ~ IV"
, -
-- -,.
--:1 ',' ",-,
~ J '..- ,',
!~': ~ :.. ,,' t ~t 'ti<~{
. ,] ,.I....- f: ..L...-. .:.... ' . ~
- - : :.:...L 1 :"~l ;:;-';:... :";;,
_ t-_,. ,,".
~~J~2~~I:~1g
~"" 'i~:='::,: 1:1"
- - ; fl." ::::::: ~ ~I~''=-
--j' ..
., "--.
',II. " '.
- - ::.~ i~' __ ~:.,
--, t. , ,
~ m~' :/',; ~ ~" . ~:.2i I:'~
~"" ""
~-.l :::
..~ ;; . . -' , '~..
;t.~~H~=~
'~'~'-I'l
1 ibr~~
~~~ .". .',,:," .---",'
: '. :r=i~~:= ~;,
;.. -,!r, ,~-;I "':z:; ':'
~; .:-
"-':~- ,".~ I.
:-gj2,.
~,..' ".
t,... .
--!,~
. ,
.
Vl(l;l
CiS
2:,
>0
C')-
1'16
zz
. 0
:-i::o
Y'l-i
I
m
r
m
~
:....j
o
z
~~,...~
I''''''',':t'''_ ._
. "I' -
--"..-~-
-_:,;~--~'-I
,I'. ::SS._
--i~--~
--,,~._;s::--
,~ ~
',1._ ._
~~~;~==~~-
r" ..
UlCO
G5~
%5
~-
1'1~
~_n
m~~
~~~
;2o~
cz~
~~>>
c;~~
~m~
~-t~
~
<5~
=i~
~'"
~~
~g
<5~
Q~
i~
~
n
~
13
~
~
~
m
)>
l/1
-i
m
r
m
~
:....j
o
z
"'-~
f..- - .~
., -
".- .-
. lS'i -
~ C'):j ::=tr.' _ 'Il
: ~~ ~~J : =~;: 7
.".,/':t----;--:-,;.~...
" .." {' ::r ""-'-G -.
t~!~\~4.~j
;~:- ::;~?::"~:
~ .<~.': r-r.I~"' ". ..,..
--.r.- -
, .
:.::; l~~ = =
~~.
Vl
m
::0
::0
)>
\J
o
Z
-I
.....
o
o
z
~
Vl
z
~
Vl
Vl
o
C
-I
I
m
r
m
~
~
o
z
VI CJ)
~1
.,:.
z
o
::0
-I
I
m
r
m
~
~
o
z
Z m Z ~
~ )> ~ m
Vl Vl Vl
Vl -I -I
m m
r r
m m
~ ~
~ ~
0 0
Z Z
Planning Commission
Staff Report
DATE: November 15,2007
TO: Planning Commission
SUBJECT: 195 North Access Road - Use Permit Modification to allow the expansion of an
off-site airport parking facility including: 166 new surface P'lrking spaces and
landscape improvements in the P-I Planned Industrial Zoning District in
accordance with SSFMC 20.32.030(c) and 20.81.
Owner:
Applicant:
Case Nos.:
Address:
City of South San Francisco
Robert Simms, R.E.S.T. Investments
P04-0067: UPM04-0001
195 North Access Road
RECOMMENDATION:
That the Planning Commission approve application P04-0067: UPM04-0001 based on the
attached Findings and subject to the attached Conditions of Approval.
BACKGROUND:
On April 22, 1998 the City Council approved an airport parking facility at 191 North Access
Road. That application included a General Plan Amendment, a Rezoning, and a Use Permit. At
that time the project included a seven level parking structure totaling 447,048 square feet, with a
total of 1,276 parking spaces as well as 454 surface parking spaces for a total of 1,730 existing
parking spaces. This facility has been in operation since 2001.
The expansion site, also known as the Tillo property, is owned by the City and is adjacent to the
Water Quality Control Plant. The last active use of the property was from 1999 to 200 I, when
the Water Quality Control Plant used the site for compo sting sludge during a plant upgrade that
took place during that time. In August of 2003 the Tillo property was deemed surplus by the
City Council when Council adopted a resolution to enter into a lease with Trux Transportation,
Inc. Expansion of the airport parking onto this site requires a Use Permit Modification.
DISCUSSION:
The current application is for a 166-space surface parking lot expansion adjacent to the
previously approved off-site airport parking facility. The expansion area is 52,000 square feet.
It is proposed on the north side of the existing parking structure and south of the City's
Dewatering Facility at the Water Quality Control Plant. In addition to the new asphalt parking
surface, the site will be upgraded with 36 new trees, perimeter landscape planting and bioswales.
STAFF REPORT
TO: Planning Commission
SUBJECT: P04-0067: UPM04-0001 - 195 North Access Road
Page 2 of3
Traffic
The approved use at the subject site is an off-site airport parking facility serving San Francisco
International Airport. The proposed expansion will share the same (existing) access and egress
from North Access Road. The existing facility has 1,730 parking spaces. The proposed
expansion is for 166 spaces, or a 10% increase in the number of parking spaces. Since the
facility services airport travelers, there is no significant peak hour trip generation to and from the
site. Essentially, trip generation is spread throughout the day, which will result in a minimal
impact on the existing traffic network.
Landscaping, Drainage, and Lighting
The applicant is proposing 36 new Italian Alder trees for the site. 30 trees are proposed at 15-
gallon pot size and six are proposed at 24-inch box size. The six larger trees will be strategically
placed throughout the site. The attached plans do not show any fence details. Planning
Condition of Approval #4 has been drafted to ensure that if new fencing is proposed the location
and design shall be reviewed and approved by the Chief Planner.
Bioswales, including sub grade piping, are being proposed by the applicant. At this time, a
drainage plan is required as a condition of approval by both the Engineering Division and the
Water Quality Control Division. The bioswales will be a combination of ground covers, which
will be maintained as necessary or on a bi-annual basis at a minimum.
Prior to submitting for building permits, Planning Division Condition of Approval #5 requires
the applicant to submit lighting details to the Chief Planner for review and approval. The
lighting plan submitted for review should be designed with the intent of minimizing light
trespass from the site and reducing the amount of sky-glow or light lost from site.
ENVIRONMENTAL DETERMINATION:
The subject project is categorically exempt under Section 15332 (In-fill Development Project) of
the California Environmental Equality Act. Specifically, the parking facility expansion is:
a) consistent with the applicable General Plan Designation and Policies, and applicable
zonIng;
b) within city limits and is substantially surrounded by urban uses;
c) of no value as habitat for endangered, rare or threatened species;
d) not going to result in any significant effects relating to traffic, noise, air quality, or water
quality; and
e) adequately served by all required utilities and public services.
Therefore, no further environmental review is required by the Planning Commission.
STAFF REPORT
TO: Planning Commission
SUBJECT: P04-0067: UPM04-0001 - 195 North Access Road
Page 3 of3
CONCLUSION:
The scope of the project includes a modest expansion of an existing off-site airport parking
facility. The proposed new surface parking lot is consistent with the General Plan and the
Zoning for the property. The project, as conditioned, will be compatible with the surrounding
uses, therefore staff recommends that the Planning Commission approve application P04-0067.
.~ ""-'
Gerry Beaudin, Associate Planner
Attachments:
. Proposed Findings of Approval
. Proposed Conditions of Approval
. Plans, dated September 11, 2007
PROPOSED FINDINGS OF APPROVAL
USE PERMIT MODIFICATION - 195 N. ACCESS ROAD
P04-0067: UPM04-0001
(As recommended by the Planning Division, November 14,2007)
As required by the "South San Francisco Municipal Code" (SSFMC Section 20.40.050 &
Section 20.81), the following findings are made in support of a Use Permit for the surface
parking lot expansion, in accordance with SSFMC Section 20.32 and 20.81, based the materials
submitted to the City of South San Francisco Planning Division which include, but are not
limited to plans dated September 11, 2007.
1. The proposed project is consistent with the South San Francisco General Plan, which
designates this site for Mixed Industrial use. The proposed surface parking lot expansion
is consistent with this designation general service and service commercial uses are
specifically listed as allowed uses.
2. Subject to the Conditions of Approval, the proposed project is consistent with the East of
101 Area Plan. The surface parking lot expansion includes the required landscape and
trees. Overall, the project will adhere to the aesthetic and design standards identified for
this area.
3. The proposed project meets all standards of the City's Zoning Ordinance for the P-I
Planned Industrial Zone District. As the proposed the surface parking lot conforms to the
regulations setout in Section 20.32 of the Code.
4. The proposed development will not be unreasonably adverse to the public health, safety,
or general welfare of the community, nor unreasonably detrimental to the surrounding
properties or improvements. The proposed surface parking lot expansion will bring an
underused parcel of land back into use. The propose landscape improvements and the
conditions of approval will ensure that the site is not detrimental to the surrounding
properties or improvements.
PROPOSED CONDITIONS OF APPROVAL
USE PERMIT MODIFICATION -195 N. ACCESS ROAD
P04-0067: UPM04-0001
(As recommended by the Planning Division, November 14,2007)
A. Planning Division requirements shall be as follows:
1. The project shall be constructed substantially as indicated on the plans dated September
11,2007.
2. The applicant shall follow the City of South San Francisco, Department of Economic and
Community Development, Planning Division, Standard Conditions and Limitations for
Commercial, Industrial and Multi-Family Residential Projects.
3. The applicant shall maintain the landscape proposed for the site.
4. If any new fencing is proposed, the applicant shall submit plans to the Chief Planner for
review and approval showing the location and proposed design prior to submittal for
building permit.
5. The applicant shall submit lighting details for the Chief Planner for review and approval
prior to submittal for building permit. The lighting for the site should be designed with the
intent of minimizing light trespass from the site and to reduce the amount of sky-glow or
lost light from the site.
6. Access to the City of South San Francisco Water Quality Control Plant shall not be
obstructed as part of this project.
(Planning Division contact person: Gerry Beaudin, Associate Planner (650) 877-8535)
B. Engineering Division requirements shall be as follows:
1. STANDARD CONDITIONS
The developer shall comply with the applicable requirements of the Engineering
Division's "Standard Conditions for Commercial and Industrial Developments", as
contained in the Engineering Division's "Standard Development Conditions" booklet,
dated January 1998. A copy of this booklet is available from the Engineering Division at
no cost.
2. SPECIAL CONDITIONS
A. A drainage plan shall be submitted, reviewed and approved by the Engineering
Division. The site shall be graded to prevent any stormwater to flow toward the
South San Francisco Water Quality Control Plant. Proper Best Management
Practices shall be incorporated to treat the stormwater runoff.
B. A pavement structural section was not specified on the plans. The mInImum
pavement structural section shall be a minimum of 3" asphalt concrete over 6"
aggregate base, compacted to 95%. If an alternate pavement structural section is
proposed, said section shall be designed and recommended by a registered civil
engineer and shall be reviewed and approved by the Engineering Division.
C. Any work performed in the city's right-of-way shall require an encroachment permit.
The developer shall pay for an associated fees and/or deposits to obtain the
encroachment permit.
(Engineering Contact Person: Sam Bautista, Senior Engineer)
C. Water Quality Control requirements shall be as follows:
1. A detailed plan showing the location of all storm drains and the connection of the
storm water treatment devices 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 curd to direct runoff from parking area into swale
4. The applicant must submit a signed maintenance schedule for the storm water pollution
prevention devices installed.
5. A grading and drainage plan must be submitted.
(Water Quality Control contact: Cassie Prudhel at (650) 829-3840)
D. 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.
A. Parking lots, (including parking lots with carports), driveways, circulation areas,
aisles, passageways, recesses and grounds contiguous to buildings shall be
provided with high intensity discharge lighting with sufficient wattage to provide
adequate illumination to make clearly visible the presence of any person on or
about the premises during the hours of darkness and provide a safe, secure
environment for all persons, property and vehicles on site. Such lighting shall be
equipped with vandal-resistant covers.
B. Exterior door, perimeter, parking area and canopy lights shall be controlled by
photocell or timer and shall be left on during hours of darkness or diminished
lighting.
C. Parking lot lights shall remain on during the hours of darkness.
(Police Department contact, Sgt. E. Alan Normandy, (650) 877-8927)
E. Fire Department requirements shall be as follows:
1. Roadways and entry/exits shall meet emergency vehicle access specifications. (See
engineering for specifications)
2. Fire hydrant to be provided for site, please contact Fire Prevention for location.
(Fire Department contact, David Scardigli (650) 829-6645)
s;:
Z
o
c
(/)
m
(/)-0
mm
~~
m -
~-I
OJ)>
m-o
;;::0;:2
~ -
~n
, ~
~ -
00
~Z
(/)
C
CJ
~
-
.
-
-
)>
I
"'V~=" Ij;I
;x: 0 0 Z
0: ~;,., 0
~ ~ ~ ~o
'10,,",
~:I:o-
..:,.' loo) m..
;j ~ ~-
to)'<) n~
~ ::I:-c
to) -
co nt
q"
ic
~.
s.
o
>s;:
~z
::to
- en
nt~
q~
m
=Q~~~
. . m
);()"'-'~
zoc/)c/)z
o --
C/)t5iT1iT1o
9m-o-o~
:2 ~ );z );
zc Z
A )> I I
\JI r- -0 m
-oOI~
);>(;;~
Z-mz
Z-'Q
e1
m
-0
);
Z
~I~ ~-t
!~g ~!
~~~ 5!~
8l~ ~ "
~~ "
~. -
>~ III
~;:;! 0
ts I
.
.
m()
z-
Q<
_ r-
Z
m
m
:::0
~~~~g ~IIIII!!
~~.,,~ zs!l;
~~~~~ Z~
to)~QO~ r:JI'
~C?~ ~ n..
0;0;0 ..... 0
~ ~~ ~ ~I
'<) go r-
""' ~ '-I
C;; . ~_
""' ut..
m~
Zo
~<<-
Zm
~q
:::0
(/) ~
O~
C01
-IZ
IO
~~
ZI
.,,)>
~R
nrn
en(/)
n;;::o
p~
o
n
)>
I
-
."
o
;;::0
Z
-
)>
~otj JI
~~ i .
~~t .
f~l .
~Q "
~ .
? .-
: .
""'
li:
to)
(J')
C
~
."
)>
()
rn
.-
o
--I
rn
><
~
Z
(J')
-
o
z
o~
~o
Z<<-
mm
:::oq
~
:A::J
^
C/)
."
o
G:\33-1254,oo_lRUX\09-07 PERMIT APPUCATlON\1254Al1.0WG 9/5/20079:42:40 AM WENNER. TOI.t
:>>
0
0
"
'"
~
N
0
0
;-J
~
~ ",' ~
::T
.. ~
: ~
..
~ :...
p. ~
z ~
0
" Vj
- !i
~ ~
5' 1i2
0;' b
0-
0
0
co
3
..
~
N 3
Q
'<
<7
..
;;;
~
Q "n__._._~=
0-
co
0
..
0-
'"
- Q
:J
'<
OJ
(")
CJ
fT1
- ul
I
I ::0:'"
I 00
I I III 0
. '~)_<J~_///
, ~/ / - C~~ .... t':
I' \ c~:~:;:::-:=:;>~~'~~~'.<~1
i J------- I \
i-~--- .s. \
; I. G- \
l I , c====:l
./ I I
t.__.._._~
r---" I
~.--:~..:~..~
....-..'
0-
3
t.....J
~
. \
-
.
-
.
-
.
- \
.
-
<>- <>- .
-
= -
-
-t> -t> .
-
.
-
. \
-
.
~ ~ ~ -
.
-
b< --
.
-
~ ~ ~ -
. \
-
.
-
)-7
I I ~~
/ c::~
<'l'"
~ (/ ) ~~
; / ~~
i / ~
-! ! I L
3 I "",
~ \ ~~ \
~ ~C)
""tJ ~~
~ r-~
-l>- ~' " ~
o '. ~nn II
~ : _\O~\-
~ ~~~,~~~~
l~ ' ~~\" :
~$~ ~
"
o
<7
'<
g
'<
(.N 3
..
Q
:J
..
~ ~ ~ ~
~~ 1~ ~
~: .
-~ I:~
II HI
G-
=
-t>
-t>
1-;-
:~
';oJ
t
U1
) ~) 1/
/ ~
~ ~
~ :ti -"
Vl :ti CIJ (
:::; y ~
fT1
." Y
r; ( 1
Z ~ \
O"l /
~ (/ \
~
): <>
C0 / ~
:>;:
~ /J
~.)
~.
---.J
OJ
-----
--
-
--
~~
s~
~~'
b
<b
~
.....
<b
~,
0.,
~~
~(jj
~~
"'~
.q:)1;'i
i:CIJ
~g
"<:~
<'l
Cl~
~<:
:ti
~~
~~
<:~
~Cl
N
(.N
-l>-
D----;
)
- ~
~
:ti
CIJ
~
~
~
/
U1
O"l
"' "'
IS IS
'" '"
-< oj ='
o z z
-< " "
>>
r- ~ ~
~ ~
r- '"
~ ~
"
c!
:u
"' z
p
LJ
)>
:;0
^
z
(;)
o
<
fTl
:;0
)>
r
r
!!2
--i
fTl
)>
:;0
fTl
)>
~
~~~\Q
~
'"
!"
ClJ
ClJ
)>
o
:;0
fTl
(/)
OJ
>>
c; t ~
..,.... >>
~ '" ~
o it ~
)>
~
~
mOO
x---i
_m
00-0
~>
G)Z
10'
~
..
:<
QWNER'S AND/OR SUB'S LOGO-
00
.
""(I)(J)->"1JC
~! ~~ Sic
!i--~i)l1
~~~~ ~,.
oj! :ii~..
"1J~ i en"..
" ~ ~'"
g a1:1
PARK SFO EXPANSION
~ ~
_ rJIJ/l0/07 PER"'T APPUCA1lON
NO. DA.TE OESCRlPTtoN
ISSUED"
SOUTH SAN FRANCISCO
CALIFORNIA
G:\33-1254.00_1RUX\09-07 PERt.tIT APPUCATION\1254A12.0WG 9/5/20079:45:20 AM WENNER. TOIl
)>
OJ
(")
CJ
r'l
(")
0
"0
'"
.a
;::
'"
0
0
,.,
~
:l.
~
::
'li
ii
!>-
z
0
"0
- 3-
g,
=r
ijj.
a.
0
0
c
3
~
tv 3
0
'<
g-
OJ
"0
0
a.
c
0
..
a.
,,;"
- 0
~
'<
0-
3
Il
CT
'<
lJ
'<
GJ 3
..
0
~
'"
~
;+
=r
~
"0
..
3
iO
- '"
o.
~
or
0
3
~
;e
'li
."
~
1'C
~ ".
.0
(")
0
~
I
.......
~
'!:!~
- 3~
yJ~
,,-
p
'::0
~
I;::l
(J1
m
--..J
(Xl
Ul "' "' "U 0
c x x
~ Vi Vi )> ;;;
Cl ." " " ::0
,.. z z ^ ::0
~ ~ In C>
:; ~ i z )>
,
~ ." '" P ,
~ ~ ~ ~
~ r U) ;:;l
'" 0 'il
o ~ c )>
z "
c! ::0
;0 '"
"' z )>
p
~
~ ~ ~ ~ Ul (Xl
..
,.. ?'
"
Cl -I>
,.. )>
't. <;; t il\ 0
" ... ,.. ::0
'0..... (:) _ '"
t;, 8 it ~ UJ
OWNER'S AND/OR SUB'S LOOO .
0 0
~'" ~~I
;;~
t" "".
. z
. ~ .-"
h f~1'"
'l'- "'~
\l ~'"
~
~ ~:a
::0:>'-
Or)
Q,r)
fi:~ - - -- _.- -- - ---
-- ..
.' ~_/ _ /_ ~.;;.;;F";; C,.,',C~;, " '
.:. \
" >. . ~ - . \..--_.~ '.--'
:1
.
\~ ~ '" 4- 4- = ~ ~': -:: ~ ~ ~ :
~ -<> -!> .. ~~- ..
I <0 D I~ -;--j :7-":'" : I :
'I ~ ~ ~ : ~ ~ ~;:;= - - ::
I \ ~ ~ .1. ..
i ~~~ ~_: ~l .: ..:...:
'~~~~ ..r;;--- -- .:
---
--
--
~~
~~
~::;.
"iQll
b
'"
[
'"
~.
""
~H~~
~tij
~~
""~
oCll;)
~ttJ
~~
'<::lj
8[{2
~~
::0
~~
~~
~~
....c:.
tv
~
~
~
:>.-
R
~
U5
0J
.j:>.
~-';
i.
I
J.~
:>.;
M
::0
Vl
~
~
/-
::0
~
-f
~~
::OVj
?J~
~~
sh,
:.;;
~
~
l;)
~
"
. I.
~
~-
6"
m
(-
~~
~~ \
>i",
Q~
l:'"
r--~
f.1
I ~ ~ j~ ~
~ ~
~ ~
_ ==:J
<>-
=
-l>
~'(I)
~=i
(!1rrt
--:"
'S;:
;';z
~
\)~'
i;j
::01
VlI
:i3i
\ ~ I
\ ~)I
r
~j
\ . /
~
,,> i
~.)
~.
)>
-.310.
u>
emu>
:;:O><-i
""TI-Um
)>)>-u
oz,
mO)>
,mz
00,
-i
~~--
~ ~-
'" -<
:< z-
P
PARK SFO EXPANSION
<! ;;:
.. "'
I'V
--
_ lYiJ/'O/07 PERUI! AI'PlJCATlON
NO DATE DESCRIPTION
--
ISSUED:
SOUTH SAN FRANCISCO
CALIFORNIA
user.WI'IINIrl <<LiIJfItIfMd ProfIe>> ~ \.JJ-I254./'XLTfllx\09-07 P~it AppIJcqtIon\pARK~SFO CONCEPT ORAJNA{;E.~ S4l fa 2tXJ1. J:#pm
----'
~
;jJ
S!
-1
1
1
1
1
l_ u~
:...
R
ei
Vi
R~
".2
a
l;"l
::u
. ?;;
:I:
o
W
-I ~
t;.;
~
..
~
~
t;:,
! --
! f,
Ii'
/~
<;(~~
\~
1 '0 D
1
...t>
~~
~t;j
~~
~~
~~
:.;:
~
~
c;)
~
I'
~ ~ ~
><~
~,'~ --:-
: -: ~~::;;\
:: : i~ : :1
~. ~~~ ~~.~~\\
. ~: --;;-- --:- : E: \~
. J,^, :i: ~~ :i:. \
-:--! v T : i : : i~
-Ii.. .. ._~t:
~.--;;-- : l~~~
J,
.. ~-=---
-<>
~ ~ ~
I ~ ~ ~ ~
i
~
.
I! ~ ~ ~ l~
~ ~
II ~~
<>-
=
-l>
r'l---'-
U (\
~
':-.
~
~i t.I)
~
~ ~
,,~ &5
~"
~ ~ ~~
$ il..
, .~ "
~~ ~ )
~:~ ~
IE;; ..<1 ~, "
~i;: i' ~
~ I~ I~
~ I~ "'~
~ >-
~ ~~
Q ~
t-..
a~ ~ :l: ~ CIJ I~
o,!ij !ij !ij !ij ~
lS" " &1 " QJ ~
0)", ~ ~
~~ ~ ~ ~
"'" 0) !l! ~ ICIJ
~~ ~ " ~
I ~
"'.... l;: 0)
"l" ~ ~ ~ ~
_'l hi t1i
0)<) C>
i3~ '< ;0 ~
~~ " ~ ~
~ '"
~~ ~ J
'<
~ ~ ("
. / ~
.
/ ~ I
/ .-- t.I)
~ ~
~ ~ ~
~ ~ /
~ CI)
~ ( ~
~ ~ _/ )
:t.:: &5j
)
/ //
" /
//J
'. \\ J
\, Yr
.\~//
"-
/~ i ~ !iI " ~ "- I ~~[~l~[; U "
~ i ~ ~ PiS 1 "It I! I "I~~ i lfl1 'l"~ CONCEP TUAL DRAINAGE SCHEMA TIC
:.. I' i 'l"'lo > -i~'-[ I n-___.
!O '" ~i l~l~i;( l~ w! ms: 51; . ~ B'"
C) 8 '6 \;! <c n-, ~li rr PARK SFO EXPANSION
9 --0. I "'f U' ..1 .,.
~ Cl C> i~~lf~:;1 i IUi! iim m~~ 'i~61 :T
~ '-J "&I
----- C1~g 0 SOUTH SAN FRANC/SCO
~ J) ~ : i -of _8M..
, , , , , , , , ,/
G:\33-1254.<XURUX\08-07 PERMIT APPUCAllON\1254L1.DWG 8/30/20072:53:28 PM ESTRAD.... I\I..LEN
L
;;E~ ~
'()
o
~
.0
;::
'"
o
o
:-'
~
~
.;;
;::
..
~
ct
..
~
~
p.
z
o
"0
--~
So
:T
0;'
Co
0
0
c:
3
1
N 3
0
'<
0-
ct
~
~
0
Co
c:
0
ct
Co
5"
- 0
~
'<
0-
'3
~
tT
'<
0
~
'<
G-l 3
ct
0
~
..
~
:T
0
~
"0
..
3
..
- ..
0"
~
o
3
~
;c
~
"
Q
7C
~5"
.0
()
o
~
..
c:
S
"
..
"-
'"
"
.0
5"
--
y>
5"
f'
to3
Cl
(J1
~
~. -
li'_
()
0>
---J
O@~"""
i~~'rn
0'~.5.;
~ ~g 5"
a.0'~90
"O..,-,n
-n"PI
~Q~[
:::l o..n 0
~~.~ ~
~ C!. &. Qi
~oil ~-"
l:"C (I) s:u
~~.n ~
S-~~"C
g.~oa
,,' :l. iii "8
8~.ia.lii
,,'" "
9: t:P<!O g
5' i>>,,'"
:;J:)tDl'D
. 0.::::1 "'C
~<I)-
.......
~ ~""
~:;'~
l:7~.g
AOl"8
~g;a.
Ol~'"
g~~
VI:::::"-
5.gi'
CD
~~ ~
31O;
?'?~
-"2-
i.~
.. _.
...."
0'"
" e:
.,,'"
6i"~
" ..
..~
~..
..-
:::::g
l6 _.
~ 3.
.,.~
~'::D
:::a.
~~.
"....
:l.~
0"
... :J
g~
~'g
c 3
.. ..
~~
g, 3:
",'"
c"
~g.
5"::::1
...
----
----- -=----------
__ -- ~dJ;\O
-- ~/~~~==----
-- ------ ~=---
~.----- ~
----- --- . ---=~=--
-- ~_.::..--
c:::::---.::====-=======~
)>
OJ
G-l
~~'~
~'l-~
Ul .
Ul Ul
~~F
Ul ., Ul
~
.,-
Ul
~~?2L
~.~
.' Ul
Ul1-
Ul
Ul
:0E)~
(J1
o
CJ
I
L__~
~~
fT1
----
..--......--
~ ~
I I
I II
~ \........... I
I
I
I
I
I
I
I
I
I
I
I
I
I
, N
I
I
I
I
I
I
I
I
I ,.
I I
~ I
I ~
~ I
~........I
0>
---J
CD
-----
(
)
~~
,.
Ul
c:=>
,---...
~~
~
I Ul
I
,-
I Ul
----
:??f---==
_. ..
~. 'S"'~ S
@
-os;: ~ ~ OWNER'S ANDlOR SUB'S lOGO .
S;:Z :li~-- PARK SFO EXPANSION ~;~ ~i: 00
zo .. -l
~z--
en 0 ~~
r- (") -- ~~)(
~ -- o~< ~-O~
~ ~ ~o~ n~
,- ~;x: >~o
v Z ~-- :D C ~i\
(i) -0 l!l 'TI ~~~
" 8 _ 0lJ/YJ/07 PERIIIT -.JCA11OIl ~> S
NO. OAIT DESCRJPTION SOUTH SAN FRANCISCO CALIFORNIA ~i I~ 'TI \Z ~l'i~
-- c;1II
ISSUED ~ ~:a
,\
~
~
~
P=
R=
~
Ijrt
>~
Ji~
7_
~ z:_~
- 11\ \ ~l~'
::::::,._ --I
'7"
~
~
c
7"
Tl1
!t)
L--
! Ul
~
z
o
~
z
o
~
o
t
>
s-
Iii
n
o
~
E:
~
0;'
"
>
~
----;~
,
I,
II
///
8''''
....>
"z
=.--1
~~
z-i
..""
3 ~.
"'>
-..-
f;'IC
~~
o
"
z
..
3
'"
c==)
~
~ ~~
~. if-.,
l'Dwww~
~ ~~~15
lm~~~
"""tDI>>05.
g @~ ti ~
-<"reg<a.
. rt:Im:I:cr
Q~ a~
~ -"~-.,i!:
_. lli:::;
oil c B ri"
:;:otDmV1
'" 0
0. R-
-.,
lli
~
"'~
AU!
~~
~6' 2
0-" ..
-0 ~
~ ~
V>
~.
~
..
ir
",-
83"
~~
."..
;-:::
::l t
~-
11l.
-"0
m
"
'"
'"
3
..
a-
~~
~~:E=
_.Ul
C>
C
I--
(\
7'
~
IV
~''''
Ul. Ul
-""t~
Ul .{. '"
-~
~~:~
U> 'f" -' Ul
Ul.. ~r: '"
-~,~--~~~
. ---'---
Ul
Ul
.A_
~'.
~.,
Ul
: r~'A'"
~y:-
Ul .-
1"
3<J~
(1,>
-:- r'. Ul
_ Ul
~CE. .lo~~t=
);(J '" b" & --:: III
-. .~ lJ)......-
,I~i Ul S..!- Ul
'r -:-::- +--- - g:
\Y Ul' Ul ~~ ~ -;;;-
~ ~;,F &~ :::ja~
'" ..- - ~ Jl Ul -
rIl ~"l Ul...c;. Ul
'). _f> ~
~. ~ ,Ul
~ V): :-;;;-
~~~
~~~
Ul ~L~
;, If)
-.~
Ul
r--.
111
~/
~
L.
o
~
-u
m
.C}
~
\:
r-
\
\