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Home My WebLink About03-06-2008 PC e-packet ~'t\\ SAN eoO ~\\IIV' ,P-1> ~ ~:"Q! ..~~ t.<fA. o ""-' ,on >"I~(' ;,4 '(j; t ,'\ :,i, ~lqlh Ci CJ~~JO A ._'~~~_ 0<1~\.~ CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE March 6, 2008 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]. Mary Giusti Chairperson Wallace M. Moore Commissioner Eugene Sim Commissioner Stacey Oborne Commissioner Marc C. Teglia Vice-Chairperson John Prouty Commissioner William Zemke Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Michael Lappen Senior Planner Acting Economic Development Coordinator 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. ~\\ SA<\, CoO<\.) ~,\ \I't--, ,P4> b =,,1 ~Ai '~.A, ~ ......0. ~~.".~ .. '(~ 0, ""'-', " () ... '-="i.'.... .-.. ' I '--1""1'1'" en f-I ' . 35", it!" _ I d ",I n _,~ u~~...lo A~~' 0~~ 4lIFOR~\. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE March 6, 2008 Time 7:30 P.M. I ~ CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of Special Joint City Council Planning Commission meeting minutes of January 30, 2008. 2. Parking Company of America/applicant Elias S. Hanna/owner 160 Produce Ave P06-0088: PUD07-0003, UP06-0020 & DR06-0072 (Continue to April 17, 2008) Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape area of 14,113 square feet instead of the minimum requirement of 47,350 square feet. Use Permit and Design Review allowing a new canopy entry and landscaping, 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 PUBLIC HEARING 3. PUD Mod. - Moonlight & Sunrise Ct Petroni Jr., Robert P & M F/Owner Richard Avelar & Associates/Applicant Moonlight & Sunrise Ct P08-0007: PUDM08-0001 & DR08-0004 Modification of Planned Unit Development and Design Review allowing the replacement of the exterior siding with different material than originally approved for 45 dwellings, situated on Moonlight and Sunrise Courts, in the Medium Density Residential (R-2-H-P) Zoning District, in accordance with SSFMC Chapters 20.18, 20.78 & 20.85. Planning Commission Agenda - Cont'd March 6, 2008 Page 3 of 3 ADMINISTRATIVE BUSINESS 4. One year review - Linden Station Master Plan Intrinsic Deerfield 160 LLC/Owner Intrinsic Deerfield 160 LLC/Applicant 160 So. Linden Ave. P04-0019: UP04-0005 & ND04-0001 One year Review of Use Permit allowing the conversion of a former industrial facility to artist ateliers and Design Review of a conversion of an industrial building to artist ateliers in the Industrial (M-1) Zoning District in accordance with SSFMC 20.30 and 20.81. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT .//~~ ~n s~~;et;?r;'to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting March 20, 2008, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netJdepts/comms/plannina/aaenda minutes.asp or via http://weblink.ssf.net SKlbla s:\AgeV\.ct~s\Pl~V\.V\.,vcg cO""",,,,"'SS'OV\.\200l?\03-0b-Ol? RPC AgeV\.ct~,ctoc Planning Commission Staff Report DATE: March 6, 2008 TO: Planning Commission SUBJECT: 1. Commercial Planned Unit Development Permit allowing a combined on site and off-site landscape area of 14,113 square feet instead of the minimum requirement of 47,350 square feet. 2. Use Permit and Design Review allowing a new canopy entry and landscaping, 24 hour operation, generating in excess of 100 average daily vehicle trips, 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 Zone and the Industrial Zone Districts. 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 the meeting of April 17, 2008. BACKGROUND/DISCUSSION: The applicant is requesting additional time to work out several issues associated with the proposed development as briefly described in the attached letter. - ~~~~~ Attachment: Letter of February 28, 2008 --- FARIAS ARC H & MARRUGO C T S E .lIl_: I T ARCHITECTURE & CONSTRUCTION MANAGEMENT February 28, 2008 Steve Carlson, Senior Planner Planning Department City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 RE: PCAA Parking Lot Replacement Canopy - Rescheduled Planning Commission Meeting Dear Mr. Carlson, I'm writing this letter to formerly request that the item noted above be rescheduled from the Planning Commission meeting on March 6,2008 to the meeting on April 17, 2008. The reason for this request is that additional time is required for review of the proposed project's costs, feasibility & phasing by my client, Parking Company of America Airports LLC. Please let me know if there is anything else you need from us. Thank You. Sincerely, /f;L- Isidro Farias Principal cc: Henry Rodriguez (Parking Company of America LLC) via email. 525 Green Street, Martinez, CA 94553 · Phone: 925 229-8806 · Fax: 925- 229-8809 E-mail [email protected] Planning Commission Staff Report DATE: March 6, 2008 TO: Planning Commission SUBJECT: MODIFICATION OF: Residential Planned Unit Development Permit and Design Review allowing the replacement of the exterior siding with different material than originally approved for 45 dwellings situated on Sunrise and Moonlight Courts in the Medium Density Residential (R-2-H-P) Zone District, in accordance with SSFMC Chapters 20.84 and 20.85. Applicants: Westborough Highlands Homeowners Association Env. Doc.: Categorical Exemption: Section 15301, Class l(d) Existing Facilities Case Nos: P08-0007 [PUD08-0001 & DR08-0004] [Original Case Nos.: PUD 88-9, SA 88-98 & ND 623] RECOMMENDATION: That the Planning Commission adopt a resolution recommending that the City Council approve a Modification to a Residential Planned Unit Development Permit and Design Review allowing the replacement of the exterior siding with different material than originally approved for 45 dwellings situated on Sunrise and Moonlight Courts, subject to making the required findings and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The 45 unit residential development was approved by the City Council on June 8, 1988 and constructed in 1991 to 1995. Weathering and apparently improper flashing and/or installation has resulted in paint degradation, the failure of the exterior siding and water damage of the substrate to many, if not all, of the dwellings on Sunrise and Moonlight Courts. A lawsuit by 21 of the 45 dwelling owners has provided funds to replace the exterior siding on their dwellings. A couple of these dwellings have already had the exterior siding replaced with a better performing man made material (HardiPlank - fiber cement siding that simulates the appearance of wood siding manufactured by James Hardie) that is visually different than the original siding. The proposed modifications to the dwellings include changing the exterior siding from a grooved flat profile to a "clap board" style, reroofing, repair of water damage including decks and substrate, flashing [to prevent water infiltration] and the installation of new replacement windows and doors of the same design and finish as the existing. The finished buildings will be trimmed and painted to match the existing earth tone color palate. March 6, 2008 P08-0007 Sunrise and Moonlight Courts Page 2 of 3 The Westborough Highlands Homeowners Association is requesting that the Planning Commission approve the new "clap board" style exterior siding for all of the dwellings, including the 24 owners that did not participate in or benefit by the lawsuit. To date the replacement of the siding has been complete on 2 dwellings at 27 and 33 Moonlight Court. The current owners of 5 more dwellings at 17, 21, 25 and 26 Moonlight Court and 1 Sunrise Court are in contract to replace the exterior siding on their residences by the end of this year. While it is not known when the other 38 dwelling owners will replace the siding, from field observation it is apparent to City staff that the siding will not last many more years without requiring major repairs. To assist the review, the applicant has submitted a written narrative, site plan, photos of the existing buildings and the recently completed re-sided dwellings. The Commission should determine whether the proposed changes are sympathetic to the approved building architecture. While the proposed changes are relatively minor in nature, the cumulative effect of all the proposed changes will be noticeable, and are therefore, subject to review by the Planning Commission and City Council as a Modification of the Residential Planned Unit Development [SSFMC Chapters 20.84 and 20.91]. The City Council's review is required because the final approval of the original project was made by the Council. DESIGN REVIEW BOARD The plans were reviewed by the Design Review Board at their meeting of February 19,2008. The Board was supportive of replacement of the exterior siding with clap board and recommended approval. The Board noted that while the board profiles were distinctive, it would be difficult for the casual observer to tell the difference between the profiles, except when observed in close proximity to the buildings, and that the two board patterns could visually coexist together without being overtly disruptive to the architectural integrity of the development. To improve the visual appearance and ensure that further exterior changes are consistent with the development, a condition of approval has been added requiring that the replacement of exterior siding on the remaining dwellings use "clap board" that matches the proposed HardiPlank board profile and that the Westborough Highlands Home Owners Association be required to formally review any proposed exterior change before a building permit is issued by the City. ENVIRONMENTAL REVIEW: The proposed development was determined by City staff to be Categorically Exempt from the provisions of the California Environmental Quality Act [CEQA] pursuant to Section 15301(d) Class 1 Existing Facilities. Pursuant to these provisions the project was judged not to have the potential for causing a significant effect on the environment. Because the project is exempt, in March 6, 2008 P08-0007 Sunrise and Moonlight Courts Page 3 of 3 accordance with the CEQA, the Planning Commission need take no further action. CONCLUSION/RECOMMENDA nON: The proposed changes comply with the City's Design Review Guidelines and will be compatible with the original architecture. The City's Design Review Board has reviewed the proposed exterior siding replacement and recommends approval. Therefore, City staff recommends that the Planning Commission adopt a resolution recommending that the City Council approve a Modification to the Residential Planned Unit Development Permit and Design Review allowing the replacement of the exterior siding with different material than originally approved for 45 dwellings situated on Sunrise and Moonlight Courts, subject to making the required findings and adopting the conditions of approval. Attachments: Draft Resolution Exhibit #A Draft Conditions of Approval Applicant's Narrative Plans RESOLUTION NO. PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION RECOMMENDING APPROVAL OF A MODIFICATION OF A RESIDENTIAL PLANNED UNIT DEVELOPMENT PERMIT FOR THE PROPERTIES SITUATED ON SUNRISE AND MOONLIGHT COURTS AND AS SUBMITTED BY THE WESTBOROUGH HIGHLANDS HOMEOWNERS ASSOCIATION, SOUTH SAN FRANCISCO WHEREAS, on June 8, 1988, the City Council of the City of South San Francisco held a properly noticed public hearing and approved a Residential Planned Unit Development Permit allowing 45 residential dwellings and landscaped common area, a Tentative Subdivision Map allowing the subdivision of the site into 45 lots and common area, Design Review of 45 dwellings, a Negative Declaration assessing the environmental impacts associated with the development, and adopted conditions of approval; WHEREAS, in January of2008, the Westborough Highlands Homeowners Association hereafter referred to as the "Applicant", applied to the City to proceed with exterior revisions to several of the dwellings; WHEREAS, on March 6, 2008, the Planning Commission held a properly noticed public hearing to consider the Modification of the Residential Planned Unit Development Permit and the associated land use entitlements including the revisions to the approved design of all of the dwellings that are a part of the Project; and WHEREAS, the Planning Commission has determined that the exterior modifications of the dwellings are consistent with the City's General Plan and all applicable requirements of the City's Zoning Ordinances; and WHEREAS, the Planning Commission has determined that the proposed improvements will require adherence to several conditions of approval attached as Exhibit #A; and NOW THEREFORE, BE IT RESOLVED that the Planning Commission of the City of South San Francisco hereby adopts the following findings based on the entire record of the Applicant's design revisions, including the Applicant's plans submitted in association with the Modification of the Residential Planned Unit Development Permit and the associated land use entitlements, the Applicant's written narrative for the dwelling exterior modifications, the South San Francisco General Plan, the proposed Modification of the Planned Unit Development Permit, the Design Review of the proposed dwelling changes, the Negative Declaration previously adopted by the City Council of the City of South San Francisco on June 8, 1988, the South San Francisco Design Guidelines, the Draft Planned Unit Development Findings, the Planning Commission Staff Report dated March 6, 2008, and the testimony and materials submitted at the Planning Commission meeting on March 6, 2008; 1. CEQA. The City Council adopted a Negative Declaration on June 8, 1988 for the PUD. The Negative Declaration determined that the proposed development would not have any adverse impacts. The Planning Commission has determined that the proposed changes to the project are exempt from CEQA as a Class 1 project, repair, maintenance, and minor alteration of existing structures. The proposed changes qualify as a Class 1 project because they involve negligible or no expansion of the existing use. The proposed changes would not create any adverse individual or cumulative impacts. There is no substantial evidence in the light of the whole record before the City that the changes to the project will have a significant effect on the environment. The Modification of the Residential Planned Unit Development Permit and the associated land use entitlements therefore complies with the California Environmental Quality Act. 2. Residential Planned Unit Development Permit. As required by the Planned Unit Development Procedures [SSFMC Chapter 20.84] and Revocation and Modification of Permits [SSFMC Chapter 20.91], the following findings are made in approval ofa Modification of Residential Planned Unit Development Permit PUD08-0008, to approve replacement of the exterior siding of all of the dwellings. A. The site is physically suitable for the 45 unit residential development with common area. The changes to the dwellings are in keeping with the architectural design of the new dwellings and because the changes are limited to exterior siding the buildings and will still be in conformity with the surrounding residential developments. The City's Design Review Board recommended approval of the proposed changes. B. The changes to the dwellings has been reviewed and recommended for approval by the City's Design Review board to be in accordance with the City of South San Francisco Design Guidelines and to provide a high quality of fit with the neighborhood. The changes will improve the habitability and lifespan of the affected dwellings and will contribute to a residential environment of sustained desirability and stability. C. The changes to the dwellings are in keeping with the General Plan Land Use designation of Medium Density Residential and the Zoning of Medium Density Residential Zone District [R-2-H] in that the changes will not result in any dwelling unit density increases. D. The changes to the dwellings are consistent with the General Plan Land Use designation of Medium Density Residential and the Housing Element in that the changes will not result in the reduction of either the market rate dwellings associated with the development. E. The changes will not be adverse to the public health, safety or general welfare of the community, or unreasonably detrimental to surrounding properties or improvements. The changes are designed to comply with the City Design Guidelines and the architectural theme of the development and the surrounding residential enclave and will result in the improved lifespan of the dwellings. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of South San Francisco does hereby: A. Recommends approval of the Modification of Residential Planned Unit Development Permit allowing exterior revisions to the dwellings consisting of the replacement of the exterior siding. B. Recommends approval of the Design Review of the exterior revisions to the dwellings consisting of replacement of the exterior siding. I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the day of 2008, by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: Susy Kalkin Secretary to the Planning Commission EXHIBIT #A CONDITIONS OF APPROVAL WESTBOROUGH HIGHLANDS ALL OF THE PROPERTIES ALONG SUNRISE & MOONLIGHT COURTS P08-0007 (As Recommended by City Staff on March 6, 2008) A. PLANNING DIVISION: 1. Each owner 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 for each dwelling shall substantially comply with the Planning Commission approved clapboard finish, as amended by the conditions of approval including the plans submitted by Richard Avelar & Associates Architects, dated January 17,2008, submitted in association with P08-0007. 3. Landscaping damaged during construction shall be replanted in accordance with the landscape plans approved as part ofPUD 88-9. 4. Prior to the issuance of any Building Permit, the Westborough Highlands Homeowners Association shall record a document in a manner satisfactory to the City Attorney that restricts the replacement of exterior siding of all buildings to a clapboard style approved as part ofP08-0007, that requires that the replacement doors and windows to match the design and finish of the existing doors and windows at the time of the approval ofP08-0007, and that requires the Homeowners Association to review all plans involving re-siding and/or replacement of doors and windows of the dwellings comprising the Westborough Highlands Homeowners association. The document shall be subject to the review and approval by the City's Chief Planner and City Attorney. 5. Prior to the final inspection, re-sided buildings shall be finished using the earth tone color palette approved as part ofPUD 88-9. 6. All other conditions of approval associated with PUD 88-9, SA 88-98 shall remain in full force and effect. (Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) Westborough Highlands Homeowners Association February 8. 2008 Mr. Steve Carlson City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 (Via Email & Regular Mail) RE: POO Modification Application Dear Mr. Carlson: As requested, we are submitting this letter to confirm that the pun modification application submitted to the City of South San Francisco by the Westborough Highlands Homeowners Association, is applicable to all homes located within the Community at both Moonlight Court & Sunrise Court in South San Francisco. Sincerely, z::r:.S 1l0MEOWNERS ASSOCIATION Gordon Loo President cc: Joe Garcia, Richard Avelar & Associates Miguel Ordenana, The Manor Association ~ '.the Manor Association. Inc. · 353 Main Street. Redwood City, California 94063-1729 Telephone (650) 637.[616 . Facsimile (650) 637-1670 RICHARD AVELAR & ASSOCIATES ARCHITECTS 318 HARRISON STREET, SUITE 103 OAKLAND CA 94607 (510) 893.5501 FAX (510) 893.5874 January 17,2008 City of South San Francisco Planning Division 135 Maple Avenue South San Francisco, CA 94080 Re: Westborough Highlands 1 Sunrise Court, 11 Sunrise Court, 22 Sunrise Court, 17 Moonlight Court, 21 Moonlight Court, 25 Moonlight Court and 26 Moonlight Court Westborough Highlands are wood-framed, two and three-story duplexes situated on the up-slope and the down slope of this hillside development. This residence was originally constructed in the 1994 to 1 Q95 time frame and is part of a 40-unit development overlooking the 280 freeway to the East. A pier and grade beam foundation supports the entire conventionally framed structure. Fenestration consists of double-glaZed, aluminum-framed windows and sliding glass doors manufactured by Milgard. Roofing material are composition shingles on a 5 and 12 slope. A typical feature of the up-slope residence is a wooden deck, with entrances off of the Kitchen and Living Room, which is cantilevered out over the garage entrance. The decking is 2x6 tressure treated floor planks with a wooden railing and cap. The deck is separated from the adjacent unit by a one hour rated exterior dividing wall. A typical feature of the down-slope residence is a wooden deck which projects out from the building and is supported by 6x6 pressure treated posts anchored to the ground with concrete piers. The decking is 2x6 pressure treated floor planks with a wooden railing and cap. The joists supporting the deck are cantilevered. There are two wooden decks, one at the upper living room and the second at the lower master bedroom. The exterior car parking area is wood framed, supported on 8x8 posts and topped with a 4" concrete slab over a waterproofing membrane. This project is a repair of construction defects contracted on an Owner by Owner basis. The primary purpose of the work is to make the building watertight due to deficiencies in the existing hardboard siding. The proposed Scope of Repair includes removal of the existing "Louisiana Pacific hmer-Seal" lapped hardboard siding and replacement with new James Hardie Company fiber cement lap siding. Other repairs include the installation of a new drainage system, re-flashing of the existing windows, inspection and repair of the existing wood decks and guardrails, new composition shingle roofing and painting to match the existing colors. Principals.................................................. ... Architects & General Contractors................. Microbiologist................ Richard Avelar, AlA, G.C. & Founder Daniel Chekene, AlA Michael Gilmore, G.C. Joel Agnello, AlA Gary M. Garcia, AlA Timothy Stokes, G.C. Steven T. Penland, G.C. Joseph G. Garcia, AlA Ken Kosloff, G.C. Ralph McDaniel, AlA David M. Field, AlA Eric Archuletta, G.C. Lonnie Haughton, G.C. Ed Vazquez, G.C. Lewis (Chip) Lambert, M.S. Greg Cole, G.C. Gregg de Haan, G.C. Jack Canada, G.C. ----------- > ::tl ( - , (") j ~ ~ J ~ (") 0 ~ ~ , r------ --. := 8 e I - ~ ~ ~ ~ P:> zm \ . ~ > Ox '0; trj -9 m -1_ m -I en ] ~ (") 0 0-1 ~ (") U> - ~ ~ 02 G) s ~G) !!i trj men m '" tI.l m >1 () r- en I r- m c s: m I ;Z ~ :xJ -I :xJ () -; I en en -I m m "'U ~ 2 OJ o c r- rn "' ~ :J:J t:1 i0 ~ m ~ x =E c -I m -I1\)~Ul :I:~..... -I Uls:;: 6 ~ )>o:::IJ:o Zo 0 "Tlzoc :OCr G> )>G>)>:I: ~:I:O:I: (ij-l!2G5 (')(')Z:I: .egG)> ('):l::IJ z ~ mg 'ii "'lJ o :> ~ 5j S> U> :!! ~~=1 "'" Fn -1-Fn ~.. m~.. c..> -0_ o > z zG> Ul (') :I: m s:;: ~ C'5 ( .. 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Building wrapped for weather protection WestborouRh /liRh/al/ds /lOA RA&A Project No, 70130 Jal/uary 17, 200R PORe 4 or 20 Photograph 3 ]] Sunrise Court Building permit approved, contract terminated by Owner WesTborouXh /JiXhlllllds /IDA RAM ProjecT No, 70130 Jalluary 17, 200R Paxe 5 of 20 Photograph 4 11 Sunrise Court Detail at existing damaged hardboard siding Westborou!(h /li!(h!allds /lOA RAM Project No. 70130 Jal/uary /7, 200R PaRe 6 aOO Photograph 5 11 Sunrise Court Detail at existing damaged hardboard siding Photograph 6 11 Sunrise Court / /lip,h!allds /IDA Wes/boroll~ I No 70/30 &A Projec/ . RA 200B Jalll/ary J 7. Pap,e 7 ot' 20 hardboard trim . damaged Detail at existmg ~ :~ 1M' '-'",..... ...:c':r~'~..... ";~Y{I~;~~~~,::.,'~,:> 'C<.,., Photograph 7 . Court 1 SunrIse . to be replaced 'd' and trIm h rdboard Sl mg Damaged a WestbllrouM" lIiMh!allds /lOA RA&A Project Nil, 70130 Jalluary J 7. 200R PaMe R of 20 , , " '-. '\ \\ '\ \ "- Photograph 8 1 Sunrise Court -- --~ ------------- --- --- -- .. ----__....; ,t --- .' ...., " " ~ -'" JRN 10 2008 Damaged hardboard siding and trim to be replaced .. ~ " WestborollMh /liMhlands /IDA RAM Project No, 70130 JWllwry 17. 200R PaMe 9 o( 20 --- -- - - -- ~ ---- -.-- ---4 Photograph 9 1 Sunrise Court Damaged hardboard siding and trim to be replaced Wes/borollRh lfiRh!a/lds 1I0A RAM Project No. 70/30 Ja/lllary /7. 200/\ PaRe /0 of20 Photograph 10 17 Moonlight Court Damaged hardboard siding and trim to be replaced WesrborouM" HiMhlands /lOA RA&A Project No, 70/30 JanulIry /7, 200f! PaMe / /0(20 Photograph 11 17 Moonlight Court Damaged hardboard siding and trim to be replaced Photograph 12 17 Moonlight Court Damaged hardboard siding and trim to be replaced WesTborou!;h lIi!;h1allds 1I0A RA&A ProjecT No. 70/30 Jalluary /7. 200fl, Pa!;e /20(20 -- a.. Photograph 13 21 Moonlight Court Damaged hardboard siding and trim to be replaced We,\tborou~h lIi~h/allds /lOA RA&A Project No, 70130 Jalluary /7. 2008 Pa~e 130(20 Photograph 14 -, . .,.-, 21 Moonlight Court Damaged hardboard siding and trim to be replaced Westborol/);" Hi);h1allds !IDA RA&A Project No, 70130 lalll/ary 17. 200R Pa);e 14420 Photograph 15 21 Moonlight Court Damaged hardboard siding and trim to be replaced 10 2008 Westborou}{h /li}{h1alld,\ /lOA RAM Project No, 70130 Jalluary 17. 200R Pa}{e 15 onO ~. ~""- ........ " I ~ ~ ~"~~~JI ....... --, " ., I . _ --~ II 1 ~~~ ~,1 ..~, '1 ~~;-.. ;:.:.:--t --- l! L ,;:;. ~:~ l'" \1 Photograph 16 25 Moonlight Court Damaged hardboard siding and trim to be replaced Westborol/~h 1Ii~h1allds /IDA RAM Project No, 70/30 Jalll/ary 17. 200R Pa~e 1601'20 '1 V Photograph 17 25 Moonlight Court Damaged hardboard siding and trim to be replaced ",- ...- - --- i.. -..... _.- (---_.. I ~ "- II- " ~ - : -.:.~ Photograph 18 25 Moonlight Court Damaged hardboard siding and trim to be replaced WestbllTl!uxh l1iXh/al/ds 110A RAM Project Nil, 70130 January 17. 200R Paxe 17420 /" ~ ~ ~ ~~ --, - - li;. ~-~.__. '.:-.:..'.' ~ I : --~r.c ~ . _.~ .1:= 'J ----.-.- .1:= :: . -- :=-~::~ ... - -- ~ ... ',-, ->-1-:>: ... , --.,.,.- ... Photograph 19 26 Moonlight Court Damaged hardboard siding and trim to be replaced Westborot/~h lli~hlalIds /lOA RA&A Project No, 70130 lalIt/{//}' 17. 200R Pa~e 1 R (~r 20 1 r- , .L ~ r ; 1~ ~ - ---- ..,. I I[ 'L- L- I~l Il.'- - ..,... r I I I ~ I J _.J_" - - .._--~~~~ Photograph 20 26 Moonlight Court Damaged hardboard siding and trim to be replaced /,' :..:0 ~'*/ f'{ ...... III ) .; ~ , t , u1 .. Q We,\tbllrol/gh High/ands IIOA RAM Project Nil, 70130 Jalll/ary 17, 2001i Page 19 IInO ~ ... '.. "'";4~ :'~_.f ,.~ ~".. ~ I.; , 'if -, .". t' ioI~. 'iq '" , ';'~\; J '.. .;' ~ ~ " ~.-. - -..... Photograph 21 33 Moonlight Court Recently painted residence is not under contract with Richard A velar & Associates Westbo/'ill/R" /liRh!ollds /IDA RA&A P/'iIject No. 70130 Jalll/llry 17. 2008 PORe 20 of' 20 .) ~') ~"' ; ... Photograph 22 27 Moonlight Court Residence is not under contract with Richard A velar & Associates Planning Commission Staff Report DATE: March 6, 2008 TO: Planning Commission SUBJECT: ONE-YEAR REVIEW OF: Use Permit and Design Review allowing up to 42,601 square feet for artist studios and offices suites ranging in size from 143 square feet to 1,080 square feet and ground floor retail area of 4, 183 square feet in an existing 67,145 square foot 3-story building, upgrades to the existing building, new landscaping, 190 at-grade open parking spaces, and 9 at-grade open storage yards totaling 75,653 square feet, and generating in excess of 100 average daily vehicle trips, situated at 160 South Linden Avenue (APN 014-241-040) in the Industrial (M-l) Zone District. SSFMC Section: 20.30.030 (c) and Chapters 20.81 & 20.85. Owner: Intrinsic Deerfield 160, L.L.C. Applicant: Intrinsic Inc. Case Nos.: P03-0057 [UP03-0007 & DR03-0007] & P04-0019 [UP04-0005, DR04-0005 & MND04-0001] RECOMMENDATION: That the Planning Commission conduct a review and offer comments. BACKGROUNDIDISCUSSION: The 5.3 acre site consists of a single 3-story building with a total floor area of 67,145 square feet (SF) with open at-grade parking spaces, 9 outdoor open storage areas and landscaping. The historic use of the site was paint manufacturing. The site was previously approved by the Planning Commission for phased conversion to artist studios and offices on the upper floors, a small ground floor retail area and 9 open storage areas (P03-0057 approved September 2003 and P04-0019 approved November 2005). At full build out, the project will provide 190 parking spaces, 23,404 square feet of landscaping and accommodate up to 87 artist studios and office suites ranging in size from 143 SF to 1,080 SF. The outside storage yards range in size from 3,123 square feet to 20,579 square feet. The storage yards were to be limited to uses to be approved by the Chief Planner that are determined to be compatible with office uses. The Planning Commission restricted the hours to 6AM to 12AM in response to security concerns and prohibiting the use of the studios as live/work quarters. At full Staff Report To: Planning Commission Subject: Review ofP04-0019 March 6, 2008 Page 2 of 2 build out, the site and building will comply with current City development standards as displayed on the table contained in Exhibit #A. The building and improvements were approved to be phased and the following has been accomplished: 1. Floors 1 and 2 are partially completed and occupied. 2. A portion of the front parking lot and the rear parking lots have been constructed. 3. Landscaping along the street frontage and within the two completed parking areas has been installed. 4. Painting of the exterior has been completed. The building is partially occupied by a dozen artists and office based businesses. The existing parking is more than adequate for both the current and future users of phase one. The applicant has not indicated a timetable for the future build out. In late summer of 2006, in response to a call for service, a Code Enforcement investigation was initiated that [several months later into 2007] resulted in removal of the occupants of the outside storage yards and safety improvements. None of the occupants had been approved by the City's Chief Planner. The Planning Commission review had been delayed until the matter had been resolved. RECOMMENDATION: That the Planning Commission conduct the review and offer comments. Attachments: Adopted Conditions of Approval P04-0019 - Adopted November 2005 Approved Plans CONDITIONS OF APPROVAL 160 SOUTH LINDEN AVENUE P04-0019 [UP04-0005 & DR04-0005] (Adopted by the Planning Commission on November 18, 2004) A. PLANNING DIVISION requirements: 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 Vitae, dated February 11,2003 in association with P04-0019 [Use Permit and Design Review 04-0005]. 3. The landscape plan shall be revised to include trees with a minimum size of24 inch box and 15% of the total number of proposed trees shall be a minimum size of 36 inch box. The landscape plan shall comply with the Design Review Board recommendations of February 17,2004 and shall be subject to the review and approval by the City's Chief Planner. 4. The project hours of operation shall be up to 24 hours on a daily basis. A maximum of 85 artist ateliers or 63 artist ateliers and 22 office suites, 9 storage yards totaling 75,653 SF are allowed as depicted on the plans associated with UP04-0005. Any extension of the hours of operation or an increase in either the number of artists work space, office suites, or the outside storage yards or size, or any other aspect of the project for which a Use Permit is being sought, shall require a modification of the Use Permit to be first approved by the Planning Commission. 5. The owner shall comply with the Mitigation Measures adopted in association with the Mitigated Negative Declaration for P04-00 19. 6. The previous Planning Division conditions of approval associated with P03-0057 number #7, #8, #9 and # 1 0 shall remain in full force and effect. The Engineering Division and the previous Police Department conditions of approval will be superceded by those associated with UP04-0005. (Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION requirements: 1. The developer shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Conditions of Approval UP 04-0005 & DR 04-0005 Page 2 of 7 Developments", contained in our "Standard Conditions for Subdivisions and Private Developments" booklet, dated January, 1998. This booklet is available from the Engineering Division, at no cost to the applicant. 2. All new improvements to be constructed within the street right-of-way, or City owned easements, shall be approved by the City Engineer and installed to City standards. The applicant shall remove the existing driveway approaches and construct new City standard commercial driveway approaches, as shown on the applicant's site plan, to provide access to the site. The existing sidewalk in front of the site shall be repaired and widened to 4', where needed, to conform to City standards and wheelchair access needs. 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. 3. The applicants shall design, construct and install an underground drainage system within the site that will prevent runoff from the paved areas of the project from flowing over the curb and sidewalk and into South Linden A venue, or on to adjacent private property. A drainage analysis, justifying the proposed or existing site drainage system, shall be prepared by the applicant's engineering consultant and submitted to the City Engineer for review and approval. 4. The applicant shall submit on-site pavement installation, pavement repair, striping, signing and traffic control plans for all interior parking areas and driveway isles within the site. Rl "Stop" signs shall be installed at each exit from the site. Traffic control signs shall be mounted on 2" diameter, galvanized steel poles. A sanitary sewer lateral plan for the project shall also be submitted, showing existing and proposed sewer lines and clean outs, materials and invert elevations. 5. In accordance with the Standard Conditions, new storm water pollution control devices and filters shall be installed within the site drainage system, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the street. Plans for these facilities shall be prepared by the applicant's consultant to conform to the County of San Mateo pollution control requirements and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. 6. The above referenced site plan shows that the exit from the parking area along the south side of the building will invoke the use of an existing access easement. The applicant shall provide a copy of the recorded access easement document for our records and shall provide a vehicle turning radius drawing on the site improvement Conditions of Approval UP 04-0005 & DR 04-0005 Page 3 of 7 plan verifYing that there is sufficient clearance for vehicles to perform the movements necessary to use this exit. (Engineering Division contact, Dennis Chuck (650) 829-6652) C. POLICE DEPARTMENT requirements: I. 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. The applicant is recommended to pay particular attention additional security requirements below. 1. Exterior Security Lighting a) Parking lots, (including parking lots with carports), 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 of all persons, property and vehicles on site. Such lighting shall be equipped with vandal-resistant covers. b) 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 of persons exiting the building. c) Exterior doors, 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. d) Parking lot lights shall remain on during the hours of darkness. e) The lighting required in subsection ( a) of this section shall be installed according to project specific illumination levels prescribed, and a lighting plan reviewed and approved by the police department. Photometrics are required for this site plan to illustrate lighting levels. Conditions of Approval UP 04-0005 & DR 04-0005 Page 4 of 7 2. Landscaping Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. 3. Numbering of Buildings Buildings and individual retail/commercial businesses shall be clearly numbered within the complex and easily identifiable to emergency personnel. In addition, each individual unit within the complex shall display a prominent identification number clearly visible to approaching vehicular and pedestrian traffic. The numbers shall be of contrasting color to the background to which they are attached. 4. Alarms a) Retail and commercial businesses shall be equipped with at least a central station silent intrusion alarm. 5. Traffic, Parking, and Site Plan a) All entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC, to assist in removing vehicles at the property owner's or manager's request. b) Handicapped parking spaces shall be clearly marked and properly posted. 6. Additional Security Measures Additional security measures more stringent and site specific than those stated may be required by the Planning Commission or City Council as conditions of approval of a use permit, specific plan or precise plan, in projects of a more complex nature that the typical residential, commercial or industrial developments Such additional security measure shall be made based on the fact that the project is of a highly complicated nature which may significantly and adversely affect the City's ability to respond to security and/or other emergency situation within the project. Security measures required under this section may include, but shall not be limited to: Conditions of Approval UP 04-0005 & DR 04-0005 Page 5 of 7 a) Security guard systems; b) Video monitoring and recording systems; c) Card access systems; d) Detailed documented integrated security plans; consultant services, paid for by the developer, as needed for detail plan review and systems testing; e) Other state of the art security measures, including incorporation of "defensible space" techniques. 7. 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. b) Multiple tenant office and commercial buildings shall have floor to floor demising walls or security barriers separating individual tenant areas to prevent entry of adjacent spaces over the top of the divider. c) Business machines visible from the exterior of the building should be equipped with desk pad type locking devices. d) All highly portable, easily resalable property should be inventoried and marked with a distinctive identification numbers. e) No tenants or other site users are permitted on site after closing hours. Adherence to this will be monitored by a private security guard service approved by the police department. f) Tennant spaces or commonly shared space will not be used as sleeping quarters at anytime. g) Sales, consumption, possession, or furnishing of alcoholic beverages will be in accordance to California State Department of Alcoholic Beverage Control. h) Any intended single day events will be approved by the police department with appropriate conditions. Conditions of Approval UP 04-0005 & DR 04-0005 Page 6 of 7 (Police Department contact, Sergeant E. Allan Normandy (650) 877-8927) FIRE DEPARTMENT 1. Fire sprinklers per NFP A 13, Fire Alarm per NFP A 72 and SSFFD requirements. Submit under separate fire plan review and permit. 2. Class III standpipe connections and floor control valves required at each stairwell. 3. Sprinkler system shall be monitored off-site if over 100 sprinklers. 4. 2A,10B:C fire extinguishers required per 75 feet of travel. 5. All exit doors shall operate with no special effort, knowledge or key. No dead bolts permitted. 6. May not exit through room 232 as intervening room. 7. Prior fire protection system requirements from phase I shall be completed. 8. Comply with all other code requirements. (Fire Department contact, Fire Marshall Mo Dong (650) 829-6671) WATER QUALITY CONTROL PLANT 1. Prior to the final inspection the he on-site catch basins are required to be stenciled with the approved San Mateo Countywide Stormwater Logo. 2. Prior to the issuance of the building permit, the applicant shall provide a Stormwater Pollution Prevention Plan [SWPPP]. The SWPPP shall be prepared by a qualified professional. The SWPPP shall include a combination of one or more landscape based controls and/or manufactured controls. Existing catch basins are required to be retrofitted with catch basin inserts or the equivalent. The SWPPP shall be subject to the review and approval by the City's Stormwater Coordinator. 3. Prior to the issuance of the final inspection the applicant shall submit a maintenance program and schedule for the storm water pollution prevention plan. The maintenance program and schedule shall be subject to the review and approval by the City's Storm water Coordinator. 4. Prior to issuance of a building permit the applicant shall submit a plan showing the location of all storm drains, sanitary sewers and roof leaders. All roof condensate shall be connected to the sanitary sewer. The plan shall include a maintenance program and schedule shall be subject to the review and approval by the City's Stormwater Conditions of Approval UP 04-0005 & DR 04-0005 Page 7 of 7 Coordinator. 1. Prior to the issuance of the building permit the final plans shall include a fully enclosed trash enclosure with a drain connected to the sanitary sewer. The plans shall be subject to the review and approval by the City's Stormwater Coordinator and Chief Planner. 2. Prior to the issuance of the building permit the final plans shall include provisions that the loading dock area is covered to protect it from rainfall and all storm drains incorporate storm water pollution prevention devices. The plans shall be subject to the review and approval by the City's Stormwater Coordinator and Chief Planner. 3. Prior to the issuance of the building permit the final plans shall include that the fire sprinkler system test/drainage valve is plumbed into the sanitary sewer system. The plans shall be subject to the review and approval by the City's Stormwater Coordinator. 4. Prior to the issuance of the building permit the applicant shall submit a Construction Storm Water Pollution Prevention Plan. The plan shall be prepared by a qualified professional. The plan shall provide for the collection, filtration and conveyance of stormwater runoff to the City's storm drainage system. The plan shall include the location of the concrete wash out area and location of the entrance/outlet of tire wash area and shall include provisions to control erosion. The plan shall be subject to the review and approval by the City Engineer and the Storm water Coordinator. 5. Prior to the issuance of any permit the applicant shall submit a Grading and Drainage Plan. The plan shall be prepared by a qualified professional. The plan shall provide for the collection, filtration and conveyance of stormwater runoff to the City's storm drainage system and shall include measure to control erosion. The plan shall be subject to the review and approval by the City Engineer and the Storm water Coordinator. 6. Prior to the issuance of the building permit, the applicant shall pay the City sewer connection fee that is based on anticipated site generated sewage flow, biological oxygen demand [BOD] and total suspended solids [TSS]. (Water Quality contact, Laboratory Supervisor Cassie Prudhel (650) 829-3840)