The URL can be used to link to this page

Home My WebLink About04-03-2008 PC e-packet :v't\\ SA<\, Co:;C ::;::'\IIi,t~; P<'f' b ~I e._A" '1A. :..~ ....QI"J~Il','U '"'.~ o -,--' ". () ;;... I ._, ".'4\..... E-< '. ,'~;';II''I : (fl _I.' ,I. "._ (') U~~:O _..........~. A~~/ CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE April 3, 2008 7:30 PM (l4~~~ WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web- ecd@ssf.net. 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. ~'tR SA<,\, eoC *,\I/I?,...-, . p~ b. ~I "_Ai "fA. is' ~" 00 'J~'\~ r.., ~ b :-1' ,,' 11'4 \ t; ~,\ ",'n,'t. (j U~~.:O ............~. A :_.~~~.;./ 0~~ 4lIFOR~\. i PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE April 3, 2008 Time 7:30 P.M. I CALL TO ORDER I PLEDGE OF ALLEGIANCE ROLL CALL I CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of Joint City Council Planning Commission meeting minutes of February 20, 2008. PUBLIC HEARING 2. Oyster Point Parking Variance Kashiwa Fudosan Inc.lOwner Robert L. Delsman/Applicant 395 & 400 Oyster Point Blvd. P07-0053: VAR07-0002 & TDM07-0002 Parking Variance application and TDM Plan to allow a minimum of 3 parking spaces per 1,000 square feet and to accommodate accessibility upgrades at 395 & 400 Oyster Point Boulevard, in the Planned Commercial (P-C-L) Zone District, in accordance with SSFMC 20.24,20.82 and 20.120 3. Wilsey Ham Engineering/applicant GENENTECH INC/owner 1500-1600 GRANDVIEW DR P08-0014: PM08-0001 Tentative Parcel Map application to create two new parcels on a 13.53 acre site at 1500,1526 and 1600 Grandview Drive in accordance with SSFMC Chapter 20.39, 20.40 and Title 19 (Subdivision Ord.). Parcel A is proposed to be 7.15 acres, Parcel B is proposed to be 6.38 acres. Planning Commission Agenda - Cont'd April 3, 2008 l Page 3 of 4 ADMINISTRATIVE BUSINESS 4. Haggarty, Claire Cecelia/applicant Haggarty, Claire Cecelia/owner 3500 Callan Blvd P07-0022: UP07-0002 Use Permit allowing a small portion of the existing building to change from office to commercial recreation within 200 feet of a residential district, and to continue allowing shared parking at 3560 Callan Boulevard in the Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22.020 (b), 20.020.30, 20.74 & 20.810ne year review - Federal Express Use Permit 5. Double Day Office Services/applicant Krieger, Clarence/owner 340 Shaw Rd. P03-0137: UP03-0026 Review of a Use Permit to allow outdoor storage of trucks and extended hours of operation from 6 AM to 2 AM in the M-1 Industrial Zoning District in accordance with SSFMC 20.30.040 (a), 20.30.040 (b) and 20.81. 6. Fed-Ex Ground/Pat Esquino/applicant A-M-J ASSOCIATES/owner 222 Littlefield Ave P06-0056: UP06-0017, DR06-0044 & TDM06-0005 One year review of a Use Permit to legalize a commercial postal facility with 24 hour daily operations and generating in excess of 100 average daily vehicle trips, and off-site parking at 222 Littlefield Avenue; Design Review of a new open at-grade parking lot and landscaping upgrades; Transportation Demand Management Plan to reduce traffic associated with the development located at 222 Littlefield in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32,20.74,20.81,20.85 & 20. 120.outdoor overnight storage of up to five (5) tractor trailers, and three (30 foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; Transportation Demand Management Plan to reduce traffic associated with the development located at 202 Littlefield Avenue in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.71, 20.74, 20.81 & 20.85 & 20.120. s:\Agev\'d~-,\Pl~""""'''''g Co"",-"",-,-,-"ov\'\2002\04,03,02 RPC Agev\'d~ (1.) .doc Planning Commission Agenda - Cont'd April 3, 2008 Page 4 of 4 7. One Year Review - Federal Express Use Permit Fed-Ex Ground/Jim Bowman/applicant WELL ENTERPISES/owner 202 Littlefield Ave P06-0054: UP06-0016, DR06-0043 & TDM06-0004 One Year review of a Use Permit and Design Review allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-five (25) vehicles and indoor parking garage for up to eighty-two (82) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and three (30 foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; Transportation Demand Management Plan to reduce traffic associated with the development located at 202 Littlefield Avenue in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.71,20.74,20.81 & 20.85 & 20.120. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT /7 ) . " / /.~/ ./ 'b su~~ Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting April 17, 2008, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netldepts/commslplannina/aaenda minutes.asp or via http://weblink.ssf.net SKlbla s:\Agev\'~~-,\PL~v\'v\"v\'g coV>CV>C'-,-,'Ov\'\2002\04,03-02 RPC Agev\'d~ (1.) .doc Planning Commission Staff Report DATE: April 3, 2008 TO: Planning Commission SUBJECT: Oyster Point Marina Plaza - Parking Variance application and TDM Plan to allow a minimum of 3 parking spaces per 1,000 square feet and to accommodate accessibility upgrades at 395 & 400 Oyster Point Boulevard, in the Planned Commercial (P-C-L) Zone District, in accordance with SSFMC 20.24,20.82 and 20.120 Owner: Kashiwa Fudosan, Inc. Applicant: Robert L. Delsman Case Nos.: P07-0053, TDM07-0002, V AR07-0002 RECOMMENDATION: It is recommended that the Planning Commission approve application P07-0053 for Transportation Demand Management Plan TDM07-0002 and Parking Variance V AR07-0002 based on the attached findings and subject to the attached Conditions of Approval. BACKGROUNDIDISCUSSION: Project/Site Description: The subject property is located at the easterly terminus of Oyster Point Boulevard and is comprised of two separate parcels totaling 22.5 acres in size. The site is improved with two five-story office buildings that were constructed in the mid 1980's and total 472,634 gross square feet (gsf) of floor area. 1,518 surface parking spaces are provided on site with associated landscaped areas. The applicant proposes the construction oftwo new ADA/Title 24 compliant paths oftravel from the Oyster Point Boulevard cul-de-sac to the building entrances. The proposed walkways would traverse both existing parking areas and landscape areas to allow the mobility-impaired to access the building from the shuttle drop-off point. Existing parking areas will be striped to denote the path of travel, while a four foot wide concrete walkway with broomed finish would be placed where the walkway crosses landscaped areas. The alignment of these paths of travel necessitates the removal of seven parking spaces. Please note that while the applicant's narrative indicates that six spaces will be removed for the accessibility upgrade, staff believes that seven spaces must be removed because according to the Chief Building Official, a path-of-travel may not terminate in an accessible space offload area as the Staff Report To: Planning Commission Subject: Oyster Point Marina Plaza - 395-400 Oyster Point Blvd. April 3, 2008 Page 2 of 5 plans currently depict. Staff has recommended that the walkway be shifted to comply with code requirements in Recommended Condition of Approval No.3 (attached). In order to accommodate the requested reduction in parking spaces, the applicant has prepared a Preliminary Transportation Demand Management (TDM) Plan in conjunction with a request for a Parking Variance to allow a 3 space per 1,000 gsfparking ratio at the site, as is typical for recent developments that include TDM Plans. For comparison purposes, the current parking ratio at the property is 3.2 spaces per 1,000 gsf. General Plan The project site is designated "Coastal Commercial" by the General Plan, and is located in the "East of 10 I" planning sub-area. General Plan Implementing Policy 2-1-6 requires the City to consider reduced parking for development that meets specified TDM criteria, and further indicates that proximity to transit facilities merits additional consideration of reduced parking. Portions of the subject property are located within 'l4 mile of the proposed South San Francisco Ferry Terminal, and the site is currently served by commuter shuttle buses. General Plan Implementing Policy 4.3-1-8 likewise supports reduced parking requirements for projects implementing the City's TDM program. Additionally, the applicant's proposed parking standard of3 spaces per 1,000 gsfis lower than the 3.2 spaces per 1,000 gsf currently provided, effectively creating a surplus of 93 parking spaces, and this grants the owners the opportunity for future flexibility in the types of tenants located in the complex that may have different parking requirements. General Plan Implementing Policy 3.5-1-8 requires the City "Encourage the development of employee-serving amenities.. .integrated into office parks or technology campuses." Because the office complex is substandard under the current parking standard (3.33 spaces per 1,000 gsf), the proposed parking variance removes a significant barrier to implementation of this General Plan policy for this development. Zoning Land Use The project site is zoned "P-C" Planned Commercial, which allows administrative offices as well as a range of other commercial uses [SSFMC 20.24.020 (b)]. No changes to the existing uses in the buildings are proposed at this time. Parking Currently, the existing development contains 472,634 square feet of office space, which translates to a parking requirement of 1 ,576 spaces under the zoning ordinance standard for office developments [i.e. 1 space per 300 gross square feet of floor area, SSFMC 20.74.060(d)]. Currently, 1,518 spaces exist on site, with the proposed accessibility project requiring a reduction to 1,511 spaces. The applicant has requested a parking variance to allow a parking ratio of 3 spaces per 1,000 gross Staff Report To: Planning Commission Subject: Oyster Point Marina Plaza - 395-400 Oyster Point Blvd. April 3, 2008 Page 3 of 5 square feet, translating to a parking requirement of 1,418 spaces for the existing office complex. Granting this variance would therefore effectively eliminate the substandard parking condition and create a surplus of parking spaces, even in consideration of the proposed 7 space reduction to install the accessibility upgrades. SSFMC Section 20.82.080 provides that a variance may be granted from the parking requirements when such variance will a) be an incentive to, and benefit for the non-residential development; and b) that such variance will facilitate access to the non-residential development by patrons of public transit facilities. The existing development is non-residential in nature, and the proposed variance improves the existing structures' ability to house employee-serving amenity uses. Additionally, the proposed path of travel will allow the property owners to lease tenant spaces to public office uses that require enhanced accessibility. Because the development is substandard under the current parking regulations, the parking variance is required to physically accommodate this upgrade. The project facilitates access via public transit by providing a walkway from the front door of the structures directly to the sidewalk, where shuttle buses operated by the Peninsula Congestion Relief Alliance will transport commuters. The site will also be accessible from the proposed South San Francisco Ferry Terminal, proposed to be located approximately 'l4 mile east of the site. Additionally, the applicant has submitted a TDM Plan which contains measures to encourage alternative transportation mode use. This performance-based plan seeks to accomplish a 28% alternative mode use by the building occupants. In light of the above facts, staff believes that the required preconditions for a variance to the parking standards are fulfilled by the applicant's proposal. Preliminary TDM Plan As mentioned above, the applicant has submitted a preliminary TDM Plan as part of the application for a 3.0 spaces per 1,000 square feet parking ratio. The plan as submitted contains all of the required measures and includes information that speaks to current parking utilization rates. According to the applicant, peak parking demand was found to result in 51.1 % of the existing parking spaces occupied, with approximately 80% of the available floor area leased. The required findings for approval of a TDM are that a) the proposed measures are feasible and appropriate for the project in consideration ofthe proposed use, location, size and hours of operation, and b) whether the proposed performance guarantees will ensure that target alternative mode use will be achieved and maintained. Staff Report To: Planning Commission Subject: Oyster Point Marina Plaza - 395-400 Oyster Point Blvd. April 3, 2008 Page 4 of 5 The submitted TDM contains all of the required measures and many are currently implemented as the project has been in operation for many years. The plan and accompanying reduced parking ratio is consistent with recent development applications of similar scope, as indicated below: Gateway Specific Plan Area - In 1998, the Redevelopment Agency approved a reduced parking ratio of2.83 spaces/1000 sq. ft. for Lots 1 and 9 in the Gateway Area, generally the area on the west side of Gateway Boulevard, north of Corporate Drive. This area includes a mix of office and R&D uses; no parking problems have been noted within these developments. Bay West Cove - The Redevelopment Agency adopted reduced parking standards for the Bay West Cove area, allowing for a ratio of2.83 parking spaces per 1,000 square feet for both office and R&D projects. Additionally, the Institute of Transportation Engineers (ITE) "Parking Generation" manual differentiates parking rates for office use based on facility size. For buildings of 100,000+ square feet it identifies an average parking generation need of2.79 spaces/1000 sf, and for smaller facilities 3.32 spaces/lOOO sf, absent any trip reduction requirements. Environmental Review The proposed project has been determined to be categorically exempt from environmental review under the provisions ofCEQA (Class 1, Section 15301: Minor alteration to existing facilities). CONCLUSION/RECOMMENDA TION: The proposed parking variance, TDM Plan and accessibility upgrades are consistent with the City's General Plan and Zoning Ordinance, both of which encourage reduced parking to increase alternative transportation mode use. The project site is currently served by shuttles and the proposed TDM measures support consideration of a variance to the parking requirements. The applicant has demonstrated in the Preliminary TDM plan that a parking surplus currently exists at the site. The TDM Plan and parking variance request is substantially consistent with recent development in the East of 101 Area. Consequently, staff recommends that the Planning Commission approve application P07-0053 for Transportation Demand Management Plan TDM07-0002 and Parking Variance V AR07-0002 based on the attached findings and subject to the attached Conditions of Approval. Staff Report To: Planning Commission Subject: Oyster Point Marina Plaza - 395-400 Oyster Point Blvd. April 3, 2008 ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Applicant Narrative Preliminary TDM Plan Plans DRAFT FINDINGS OF APPRO V AL PARKING VARIANCE/TDM PLAN APPLICATION P07-0053 OYSTER POINT MARINA PLAZA 395 & 400 OYSTER POINT BOULEVARD (As recommended by City Staff on April 3, 2008) As required by the "Variance Procedure.s" and "Transportation Demand Management Ordinance" (SSFMC Chapter 20.82 and 20.120, respectively), the following findings are made in approval of Parking Variance V AR07 -0002 and Transportation Demand Management Plan TDM07 -0002 allowing a minimum on parking spaces per 1,000 square feet and to accommodate accessibility upgrades at 395 & 400 Oyster Point Boulevard, in the Planned Commercial (P-C-L) Zone District, in accordance with SSFMC 20.24, 20.82 and 20.120, 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 submitted in association with P07-0053; Planning Commission Staff Report dated April 3, 2008; and Planning Commission meeting of April 3, 2008: 1. The parking variance to allow a parking ratio of 3.0 spaces per 1,000 gross square feet will be an incentive to, and benefit for, the existing office buildings at 395 and 400 Oyster Point Boulevard. The variance allows improvements to site accessibility and flexibility in locating new business tenants. 2. The proposed parking variance will facilitate access to the project by patrons of public transit facilities because a walkway from the buildings to the public sidewalk and shuttle stop is proposed as part of the project, and portions of the site are within 'l4 mile of the proposed South San Francisco Ferry Terminal. 3. The proposed TDM measures are feasible and appropriate for the existing office complex and many measures are currently being implemented. The TDM measures are consistent with those approved for other recent projects similar in scope to the existing development. 4. The proposed performance guarantees include an annual review, and will ensure that 28% alternative transportation mode use will be achieved and maintained. RECOMMENDED CONDITIONS OF APPROVAL PARKING VARIANCE/TDM PLAN APPLICATION P07-0053 OYSTER POINT MARINA PLAZA 395 & 400 OYSTER POINT BOULEVARD (As recommended by City Staff on April 3, 2008) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's "Standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects" as revised February 1999. 2. The project shall be completed and operated substantially as indicated in the plans associated with application P07-0053, prepared by TSH International Architecture + Design and dated December 20, 2007, except as otherwise modified herein. 3. The proposed path of travel shall be relocated out ofthe accessible space offload area adjacent to the building at 395 Oyster Point Boulevard, to a location in compliance with ADA/Title 24 and all other applicable building codes and as approved by the Chief Building Official. 4. In accordance with South San Francisco Municipal Code Section 20.120.070, prior to issuance of a building permit the applicant shall submit a Final TDM Plan for review and approval by the Chief Planner. The Final TDM Plan shall substantially reflect the Preliminary TDM Plan, prepared by Cushman & Wakefield of California, Inc., dated May 15,2007. The Plan shall be designed to achieve a minimum 28% alternative mode use over the life of the project. a. The Final TDM Plan shall outline the required process for on-going monitoring including annual surveys and triennial reports as specified below: 1) Transportation Demand Management The property owner shall prepare and submit an annual Transportation Demand Management (TDM) report to the City, documenting the effectiveness of the TDM plan in achieving the goal of28% alternative mode usage by the building occupants. The TDM report shall be prepared by an independent consultant, retained by the City with the approval ofthe owner (which approval shall not be unreasonably withheld or delayed) and paid for by the owner, which consultant will work in concert with the owner's TDM Coordinator. The TDM report will include a determination of historical employee commute methods, which information shall be obtained by survey of all employees working in the buildings on the property. All no responses to the employee commute survey shall be counted as a drive alone trip. 2) TDM Reports The initial TDM report for the buildings on the properties shall be submitted two (2) years after the date of approval of the Preliminary TDM Plan, and this requirement shall apply to both buildings. The second and all later reports with respect to each building shall be included in an annual comprehensive TDM report submitted to the City. Recommended Conditions of Approval April 3, 2008 Page 2 of6 3) Report Requirements The initial TDM report shall either: (1) state that the property has achieved 28% alternative mode usage, providing supporting statistics and analysis to establish attainment of the goal; or (2) state that the applicable property has not achieved the 28% alternative mode usage, providing an explanation of how and why the goal has not been reached, and a description of additional measures that will be adopted in the coming year to attain the TDM goal of28% alternative mode usage. 4) Penalty for Non-Compliance If after the initial TDM report, subsequent annual reports indicate that, in spite of the changes in the TDM plan, the 28% alternative mode usage is still not being achieved, or if the owner fails to submit such a TDM report at the times described above, the City may assess the owner a penalty in the amount of fifteen thousand dollars ($15,000.00) per year for each percentage point below the minimum 28% alternative mode usage goal. 1. In determining whether a financial penalty is appropriate, the City may consider whether the owner has made a good faith effort to meet the TDM goals. 11. Ifthe City determines that the owner has made a good faith effort to meet the TDM goals, but a penalty is still imposed, and such penalty is imposed within the first three (3) years of the TDM plan (commencing with the first year in which a penalty could be imposed), such penalty sums, in the City's sole discretion, may be used by the owner toward the implementation of the TDM plan instead of being paid to the City. If the penalty is used to implement the TDM Plan, an implementation plan shall be reviewed and approved by the City prior to expending any penalty funds. b. The applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM program. (Planning Division: Chadrick Smalley, Associate Planner, (650) 877-8353, Fax (650) 829-6639) B. Engineering Division requirements shall be as follows: 1. STANDARD CONDITIONS The developer shall comply with the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in the "Standard Development 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. SPECIAL CONDITIONS a) The owner shall, at hislher expense, repair any broken sidewalk, curb and gutter fronting the property . Recommended Conditions of Approval April 3, 2008 Page 3 of6 b) Any work performed in the City's right-of-way shall require an encroachment permit from the Engineering Division. The owner shall apply and pay all fees and deposits for the encroachment permit. (Engineering Division: Sam Bautista, Senior Civil Engineer (650) 829-6652) &w <OOttt of 1Rnbtrt 14. idsman Real Estate Legal Services 1 S60 GRIZZLY PEAK BOULEV ARC BERKELEY,~ 94708 TELEPHONE: (510) 845-9681 FACSIMILE: (510) 845-7135 E-MAIL: rdelsman@pacbell.net February 25, 2008 Via Federal Exyress CITY OF SOUTH SAN FRANCISCO Attn: Chadrick Smalley, Associate Planner City Hall, Department of Economic & Community Development 315 Maple Avenue South San Francisco, CA 94083 re: Application for Variance in Parking Ratios at Oyster Point Marina Plaza, 300 & 400 Oyster Point Boulevard, South San Francisco, California Dear Mr. Smalley: Enclosed please find the above-referenced variance application, which we have revised and hereby submit to you upon the instructions of our client, KASHIW A FuOOSAN AMERICA, INC. ("KF A"), in accordance with your request set forth in your letter dated May 30, 2007, for revisions and additional materials to supplement the original variance application submitted under cover dated May 21,2007. The variance KF A is requesting is a reduction in the required parking ratio from 3.3 to 3.0 parking spaces per 1,000 square feet of office space in the buildings in the Property. KF A wishes to construct accessible paths of travel from the main entrance to the Property to each entrance to both 395 and 400 Oyster Point Boulevard. Construction of such accessible paths of travel will necessitate the removal of six (6) existing parking spaces and will thus reduce the total number of available spaces in the property from 1,518 to 1,512, as shown in detail on the enclosed plan sets. The City has taken the position that reducing the number of existing parking spaces at the Property would require a variance from applicable zoning requirements, since the Property is not, in the City's view, currently in conformity with the applicable ratio of 3.3 parking spaces per 1,000 square feet of space in the office buildings in the Property. In conjunction with the variance application, KF A is proposing a transportation demand management plan ("TDMP") for the Property, as suggested by the City. Although KF A does not agree with the City's position that the Property is not currently in conformity with applicable parking requirements under the City's zoning ordinance, since the City approved the existing parking ratio at the time the Property was developed under a different zoning ordinance utilizing different measurement Chadrick Smalley, Associate Planner February 25, 200B--page 3 criteria from those in use today, nevertheless KFA has agreed to submit the enclosed variance application and TDMP in a spirit of cooperation in order to regularize the status of the Property as soon as possible so as to construct the accessible paths of travel discussed above. Accordingly, we have enclosed all the following materials, which we believe constitute a complete variance application package under the City regulations, which materials supplement and/or replace the materials submitted in our original application dated May 21, 2007, as indicated: 1. Variance Application (Planning) Form (6 pages)-REPLACEMENT; 2. Environmental Information Form (3 pages) - REPLACEMENT; 3. Cost Reimbursement and Hold Harmless Agreement (2 pages)- REPLACEMENT; 4. Proposed TDMP (3 copies) - ORIGINAL APPLICATION; 5. Aerial photograph of the Property site, buildings, and parking lots (15 copies)-ORIGINAL APPLICATION; 6. Final Map of 395 Oyster Point Boulevard approved by the City Council of the City of South San Francisco on July 24, 1983, showing a requirement of 795 parking spaces for the existing building-ORIGINAL APPLICATION; 7. Final Map of 400 Oyster Point Boulevard approved by the City Council of the City of South San Francisco on July 24, 1983, showing a requirement of 645 parking spaces for the existing building-ORIGINAL APPLICATION; 8. Plans dated December 20, 2007, entitled "Handicap Path of Travel Parking Variance" prepared by TSH International Architects (8 sheets) (fifteen 24" x 36" copies; thirty-five 11" x 17" copies; and one 81/2 " x 11" reduction)- REPLACEMENT; 9. Plans dated December 20, 2007, entitled "Parking Variance South San Francisco, California, Landscape Renovation Plans" prepared by Van Dorn Abed Landscape Architects, Inc. (6 sheets) (fifteen 24" x 36" copies; thirty-five 11" x 17" copies; and one 8 1/2 " x 11" reduction)- SUPPLEMENT; 10. KF A' s cheque no. 12446 in the amount of $535.00 (variance application filing fee)-ORIGINAL APPLICATION; Chadrick Smalley, Associate Planner February 25, 2008--page 3 11. KFA's cheque no. 12434 in the amount of $150.00 (TDM Plan filing fee)- ORIGINAL APPLICATION; 12. KF A's cheque no. 12440 in the amount of $20.00 (CEQA categorical exemption filing fee)-ORIGINAL APPLICATION; 13. KF A' s cheque no. 12438 in the amount of $2,000.00 (City Attorney reimbursement fee initial deposit)-ORIGINAL APPLICATION; and 14. KFA's cheque no. 12526 in the amount of $300.00 (legal notice fee)- SUPPLEMENT. In addition to the items listed above, we have addressed the other points discussed in your letter of May 30, 2007, with revisions to the text of the variance application, including clarification that re-striping is not part of the variance application or the proposed ADA POT construction project. If the variance application is granted, re-striping would not be necessary, since, assuming the City's aggregate square footage number for the buildings, both the existing ratio (1,518 + 472.634 = 3.212/1,000) and the new ratio after removing six existing parking spaces for construction of the accessible POT ((1,518-6=1,512) + 472.634 = 3.199/1,000) would exceed the requested ratio of 3.0/1,000. Kindly advise at your earliest convenience whether KF A variance application is now deemed complete (or, if not, in what respects it is deficient) and the date set for hearing of the variance application before the Planning Commission We hope that this matter can be brought on for hearing at the Commission meeting of April 3, 2008. Thank you for your prompt and courteous attention to this matter. It has been a pleasure to work with you, and I invite you to call if you have any questions. Very truly yours, J~~ enclosures cc: Thomas K. Arai, Asset Manager Torn [wai, TAK Development, Owner's Representative KFAOO1.05021 Oyster Point Marina Plaza 2007 TRANSPORTATION DEMAND MANAGEMENT PLAN 395-400 OYSTER POINT BOULEVARD SOUTH SAN FRANCISCO, CALIFORNIA 94080 Prepared by Cushman & Wakefield of California, Inc. Oyster Point Marina Plaza 400 Oyster Point Blvd. Suite 117 South San Francisco, CA 94080 on behalf of Owner, KASHIWA FUDOSAN AMERICA, INC. INTRODUCTION Traffic congestion and air pollution are critical concerns affecting maintaining a healthy economy and lifestyle in the City of South San Francisco. As traffic congestion is an increasing problem for Northern California, many communities are imposing transportation demand management (TDM) plans. These plans are to reduce solo driving, increase carpooling, van pooling, and public and private drive programs. An important feature to new development, although not a formal TDM plan measure, is the reduced level of parking made available for the project. New developments in the City of South San Francisco are typically using a more modest parking ratio of 2.83/1000 square feet than that specified in the City's Zoning Code at 3.3311000 square feet, resulting in approximately 8.4% fewer parking spaces. Application of this precedent to Oyster Point Marina Plaza ("OPMP") would significantly reduce the number of single driving vehicles to the project. PROJECT DESCRIPTION Oyster Point Marina Plaza consists of two buildings, 395 and 400 Oyster Point Boulevard, built in 1984 and 1987, respectively. The buildings contain an aggregate of 472,534 square feet between them. The project was originally developed by Diodati Properties (a local South San Francisco developer). The buildings are located on 22.5 acres at the edge of the Bay in South San Francisco and we are surrounded by two boating marinas, Oyster Point Marina, and Oyster Point Cove. At present, the development has an ATM facility, banking center, restaurant, and small market, fitness centers, walking trail, dry cleaners, laundry and alterations service, and 24-hour security. There are also bike racks at each building and shuttle bus service to and from major transportation. Our website, www.oysterpoint.com. also serves to advertise amenities as well as keep present and prospective tenants aware of building events (i.e., blood drives, flu shots, lunch menus, and new transportation updates with a direct link to www.511.org and the Alliance). CITY OF SOUTH SAN FRANCISCO REQUIREMENTS The City of South San Francisco adopted its Transportation Demand Management (TDM) ordinance on October 24, 2001, adding Chapter 20.120, Transportation Demand Management, to the Municipal Code. The City's TDM program requires all new projects generating 100 or more vehicle trips in a day to submit a plan to achieve a 28-percent alternative transportation mode use. CURRENT PARKING OCCUPANCY Parking occupancy counts were conducted at OPMP during three midweek days in March, 2004, to determine peak parking demand. The peak demand was found to be between II :00 am and 12:00 noon with a total of 782 occupied spaces out of 1,529 spaces, or 51.1 % of Oyster Point Marina Plaza Transportation Demand Management Plan May 15, 2007 page lof7 the total. At the time the parking occupancy counts were taken, the total building lease occupancy was 380,612 square feet, or 80.53% ofthe total available floor area. Extrapolating the total building lease occupancy to 100%, the peak parking demand would be 971 spaces, or 63.51 % of the total existing supply. The twin office buildings located at 395 and 400 Oyster Point Boulevard known as Oyster Point Marina Plaza complex contains a grand total of 472,634 square feet of floor area. See Figure I, page 2. Based on the City's current Zoning Code requirement of one parking space per 300 square feet of floor area, the site should have 1,576 parking spaces. The actual number of designated parking spaces on the site is 1,529 by actual count, resulting in a deficiency of 47 parking spaces, or 3% of the total required spaces, under the City's current Zoning Code. One of the tenants in 395 Oyster Point Boulevard is an agency of the State of California. A requirement of this State agency is pedestrian access (ADA compliant) to the nearest public street. In order to provide the pedestrian access, five parking spaces will have to be removed. A plan to provide the pedestrian access walkway between the 395 building and Oyster Point Boulevard is shown in Figure 2, page 3. The plan was prepared by TSH International Architects. VARIANCE FROM PARKING REQUIREMENTS Notwithstanding Sections 20.82.050 and 20.82.070 of the City's Zoning Code, a variance may be granted from the parking requirements of this title in order that some or all of the required parking spaces be located off-site, including locations in other local jurisdictions, or that in-lieu fees or facilities be provided instead of the required parking spaces, if both of the following conditions are met: (a) The variance will be an incentive to, and a benefit for, the non-residential development. (b) The variance will facilitate access to the non-residential development by patrons of public transit facilities. (Ord. 1006, ~ 2 (part), 1986) Reference is made here to this section of the City's Zoning Code because OPMP will be formally requesting a variance from the strict application of parking ratio specified in the City's current Zoning Code in order to facilitate construction of the necessary ADA pedestrian walkways and handicap parking and the resulting elimination of a small number of parking spaces. VIABILITY OF ALTERNATIVE TRANSPORTATION MODES In order to achieve the City's required 28% alternative mode use, the burden lies with the owner(s) and tenant(s) of the project to achieve that requirement. However, the owner and tenant(s) of the project have no control over the travel modes used by visitors, delivery, and service persons coming to the site. Possible measures include the following: Oyster Point Marina Plaza Transportation Demand Management Plan May J 5. 2007 page 2 of7 ./ Ride Sharing. This is one area in which the tenant(s) of the buildings can have a significant effect on increasing vehicle occupancy. Ride matching, preferential treatment for carpooling, etc. are some of the ways to increase vehicle occupancy among the employees in the buildings. ./ Transit. The project is situated at the east end of Oyster Point Boulevard. The nearest SamTrans bus routes are on Bayshore Boulevard, approximately 1.1 miles west of the site. However, the site is served by shuttle bus service to both the San Francisco BART station and the South San Francisco Caltrain station · Shuttle/Bus Stops. The shuttle bus service serving OPMP operates during peak commuter hours on weekdays and is operated by the Peninsula Traffic Congestion Alliance. Shuttle passes can be obtained in the management office at Building 400 Suite 117. The most current schedule can be obtained at the security guard station in either building, the Management office, or on our website. Present usage is at 85 riders per day on average. Pick-up for all of Oyster Point is in front of building 400 at the east entry side. The shuttle service transports you directly to Caltrain, SamTrans, and BART. · Caltrain. Caltrain operates a frequent fixed route commuter rail service seven days a week between San Francisco and San Jose, as well as limited service to and from Gilroy on weekdays. Caltrain operates on 15 to 30 minute frequencies during the peak periods in the morning and evening. Midday service operates approximately every hour. Service is less frequent on Saturdays, Sundays, and holidays. Caltrain service is available approximately one mile from Oyster Point Marina Plaza at the South San Francisco station located at 590 Dubuque Avenue and Grand Avenue. The Utah-Grand Area Caltrain shuttle provides connecting service to the project site. Caltrain services were enhanced in 2004 to add express trains during peak hours; however, this new service does not provide an express stop to the South San Francisco Caltrain Station and hence will not benefit employees at Oyster Point Marina Plaza. · BART. BART is a 92.7-mile, 43-station automated rapid transit system located along five lines of double track. Trains traveling up to 80 mph connect San Francisco to Colma and other East Bay communities - north to Richmond, east to Pittsburgh/Bay Point, west to DublinIPleasanton, and south to Fremont. Service is scheduled every 15 minutes during peak periods. Service during Holidays, Saturdays, and Sundays are modified. BART to SFO expanded the system by 8.7 miles along the peninsula from Colma to a new intermodal station in Millbrae. Four stations were created, including the South San Francisco Station located between EI Camino Real and Mission Road to the south of Hickey Boulevard. · SamTrans. SamTrans provides bus service throughout San Mateo County, with connections to Colma, Daly City, and South San Fransisco BART stations, San Francisco International Airport, peninsula Caltrain stations and downtown San Francisco. The system connects with San Francisco Muni, AC Oyster Point Marina Plaza Transportation Demand Management Plan May 15. 2007 page 3 of7 Transit, and Golden Gate Transit, transit at San Fransisco's Transbay terminal, with the Dumbarton Express, and with Santa Clara Valley Transportation Authority in Menlo Park and Palo Alto. · Downtown Dasher Taxi Service. Downtown Dasher Taxi Service is a free taxi service that provides an II a.m. to 2 p.m. pick up service throughout the East Highway 101 business parks in South San Francisco. Using existing shuttle stops, taxis drop off riders at locations in the downtown retail area. The Downtown dasher, operated by Peninsula Yellow Cab of South San Francisco and managed by Alliance, requires an employer provided voucher, and a trip reservation before 10 a.m. This midday service is currently free to participating employers. · Ferry Service. Currently no scheduled water transit service exists in South San Francisco area. Water transit service to South San Francisco is anticipated by September 2009. ./ Bicycling. Oyster Point Boulevard is the only public street serving the office complex. Between Gateway Boulevard and Marina Boulevard there are class II bike lanes on Oyster Point Boulevard. Between Marina Boulevard and the end of the street at the office complex there are no bike lanes; however, we still provide uncovered bike racks at each building to accommodate those who cycle. The bike racks can each handle up to 6-8 bikes. Each building has 3 entries off the main lobby. The racks are visible from our lobby and visible to our security guards out of the west side of the buildings. ./ Walking. There are paved sidewalks on Oyster Point Boulevard, but they are not totally continuous on both sides of the street. There are some segments of the street where there is sidewalk on only one side of the street. NEED FOR A TRANSPORTATION DEMAND MANAGEMENT PLAN Based on the present and extrapolated parking demand at the site, a TDM plan is not needed; however, the two buildings were originally approved and constructed based on the City's Zoning Code which required one parking space for each 300 square feet of building floor area, or 3.33 parking spaces per 1,000 square feet of building floor area. The site currently has 1,529 designated parking spaces or 47 spaces fewer than required by the Zoning Code. The project to construct the walkway will remove an additional five (5) spaces. Resulting in a total deficiency of fifty-two (52) spaces. The creation and implementation of a TDM plan would mitigate the loss of the parking spaces as a result of the construction of the pedestrian walkway. The unusual aspect of such a plan would be its application to an existing, functioning office building complex. Some aspects of the plan would have to be implemented as new tenants replace existing tenants. Oyster Point Marina Plaza Transportation Demand Management Plan May J 5, 2007 page 40f7 TRANSPORTATION DEMAND AND MANAGEMENT PLAN The following are measures required by the City in a TDM plan. Implementation measures to meet the City's requirements and an estimate of the effects of each measure's implementation are included in the plan. This plan will be applicable to the current and future owner(s) of the office complex and tenants of the buildings. Required Plan Implementation Measure Measure A. Bicycle Parking, Long-Term B. Bicycle Parking, Short- Term C. Carpool/Vanpool Ride matching Service D. Designated Employer Contact (DEe) E. Direct Route to Transit F. Free Parking for Carpool/V anpool Vehicles G. Guaranteed Ride Home Provide a stationary bike rack at both 395 and 400 OPB building to accommodate Bicycles. These uncovered racks have been installed on the west side of both buildings and can accommodate 6-8 bikes per rack. Provide a stationary bike rack at both 395 and 400 OPB building to accommodate Bicycles. These uncovered racks have been installed on the west side of both buildings and can accommodate 6-8 bikes per rack. The Designated Employer Contact (DEe) shall be responsible for administering the ride matching services for the entire site and shall coordinate the ride sharing activities among the other tenants of the site. The property management company through the building security company shall be the designated DEC responsible for administering the ride matching services for the entire site and shall coordinate the ride sharing activities among the tenants of the site. Estimated Effect on Transportation Mode Minimal effect. Weather and seasonal conditions may limit bicycle commuting to work. Minimal effect. Weather and seasonal conditions may limit bicycle commuting to work. May have good, positive effect on reducing single occupant employee trips. Should have positive benefit in disseminating information on alternative transportation modes. Present shuttle service provides direct route to Caltran, SamTrans and BART Designated parking spaces for carpool and vanpool vehicles will be provided free of any charges. As no fees are involved to our tenants or visitors in parking these designated spaces are adjacent to the main building entries in preferential locations. Additional stalls will also be provided away from the building as we also need to meet the ADA requirements for handicap stalls adjacent to the buildings. Employees who do not drive their personal vehicles to work will be guaranteed a ride home in case of personal or family emergency. The included employers will guarantee cost for the ride home program. The Alliance program presently shares in these costs. However they may withdraw from this program at any time. If the Alliance withdraws from the program, the management company will advise the ownership . . In sponsonng. This is a positive form of transportation. Current rider-ship is at 85 riders per day. Parking will be provided free to all tenants and visitors to the site. The location of the carpooVvanpoolspaces will be an advantage to such users. Designated stalls are at preferential locations to our main entries. Should help to assure employees who do not drive to work that they will have a guaranteed ride home in case of emergencies. H. Information Knowledge of alternative The owner(s) of the buildings shall provide a bulletin board in Oyster Point Marina Plaza Transportation Demand Management Plan May 15. 2007 page 5 of7 Board/Kiosks I. Passenger Loading Zones J. Pedestrian Connections K. Preferential Carpool! Vanpool Parking L. Promotional Programs M. Showers/Clothes Lockers N. Shuttle Program O. Transportation Management Association Participation P. Reporting the mail room of each building on which to display alternative transportation mode information. The DEC shall maintain the information displayed on each board. The information will include transit routes and maps, bike route maps, car and vanpooling information, and subsidy programs available to employees. This information will also be posted on our website. Passenger loading/unloading will be allowed to each of the three entrances to each building. An ADA compliant pedestrian walkway is to be provided from the 395 and 400 OPB building to the cuI de sac end of Oyster Point Boulevard. If a variance is provided to Oyster Point Marina Plaza for parking requirements, they will be removing parking stalls and creating a walking cross-walked path from the street cuI de sac to the main building entries. Owner(s) to designate carpool!vanpool only parking spaces as demand is created. The DEC will assemble packets of materials and promotional information on alternative transportation modes and will provide these packets to each new tenant on the site. This same materials will be available through our website to the 511 website Each building presently has shower/locker rooms for employee use at no charge. (key fob deposit required) The site presently participates in the City sponsored shuttle bus service to the BART and Caltrain stations. Our rider-ship from and to Oyster Point on a day in May 2006 was at 85 riders. If City sponsored service is terminated, management will seek assistance from the tenant base & ownership for a new program or continue with present provider. The DEC shall participate in a local Transportation Management Association. The Oyster Point Marina Plaza Management team audits this Oyster Point Marina Plaza Transportation Demand Management Plan May J 5. 2007 page 60f7 transportation modes, locations and schedules will help those employees desirous of using these alternative modes. These loading areas will make carpooling and vanpooling more efficient, and therefore, more desirable to use. Virtually no effect on alternative transportation usage because of the remoteness of the building complex. However, with the new path, drop off may occur at the street side for those that get driven to work, creating less traffic into the parking lot and at the building entries. Providing designated spaces for carpool and van pool vehicles close to the front entrance to the buildings will have a positive effect on this program. Knowledge of alternative transportation modes, locations and schedules will help those employees desirous of using these alternative modes. This will benefit employees who bike to work. This service benefits existing as well as future employees of the site. We presently work with the Peninsula Traffic Congestion Relief Alliance. Ensures proper up keep of Measures report yearly. the program and requirements. * Peninsula Traffic Congestion Relief Alliance Karen Sumner 1150 Bayhill Drive, Suite 107 San Bruno, CA 94066 650-588-8170 Oyster Point Marina Plaza Transportation Demand Management Plan May 15, 2007 page 70f6 APPENDIX Additional Measures A. Alternative Commute Subsidies B. Bicycle Connections (providing a paved path connection to an exiting public bicycle path) C. Compressed Work Week D. Flextime. E. Land Dedication for TransitlBus Shelter F. On-site Amenities G. Paid Parking and Prevalent market Rates H. Telecommuting I. Reduced Parking J. Other Measures Plan Implementation Measure New and existing tenants of the site will be required to work with the Alliance* in providing subsidized commute alternative programs. Not applicable to project site. Not applicable to project site While flexible work hours will not materially affect a tenant's work productivity, new and existing tenants will be encouraged to allow flextime to its employees. Not applicable to project site. Each building provides an on-site food service cafeteria to tenants of the building and the adjacent business park and Marina's. ATM facility, banking center, small market, walking trail, dry cleaners, laundry service, alterations, fitness center, 24 hour security guards and camera surveillance. Not applicable to project site. The type of work and size of each tenant's work force may not allow for telecommuting. Where telecommuting will not materially affect a tenant's work productivity, new tenants will be encouraged to allow telecommuting by their employees. Based on projections of parking demand at full building occupancy of the site, the total number of parking spaces could be reduced. Not applicable to project site. Estimated Effect on Transportation Mode Could have a positive effect on ride sharing commute to and from work. Could reduce the overall number of employee work trips. ,';'\)Ob8\10711i.\SlWGWBAOOl dwg, (:'9(; 20, 2007 - 245p~, r"oia~ iei TSH :n~arTot'cnCI ~' I i ~-i e~~ pH~~iiUrii ~~"~~!!~~~ ilH~8~~iga~ E~8~~~~~5 ~~iii!p~ ~~~~a~u~~eggPl?Qe~Q~ !Il~ll'~~ll~ ~~U~~~~~ ~ ii ... ~u li~ iii~n~Uii i~16nn~ 1:::::U:~i iU~a~i~1 iun!~ IUllnlii~n~!gIUlln=ali~ Ui~U;U ~ I ~ ~~ ~~~~S I ~eliea: ~&U n: : i~~; ~ II ~~ u; ~II i" I!~~I~~ ~ ! ~Ii~ ~ ~ ~ ~ ~ ~ I ~ ~i~ ~I ~ l ~a i ~ ~ ~ ~ I < i ~ o z (J) ~~~3 ~~~~15 ~II~~ R~ ~ ~nn~ ~~~~ !i~ ~Ha~:piS~ ~~~~~!mll~U~~l'l~l'l ~~'U~i~~~:3~ ~~~~ ~~~~88~ II~;U~ ~I!i I! ~I::I!I::~ U!~lnIU!eU~~ n~UU~IU! iU~ uni;~ ! ~ ~ i Ig I' ~ ~ n ~~ ~S~! ~U;I ~m ~; ~ j ~ ;!~ . ~~ ~ I I . I I ;; ~ ~ ~!~~ ~~iUIIUU H ~I~ i i Ie ~~ ~ ~ s !e I~ (-', hi~ I : -~~ ];:~iC ~ ~ ~ rr'~ -{B ~~'L4}4l-f<t>> <b ~ ~ i~; bq I 1. ; ~ H ~In~ ~ ~u U I ~! ~ n ~ ~~ ~ n ~ n ~ n ~ n ~ t ~; j ~ ~ ,,~ . Iii! ~ ~ Ii ': i:l ;;1 ;;1 ~ ~~ ~ ~ ~ i ~ i ~ ... r- ... r- Z i ~ i ~ i ~ i ... i ~ 0 ~ ~u~ ~ 1 ~ I i i~ ~ i BIi ~ ~ i t ~ U ~ Ii J Ii ~ Ii J II ~ hi! I~ ~ r " R I 1 · ~ i gtiG ~ ~ .. R ~ 11; 5 g: II ~ p'. :I j ... j (J) " .1 ~ 2 ~ i' I~ ~ ;!: ;J ~ ~ ~i ij 5i ~ 1 i'!! l i i ii' I! l Ii '€i>" >< fY't~ '\ I''''~''\ . ii.~;'>:-~ . \~{\\~~"~ ~ \! ~.'.'.~liirll;" , c: \!~ --'"iiIlJ II -t '.i!i \"i i I I II!! (,\, Ii ~ ~ ;,";C~,'~! J:"'=~-". ',,/'.'-- rF~ z :,,'i iL",~]\,! !-.~, It 11'.".,-",",1 ". ".. '. 'I.. :;0 y'Y1" \,.., B_. :(\~~ ~~=ct:~! ~rli ujl \1 ; ="'==~= " :LjL JA\;I'il O:JSI:JN\;I~d N\;IS ~ ~~~~ ~"J!g ~"m ~"g~ ~i:i!h h~ h~ ti8~ iI~~ li~ '1:, .. h~ .....na~ i ~ 0: G g !i! . '" ;;1 ~ i i R n!'l ~ ~ ~ ~G l!l ~ ~ ~ i ~ S! i ~ i '" i ! n ~ .. ~ l .. 'r'~ l '" ~ 7 .. i I~~ 'i g !i! !'l ;J ~ ~ l!l " < ~ I ~ ~iiU ~ :0 () 0 I ~ 'i~i~: ~ c... Z ! h~h ~ m ~ ~ .., 0 () ~ h~h -i ~ I i~'i~ 0 ~ ~ " :1lU'" iI ;~i1i )> ~Ji~ ~~.: ~~h .:i!i~ .. "..~~ 0 (J) () o " m o " ~ o :0 ^ ! ~ !'l I " G ~ i ~ :0 i 0 I g: c... E m ~ () -i ~iU~ ~~i~;~ ~~l!l81 ~il!l8~ 0 u ~2~ ~I'I ~ ~iJi~ ~:..i~~ :0 "'!~l! ~..I n "11;;1.. ~i~~.. m hi; i!iil! ~..<ii i~il~ () ~v ~- g :!i is' .. -i i~~~g l!!~'~~~ 0 " ~ 2% h ~ I~ :0 I -< ~ ~ . X !!l i ~- ~ ~~~~~~ ; ~ ~ ~ ~ ~ ~ ~~ ~ S2g298 ~ 9 i g ~ S 2 S!g . i! IIII!I i i:;:II~!III!I! I (J) ...~ i~ ~o...! ~ ~~ ~o __~~~~ ~ ~ ~!~..! ~ ~~ I 83 U e :i! %Oo~' ~ ~ m 051 ~~e~ ~ ~ ~8 ~ m ~~ i:~~~~ ~ ~~;il ! ~ -i ~,. ~~ ~m~1 r- ~~ B~ ~ i z I"~ ~. ~ ~.." ;!: " ~ 0 ~. ~~ ~ ~~~ ~ ~ m ~~ i i ~ ~ 'i ~ >< ... ;;1 III ,. -c )> JJ ^ - Z G> < )> JJ - )> Z () m :I: )> Z o - () )> -C -C )> -I :I: o " -r JJ )> < m r UJ <0 C11 I ~ o o o -< (J) ~ m :0 -0 o - z ~ m ~ ~ b ..... .. ~ ~~~~11 ii, ~ ~ ~ ~~!ii I ~ m 1~8QoI~1 ~o:J: ~ )>~~ ~ ~ili "T1~ ~8(/') z m ~I !I ,,-io m :J: · ~H (/') z~o J:l(/')_ i~r O~:E :J: Ci)<~ }> )> II ~~ m <m ~ I~ I~ )>r." Z .. ~ - ~ J:l......)> 0 f -- )> ~ o ,1 . z .... ~. ~. z n )> 0 m 'h r --~-- -- ~iC~-C[__~ --=~=~~_=~~:---~"'- .::::::::="':~::-~~~::==~=~=_:;=:-'::~;.: ... "~;;~~..:__-- -------;-.:......---:=::?~~::..;:.:.;;;,"~\l ~Cilfb~EiJ1f0,: l.:_o_~_ --^-- o0-Tti - \ I @1:J r ; n_; ...." ;:~ :(;~.L2~~sC2r[~" 0'\1 I 8'-T-r:TTTl-TT1-rrr~T T~r:T-' -1-:;TTTr--i:;--rT1 I- ,'- i I ri I, , , II \'\ : ',I I Iii I', '1' ,-------- /."...- " --. ,// ./ ../ /----- <'\,)/;:: ~~B \.\ ,,' ~~8 '\" .... , \/', /\,\> '\-:,-~:~ ; \\. '0"\ . :'\,") .~/',..-..\ 1\. \-:0 \\_~ \\\: ;\\ \/ \\., '''\ \:..,-, ., \ \, ". \\,,\'\~.~~. ,,\ \,/o' \", \ ''( ~ \\,:~~.)fj:1 \\y/V \\\: \\\. \... <, \ ':' .- \ \\""\~-~:" ' " " e \\ ~~~. @ .,/ ''\/' ~~l. ' '"//; '\ \,<~ ",', . \ " :...j / \ ,~@ .~. ""~' \'0::;j~~/ 'Fe' \ '.',~. Ii,'! , ~'J~'i.;f, ,I.. ' ii,' i i \.,--~- ' /",/=,C -~'f . ./1' ' 0<//) ~O /j:}0?,>--t!?>. (}t-~ ~~'2C~_;~ I i I i I I I:) ~' I ')/ / ~' ~ ~ ~, f , i . t (i, t , i I i I , I I i I j:\)Ob~.,207r2\:)WG\\/BA101C'N9, S:ac '-007 - 120DI"\ ''1cley, TSH [nisrnc:onQI ". ~ j Ii 00 ,.f-) [~9 ! i i . ~ i i ~!a ~~ Z ~~ ~Z Z G> I , i 8 ~ U ;i "~!f ... ~ U ~; 3 ~... i~ ~ ~l Ii ~ ~ ~~ ~i g~ ..,~ j1"V ~;: "'~ ~i1 ii ~ ~ ---"~C:~-~7_--:'~'O...S:C::~~':;':::;_~=::_~~ ----:::::.~..~:-:.:.......:=="-_..-'-"':.::..>-.,,'_.- .'''---'''''"c>>...,.....-=_ o " 'l! '" Q <5 Q ! " ,i I ,I ,i,1 " i! \I I: !,I l' ii I: "I \\ ill I ! -~./..,." ( -----i 'v' ,/ ~~----''..(, " ,~:'--, ! ;-~r!!:-~~)~'\ i ,.' ---.-<-----i....! i : f ./ .,.__:-..c.!...; '--.i., , @ :~~-:~--...I~)-.:~~~:=~C_~;:----2'-:.:~~~ -'.~+--Ir--~~ I I II I I I I~~\I' ~ )/ @ /: d :~-~~::1~~'~'C: +~C;. ~-"....,:".,--- I ,/ ~-f7"-- "'~.. * III . [h~ ~ i If ~ i .::! ill i- ~'" "I ll'" ~ i!t~t~~~~~~~~~~~~~~~~~~~~~~~~~~~~w~=~~...~""'.w~~~ 9 all' ~1~~O~~~~~~~~W~~~~N~~~~~~~mQ~~~.m~~~~~~~~~N~~~11 ~ !: ~ i~~~~~~~~~~~~~~~~~~~m~~$8~~~~~~~~~~~~~~~$&~~~~ all' ;EOOOOw~~.~~~~w~~~o~~~~~N~~~~m~~~~~~~NN~~N~.~~!1 ~ ,e:, m J i i~~~U Q m IfS8AolfS~ ~o:r. ~ ~~~ m ~iU z ~ :o'"l1~ m8W . ~~ I~ ~~ ,,-io ~ 0 Z zS25 :Ow;;!; IiI' ~ I 5~:E ~ G> J~ h G><)>- )> )>- . ~ <m-o ~ 0 ~!I ~ )>-r-o ~ ..... :0 ;;!;!-~ I -- I " o /1 co Z ~ :I ~ z .... G> ,. ,. 0 n )> m u~ r J~\;oos\207:12\::;'WG\VeA'Ol ::wg, Dee 20, 2007. 1.::>6p""', 'r.a:e~t ie:, TS'"1 I'1'er"ol,c"al )1 I J :> c ~ I i . ~ i J I i '. -----~-.~ ~-"'~,.',-',.,'~~:'~~~ a [-~ ,.e-a --_..__i -c.:::;: .. -'-~-'I:-::::::=-:_I~~~->~_C-.~-'_~-~=~-::::'=C;C{;;;'- .-:=:~---:---:.:~ .._-:::~~"-"'-"~\l ii f'! ! . , . cri f f , . -~------ '\ : .'.. '..."" L'._L' f':.! f . f ..-.--.-....-. 1.1 j~i'1::c":i~LLU_L Fu';, -i t . Ii - - --j' ~._---- i I " II ! : I! i' :,I '" I j " ifi I,: ! o < m ~ "'U ~ :z: o .." ~ m r- -'. ."'--.~--,~c \------~>7 .\ , ~-'// -\.\.. .- ":\ ~ ,\-~~./ \\\~. "\ \ .' .,.- )\)v., . ) '> ,i:'.~:)) /,\ le"_ , \ \. ,\ \ '.1,\ . \./ .\\ \:~,- '\\ \/ '\\ .\~ , '. \':- \:> '~,::~:~./ / .~ 1/ \':<::2 \ \ .-- \ '., ~\:v__ \ \/:. e \\'/- \ \</ '\".- ,,- , " \'/ , \ \./'" \ \-v \ .,.,-' .' '\<,/ \ ~/' '\ \.../~ \ \ v'/~I \ , , \..--~::-- ~/,/">> i/' ()./ \ <&}-o ''!~ ,....oft? ~t-~ -" ! ; ! i \ I , I, , I' ~ II ~ I' :1 ~ II : , r "i , , , PARCEL 3 I 11 52 PM 58 & 59 I .' ~ ili () , , ).JJ(lj\n , t ,I , P , ../ I ,I ;, , I' , " I II , !l , I " \1 , " , I I i i , i , I I , ) , I I ~/," , I ! ( ----- ,. ... ^ !i !i Bl,;1 m ~ ~ ~ ~~i z "' 0 i n ~ ~IU -l m ~ i (J) .. II ~-1lil ~ ol; ,g,. !;II~ i!~~ ao~ Plil f-l ~~ ~r ~"' ifi!; ~ i, 'i l;'~I~I~1 "tI0 m 1~8~1~~ ~O:I: ~ ~2!~ ~ @'r ~< in z !!l ~~;;l I :I:m ~~ ~~ c~~ m8~ . ~l2 ~ . tD O~ ~>C'5 ~CI)~ I'f '" I ~-< "r >~)> f ' . ~~ <ril~ ~ 0 911 I~ I; )>r"tl Z J I\) ;!;!....~ p !II~ -- I <0 . ~ . ~ o (1 CD PJg ~ :I: z ...... ~. ~' 0 l> m m r 0 L =-=- , : 1 ~..- ~-I [') t II " ~I i '11 'I c {) II Ii o ,i ,I i! o " <!! .. Q i' <5 Q /~~~- - ';:l.jcbs\2071'2\DiVGWBA'03.dw'g, Dac 18, 2007 - 2260'T., !!'1Q!ey, ;S~ in'erno:iQnol i' - ~ i I I i ~ ~~ " 1- ~ a -J'~MIN-,- ~ ~ ~ ~ Ifj."" - -.- ~AIU~_ :!~~" , ~~ ~ 8 '" _!~ , ~8i~!~~ ~~~lig~ ;a~5- P;;;j!;cn~ ~ ~~ lIl-l ~-< "v '- .. '0 .0 ~"o C;:::D ~ o c z -; Z GJ :r I'l GJ I Z ~~ ~'ii~ :i! ~~ ~~- I ~~ ~~u g ~ !Ii~~'" ~ iIlnl\i18 h~~ 2 i" l;l ~ 'i~ ~~ I r;:\ i)'t Vii 1Il (J) 1 1 )>_ 'I :;;-1 ~I'l o ~I'l Z -I ;0 -< (J) C) Z )" ,..--., , le#i~~rJ~~!~8NI 'rN.w~~r.RUl~ 'i c' .. . ... 1 C Hl'"1!; '; ! : i !iE i i! g !! /F~,__ I~: .~ \~Jl_Y~~li~ ~~ i ~~ Iii ~sl~il!i glfi ..;:< ~Ii~ !Ii~it ~~. jli ~ ~~ ~~ ~~,,~~~G ~ ~ ~~ a~ ~~~~~:~ i I ,.. ~ ~~:l:nI v v J> ;0 ^ z C) (J) C) z ."IX" ,..... w 7;:\1.1. ~!-"r-;--- '(I) ~:r I:;; J> "'Z <0 ;.J:o._ '.'0 _J> I"V c; 8 --'lo ...~ Jl :lI~ ~ ;i~ ~ P!C ..' !:!!l '!jr ~~ ". , ' i i I; ~j ~i~~~ i 1 ~ ~;~i~ s !~ ~~ ~lii~1i ~ U ~:i r:Ui: ~~ o~ Iii!'!'!: ~ ~~ ~i "I\l:i!i.. /;; ~. ~d~~i.~ I"~ I fOl!E % I '" ~~~i:: . ~ ig~5i ~ ~gi~ ~ '~I~~ ~ ii~ ~ ~ f --'-i i 4'-01 i-Oj --1r "I; IiIN. ~ q~~, i~ <>. ;lilfi h lia ~I; ,,~ i~ KGOOO 181..1)1 hUH r_' ; ~ ---(8 '-"-- ......-"" ~' ~. v'~'["IJ . ~.~~~ ~;~~~~ niU~~~~ }> i~d!!l~ ~~i:~~~ I -<jllfOF. oiild",,,:il I~!EU~ l;!j~~g~!i!~ in~~~ii~i ~ gi! .,'- ~~lt! i i 0 ~' -<, 2; 'Af! ~~ii !!ld~~ ~~' ~ 'I, "::i ~~~ ~i;~CB~ ~ ui ~ -<,,-< ~z!ll" ~ ~lil~ ~... ~ ", ~ 1': ;;U i ,C .2~ !:, Ii, -~:"_::~::l:...J ~i ~ 0200>2 1Il ---1 ~-< ~v r; ~- < /'"K ~~-~ .,,~\I, \ '-.., .. 0 / / . 'Ie',. ~~.-c~C"1"L;;; . V" "- ~2 \,!, i ! : ,I -tJ 1 ~~ \. \., 1-;-'; i l ! : I 'vo C \ \ 10'. , I ~ ~'- ~i'i----"':,-\--I~i-!-: 5!q ~ I,,"-L.-,... ~ '. Ii ~'-, ," ~ ' -' ,,,,".-,... --. --." . ~ i '-, "'~ '. uO I" C;v J> :::D ^ Z C) <10(' // /....- ,,/ ~/j~,\ /:t / i..~\:"\')' I \.' . ,~ l' <., -i-Y I : ---- ---~ .u_":2"...__'_,_~ ~!!l~~~~~E ~ It!hi~~''' . !&5~~ as i z 5 " UJ GJ Z ;..._---- ....- -.--.. iU;i m i I~~~il ~~~m 1~8g.1~1 ~o:x: ~ ~~~ ~ ~iU - :D'TI)> . z i~ iQ ^~z m8m · ~H ~ fjiOID _ 0 :Dmi I'r '~ .,,~ fi Z 0 o~ . I ~ ~ Ci)<)> > )> ~~ ~~ . <m." ~i 0 ~iii~ I~ i~ )>r." Z ~ CN p1 1 !I! ;!l.....~ p fin o .,.. co I o~ ~~ ~ :x: z_ )> )> 0 l> m r ..", 4"9, D" '0'007 . H7F~' "0','" ~':ir ,.,,'.er~,:l'<c,..,a' \ Io-'-'~-~\ "" .c , .....' ..,' \ " ,')jc-' \~ (fF'",'"",',,",'" " J, j ..;, '~"..\"~"" ~,;. ;.. ~"'~,' ' ' '. ' ""'" ~ . \o,~Of\'~'~ r - r, " .. .... .. ' , .. ' '. , ' ' ' " ' " , ",'' I , " ' ' ?'".\",-." '" ",' "," ",' "" ,;;\?~ . \'" . " '\ " " \' "',"', " . '," ,\ \,~' , ' " ' . , ' ' " '. ; '., " ' . ' "'". .,...,-,:,..j""",.",~.,~""",', " ,'", ,,',," ''F'':'-''" - ,.. ~. '.., .~;\> \ \'\~,:\"" \ ,_i;j~S"\\''':\\ ~ _. ~\_, __n _", __~~ ",r' _\"'" -- 'If, ". " ' , ' ' , \, "" I" \,::-',:" - '~ - \\ '- \ " '\, '-. .. ", \ , . , ; ',.,.' ~ '~';' ':';;;7"/''::( ''';' ';" ~ Q ---- -------------- ."....,-~-~,......--- --~,.......--,.- ---- -- ----_.:----- -_.:---- "...,....,--",-..- ------------- <f ...... . "". ""fIII- ," . ' "..."~,, " . ' '. " .' '. . .. ' \ \. \. \ ' .. j , ~ i}'v . . . '. ~\\ ,',\'; ," " , . , ' , .. J 0 "".c.r''''-c,,,;p'rr, . .' · \ , }('(';';C '(C n- \ \ \\ \ \ .'.,.. " " ' " " ',; ." I \ : .' ,: .' '., \, , , " ----- --r:- , , '. ; " ' ; ~,.." , " ' ' . ' '-'", '~', ',."',, ,,' "'. '; ,,'" : ; "", ' ' , ' \, " ' " " ~\ ~.""'" -'" " " " ""","" "',' '","',,-- ~ " ' -- --~)----".-... .C-" ,.' : ", \ w .,..~ ~ ~ '6 ,. ~ ~8 \ H\ ~\~H \H Q \ ~;. l\~\ ~ ~~ ~ ~ . ~ ~'" \.... 1 ~ ~ 0"'; l:;,... ,,~ <l. ~"i.~ ~~ \ 'f- ~ ~~l : ~;\ ?~'i:" "@ ~ ~ ,,'~~ 6 "'ii ~ ;! lj\~'t r~ ~ ~~'fi ' ~ ~~r cl \ t!.~ ~ \~\ ... .. ,. ~ " \ .,,~ ; \~~~\~l .,,0\ ~ ~~~ \ ~\\l ~ \~5 \\ :3:11' t\ t\ ~ (Ill \.~~ ~ ~~ (i)~lO ~~,. W \~ \~ <::r t~ ~-~ ~ '\ (:) .~ -~ ~ \\ ~ ~r> O' O' t .,. 'p ~1\J009\;;:07"':2\S\'\'G\'/BA~05.d""g, Des 20, 2007 - 202pm :hol,,1, '"5'"1 !"te~rc:.o.~c' " $ I i " ~ i o m i ~ "U i Co\) s o 'I ~ ~ \\ \ "'0 \ rt \ I t1I \ I) .~\ \ !~ \ I I \ \ I I /, '\ / / \.. \ / / /\ \ / / ", '. \ / / / " \ I //'\ \J/'/' \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ /' /' /' /' /' /' /' /' --- __.1 ',' (Jl: ~~'-"~~=-", :;..;.: I: _ ~f',:;: :~~;---7( r-- I._M 1-'- :~'- .. \ \ \ \ \ . \ \ ')/ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \" \ . \ \ \ \ \ \ \ /' /' /' /' /' /' /' /' /' /' /' '~"i';;':,,,,~ (Xl: ,(Xl 0:.... - (Xl: ... fJ !JI'''' ~ ~ :v 9;Z:: jI: r ~ ~ ~ ~ ~ ~ p " G) m z m ::0 )> r- Z ~ m en ~ ~~&~ ~ ~~g ~! ~ g!lil"'~ .. ....x!! ~u> : . ~~~ ; ~~~ :~ i ;i~: ~I~ i~ ~ 'is''' ~ !G~ d :3 ~U.... ~~ U ~ J)t>:" .U) n; go ~~~ !:;! ~~ ~ ~~~ I~ ~ ~ i=~ ~~ FO ~ ~~~ U ~ I ~ 'll ~ ~ ; i ;; :~ ~ ~~ ~~~I ~~~~; ~I~ i ~ ; ~2 2 i ~g ~~~~ ~~~i~ ~~l ~ ~~ i ~ ~o o~~ ~OO~ ~i~ i ~ ~ g! ~ m ~I ~~i ~dl~~ id~ ~ ~.. ~ "'i ~ i I~ I~~' ~~~I ~~! ~ 0 ~ ~ ~ ~~ Q~~ ~~dd ~~ ~ ~ ~ ~ 8 210 i~~ ~~~~ i~ ~ s < k ~ FOz ~i~ Fa~~ ~ z ~ ~ m ~~ ~~~ o~: ~ ~ ~ .. ! ~ ~ ~~~ liRI ~~ ~ ! ! .. ~ ~ ~~~ ~~~i ~~ ~ ~ 0 ~ ~ ~ g~ z~ m i z ~ r: ~i ~* ~ ~ m.... ;!!~~ ~U ~m R .." U u !jI~ ~'" 2 . 9 ~ ~ : " ' ;:F' i~ !jIo ~ ~ ~ I I ~.~!fili~~ ~ d-tdJ~ "Q ~ ~. ~~~d;;1~ ~ : -~i~d~ ~ i ~~iU~~ !l: ~~F~~!i~ i >- r-Qlct :5 ~ !c:~e i ~ ~~~m . ~ !jI Ill" ~ i .. ,.,G ^ m ~ ~ ~ u> 0 0 ~ ~ -l ~ ~ r- m G) m z o is !Ill ~ ~ I! ~ ~ ~ i! 'I ~ ; ~ ~ ~ ~ i ~ ~ i ~ ~ !4~ i ~ ~W~ i ~ :i e ~ :-a i ~ ~ d 1i! ~ ~ f! j ~ ~ ;'l d ~ ~ ~ ~ o i .. .... o lii ~ .. ~ ~ ~ ~ ~ ~ ~ ~ ~ 1: .. FO ~ m ~ m e " 5: z j m I ~ I I~~~n ~ ~~i~1 GO ~ b C1I Gl " ~ ~in IiI' flu ~~~ mO:I: ~~~ )>z)> z p ~ ~O:I: ::JJ'TI~ ",-Ie z~o Ci'><)> <m"tl )>r" 22'~ ~ :I: o m IrssQOlrsl ~~ ~~ t; ~~ ~~ ~~ ~~ o~ > > . z · ~H ~~ -- o (~ z ...I.. l> r fl I " i . ~ J 0 fl Jt ~, 'I I ~ t ,. bo I' 0 :r'1 I Irrl ~, I.; L" I . I . ~ fi . , I I I I I CXl: I --f ....~ I · ~ I I I J OJ \ , . j::; ,:;1) 1f1l I. f1l I, ii ,:.. - cctc-\ .t~_i ~: I I I -}----.- _-Jl I . . I I i I i , i I i I i I i I ---- I I i I i , , I , , I ~I!t 2(;', ~CO!. 12'prr ~;-;a'..y, ""5,- !r;~a~r':l':O"a: /' /' /' /' ,/ ./ ./ ./ ./ ./ /' /' /' ./ ./ ./ ./ ....TCH U~ >> ./ ./ ./ ./ ./ ./ ./ ./ /' ~: -I :;0 f1l rrl '" ./ /' /' /' ./ ./ ./ ./ ./ ./' ./ ./ ./ ./ ./ ;,.- '.x' :d rrl rrl N " "''' "'.... "'r-~;r"..",.. !> p "~G) g iiii g gJl :~ i~; : , :5 :g f i~ ~g!1 jijj; ~I~ g ~ nl ~i ~p ~~ ';:j l"?;z ~ <> ~E ~lh:i it~~~ [Jg! tl ?; : ;:P :lP~ ~q i!~ q ~f ;'n~lfo~ ,:~ i ; f ,'fd !dB Ii p" j' j, h' o~ np ~ ~ .~f; ~HS ~! q ; ~!!~ !,i It:; i~; i Cf) 1: t~B 5:;1 8~;;;I ~ ~ ~ ~ ~i Ili"< II> ,l:!; l!: Z I'" <, o. ."~ ~il 1/5; .' ~ ! Ii! ::j mE l ~! I II 1- ~~I ii ~ ~: a ~ 1I11'l" <> ill) ~ Q <> ~ ~~ ilr ~ ~.. ?A ~'"~ i~ 'ilCl f' "'; '" 11l!:?j 'ildi ;;;0 ~ g ~ 'i ~ t J ~ ~ f ; ~ ii d ~ i f ~ i i : j 'I l:r~'jl !!/ )> .., b , tJl-< -< fil !1!ii 0) , .. ~ m ~ "0 ): Z I~ ~U!I~i~ ~ ;:hdO g~j ;E i' l!:~~~;;J;;I ~ ii t#~oor"V ~ g 'hsl!:~~ ~ i ~:,i~~ r," I :~~h!QB ~ ;; ~~~e ~ ~ :;I~~81 , .Yl 'i fI,l" ~ i P 1~~QoI~1 ~~ ~~ i~ ""m q l:!f ~p1 P1 .'1:5 - ~ o. o. > ,. p '\ ~ i m c " i 8 I o ~ nt :J:J ~ al < C '-l roo (;). VI o , , ( 000", ~c.n /1 '--,m.,/ fT1 !,/ ai,' "'.' '. I,Jk' n'1' _' .o^ .~_. _~. __"_ I " , :p... '!o b\ :d \ \ . " fT1 -1l>-: .'fTl G -1 "".t~ -1 f1l :;0 '" rrl fT1 rto :~~> /~/ / V-I,' 1 I i i I i . I ;'. I , i · I i CXl: I -1 I :;0 I fT1 I fT1 i I i I i . , I I i I i I i I i I I I I I I , i I I --'-.-..-.. ~o::r ~~~ -~Q ~<~ <f!l"O )>...."0 :JJ ):- ;;: ...., z :r o m ./ ./ /~ATCH LIN~ }. ;s ,. .. " .. .. '" ... ..8 ^ ~ li I! 'P ~ I! 'II !i ~ ~ m -< i1 i R ~ i i ~ 0 Z ~ J .. <> 0 ~ g ;? ~ ri l ~ 5 i! ~ 11 3 ;I ~ > ~@~ ~ (J) ~ ~ ~ =1 l 1! 10 ~ ;;; i " i '" ,h r , J:\;oo5\2071';2\CI'IGIVBA801 clwg, Dee 20, 2007 11320"', ;>-,o'ey, :ei 7S~ :r:rilr":'J~;ona ! ~ ~ ~ 8 l!lO ~O '''z :0 ';0 ~, r'l ~----i qfTl ~ }> I ^ " " o c ;;0 m 8 CURB TO o.tATCH BOT.. 6" JF BASE ROCK ~ . ."oz ;~~ ~~ f':1 -.,"' ~~ ~" 000 .."' ~8 ije! ",0 0", o z.... .,,0 s;:.... ~~ ." X :> ." "' !~ i~ J " - I. / .~--=:::::::t ~ !t" "'4"~ ~ . ~ ., <f" , ___..~ ~ 1 z~ go "g \;J 8 C:.J -;,', ~~ ~~ I ~~ ~S; (3 [!] ~ l!lO ~C ~ ";;0 ,-m ", ~n ~ r- I-\.- q -., ;01 }> ~ u ~. n ;0 0 U) UI OA5O -" ~ ~ ~~lil" }> i....l" I ;~~ ^ ~~'il ... 8 l!ln ~o "Z In '5;0 , f'l u -I ....~ rrl I o's <.... }> r- ^ L- 0 Z -I z !il ~ ~ I I;~~~i c~ m IfS8QolfS~ ~o:t ; >~~ 0 @T ~iTl :o~~ 3::g(/) ~ ii i . z !!I ~ ~! ~~ ~~ m :t - ~ . ~~ > ,;Q " C :o(/)_ I~r Z 0 '" (X) < ~-< (/)0 ":0 ~m (i)<> o>:E ~! ~ :0 ~:!l }:!l <m-o }>z> . ~il~1 ~'-o Z h lil 0 j ~~ J~ " -'~ p fin 0-,- ....a. I ~ ::r z..... o O. l> )> >- () m h r ~C) ~;;o 1:'0 ~o 11< ~" f'l b,o CD o ;0 o f'l AJ o l'1 --, }> I l-.r I -- " !~ ., \ i H~ -.-", t ." Z',K"s~;wo c"dc~:J:,\:;95 Oy,ta~ PO":! "V0752\cc~,,'a r'ies\'.,.'07S2oosaawg, Dee 20, 200i" ~2 54O"n, wOY'ie TSH Ir!,;:,c'O!;IYO . -01 ! \-0 f CJ') Ln (f) z ,0 m 0 ^ ~ 0>01~U)1\)"'" 0 m > c X )>C m (f) z 0 :I: 0 " :E Z-l ~ m 0 > OI Z :JJ 11 0 > C c" CJ')CJ') rrrrrr :E (f)~ 1\)1\)1\):-":-":-" 3:: O~ n)>-o 0 . . . 000 m Z ^ 0001\).....0 m Ci) >~ ~ m U)I\)..... zo -< JJ (f) "Tl )>Z)> >~ 0 3:: 3::- -0 ~ > m iM-nA -0 rrrrrr (f) JJ -< >>>>>> :I: 0 ~~Z ZZZZZZ m > 000000 m m)>CJ (J) (f)(f)(f)(f)(f)(f) -I Z 000000 -I 0 ZZ --i >>>>>> ;: -0-0-0-0-0-0 -I 00< ~ ~ mmmmmm r m I m --O-oO(f) <CJ'))> ~ JJJJmrm:I: r JJJJ-I>3::m > )>n~ ei)Ci)>zOm z >>r-lr-l 0 ::j,0S; -1-1 - 00 01 (f) -C __(f)Z-I- ~~O < OO>ei)O~ "Tl:I:>> OnZ 0 ZZz>zm "~O-oz OZOZ-oX 5z~m " z ~:qj 0:0 ~OCi)Or m 000> m Z)>~ o 0 " >rrlmJj> ~O>JJ > Z 01-< JJ:O r=(f)Z:JJZ 'omo m ~ >' Z 0 (f) m- 'f U) ~ :I: tIl -oC --i :JJei) ~~o-l> ~ >> ......O"Tlmm r- -n (x)OIr r:::::! c.:,oo m )>0 wO 0 zO o :0 -I OZ W (f) OJ 0 -1-0 Z~ -I mr Z VlZ r- -< (f)> 0 o(f) Z - < ~c )> mm 0 ~3:: m_ :0-1 ~-I . ~> r (f) m -I CJl II i :01:;CJlOOO ~s: CJl :I: s~< 8~8ll'>8~~ "1J "tl )>.,.,,,, 0 ~ili m ~CD~~ili~ :I: n > )> ~ .... - !!l mZ m :s::C)> ffi Z ~~ m~~ m ~~o ~~o :D r mo --I u~z '" m mOC/l Z ~~ Z. m -IC/l z~ z~ ~ :D0I --I lif CJl ow -0 " 01_ z -c/l~ ...... w-< z)> s~o . jJrrl 33iii G> S;~)> 0 -< )>:0 )>:0 n O"1J ~~~ ~::!l tl::!l < 0 ~6;~~~ mm Z "T1 0 X i5~ > )> ~ ~ ~ ~~ ~~ :D 0 I ~:::r: r;j "I :D ;i'~lD 0< 0< 5> " oP (-,P Z , ~~el )> )> 0 I! )> m r Z \Ka~"iWC F:.;do~on\395 O)'~'e; Po nt #V0752\cc~i'/G ("e~\V0752bQ~~ dwg. Dee 20 2007 'Z56pm, woyne T511 Irr..rr:OlicnOi !~ @@G@@898G ;0 '" ;:: o < '" '" ()) o > r r o 2 j;: ()) :I: ;0 C m Y' > o > -U > 2 -- 2 o -U '" ;0 '" 2 2 j;: r 0;0 ;0'" 0;:: cO 2< 0'" o 00> < ' '" ;o-U ;0 c 2 C (f) Z (f) :;; r r o '" " Z '" r ~ ::; (f) o " > o > -U ~ I o " --< ~ '" r ;0 '" ;:: o < fTl o fTl " Z fTl r ~ ::; (f) o " > o > -U ~ I o " --< ;0 > < fTl r "" ::; I ;0 fTl " r fTl o --< < fTl -0 > ;0 '" Z o Z (f) :;; r r ;0 fTl ;:: o < fTl ;0 fTl ;:: S2 fTl "" > r '" ~ o ?; o fTl o c ;0 m ;0 > ;:: -U c;; "" 2 > 2 o ;0 fT1 ;:: o < fTl c;; "" .2 fTl X (") ~ '" "l o > r 'U fTl ;0 -0 Z !'1 --< ;0 fTl !'1 o fTl o o ;:: -U o (f) fTl o o ?; 2 ::; fTl -0 ~ :I: o " -U > ;0 '" Z o r o --< o fTl ;:: o o C ;0 m > --< (f) o r 2 (f) :;; r r N, o > r 'U fTl ;0 --< ;0 fTl fTl ~ o C ;0 m o C --< o C ;0 m o C --< "" ::; I '" fTl " r fTl (") --< < fTl -U > ;0 '" Z o fTl (f) o > r r o 2 j;: (f) I ;0 C m (f) > 2 o "" > r '" o o r o ;0 r o --< (f) --< ;0 'U Z o r o --< (f) --< '" 'U Z o , :, j I , f ~ ~ @ @ @ (;) ;0 ",,0'" d~~~~ "';0 '" Z~ fTl >CfTl fTlfTl '" ;:: r",s:: ;U~S6~[5 r;:: r ~s:: 0 ?,OJO 00 0 >0 < < (')Zrrlr< 0< 0 r< fTl Z:;ofT! CfT! rfT! ~fTl ~ rfTl " ~\2~ ::tlO(jO_ fTl;o '" -1>:;0 m8~~~ 0 >> ;0 ",,> " F~~ ~j=~~G) r-U > >-U r 0 r. ;0 2 5~ -U '" (f)'" O"";O~ ~2 > CO;o 02 Z~ ;0 ""OF:> CD)>fTl)> ~j; --< ~ 2 fT!~~Z 0> ~dO Or -ur '" ~. <0 2 fTl ~~Gi "-rrlfTl 0 ~O '" )> ~OJ~ IO IO I > OrO ~5 r "'0> OJ -1fTl)> --<0 2 ~~~F 0.'" 0.'" 0 o::EF 1 '" -rJ~~ rrll("T10 > 0> (f) )>OO~ 2 ~~ i 0 ~~5> OC > 0 > '- '" (f) I r ~~~ f)OJQ~ -U \,:!-U r '" 0'" ! 0 o ;0 ~o:~ ;0 ",;0 2 cL.J C -jZorn '" :E'" I j;: ",m 2 >2 IO(f) ~ ~ )>~lf) 2 r2 i ()) O())--< 5> "'5> I 5V"lO )> I~)> r r ;0 ~F=~~ I C ())O> " ." i' m ;0 r . 0 0 (f) fTlO ~6~~ ;0 ;;0 I --<-om '" '" f ~rr1fTl 0 0 2 I CDfTlX- ;;0 ;;0 ;:: ;;0 0 0 J"Tl-lz ~~~~ o~o C C (/):EO~ 2 2 (f)> 0 0 O"'fTl Il>::tlO -U -U pOx Oroz oVi -o"'(f) C;; C;; C:::! CJ-iU1I 2 2 ;;02 ?;O ~ --< --< m0 Z Z 0 ~ 6 55 0 .0 2 0r (f)0 ~ ~ ~ (0) ~ 0 ;;0 ;0 (f);o ;;0 '" fTl '" 6~ fTl " ;:: ;:: ;:: Z 0 0 "'0 0 '" < < 0< < '" '" ,,'" fTl > > ...., ",," co 0 > 0 ~S C > " > -U j2 ",,,,, '" ~ r .", 0 2 0 '" I --< "" ;oZ ;;0 I '" > 0 C ;;0 ",0 r .., (f) z 5;:g --< ()) 0 ~ '" I -U E5J ~ ;0 C ~ '" --< 0 '" ;;0 r m ;;0 -'" 0 .()) "'", --< ~'" C 2 Z ;;0 0. 2 '" ~C;; 0 -U (f) '" (") > :;; 0"" 0 ;;0 > < ^ r 2 22 fTl Z r 0 .;;0 I> 0 0 C;; "'2 > c >0 r '" :E 0 2 0 m 2 ())m 0 --< 'fTl "" --< ;;0 m 0 s:: fTl ::; fTl '" I ;;0 0 ?:: ~ fTl ;0 (f) 0 '" Z 0 ()) " F r 0 '" m r= 0 C Z --< < ~ (f) '" --< > ()) C r --< -0 r ~ (f) 0 -U 0 C Z r ;;0 0 m 0 2 C -0 I r= r '" I m m .... If o " r ~ (:) ~ o '" :'J 2 '" r ~ ::; (f) o " > o > -0 ~ I o " --< ;;0 ~ '" r "" ::; I ;;0 '" " r '" (") --< < '" -0 > ;;0 ^ Z o r o -i (f) --< ;0 'U Z o ^ m -< Z o -I m (f) e ~): ~Z ~O ~~ q:> ." m Cl m ~ o r ::::::j o Z ." ): Z )>ll' n" 'Q . n. \ ' ~ C/,--' /\ \ J )>00 . :) \ h~ nO' b-,-~..../~g; \ ./" ,--' ;0- C ;oVl o~ ," o~ ~c '-~"~,~,~l' '0. , ) ) ) ) ) ) ) ) ) <:.12- , ) ) < ) ) J I ) ) ) -~-) o ( ( , ( ~ '-. ;O-':J O. >u:: o;{ ..,...--;-- r~.or, -----~~~ I , --~-~~~~. ! =~r j I .~r ~\ 1'"'[-'1-"- 0-- L~L~~ fil- 56:: ~.~" ~o~ -. ------ t, ~"cilOl'~ I ..0.;1 [::r ~ ........... )~ ; ~ ) ) J, ) ., ) ) J, '- ;, ) ~~~ :11; _ ~~8Qoi~~ ""U )>"Tl^ 0 ~ili )> s:;:C)> r Z ffl "'0 "'0 :D mOcn 2 ~~ )> -< )> -< ^ :DOI .... IiI' z(/) z(/) Z -(f)~ ".... -nr;j h - ~':B ~:D G) s:~)> _i~> - 5~ ~~ < z )> "'CD "'CD :D 0 f -- Or Or 0 .J.. ~h~ .0(3 .0(3 )> , Z o. o. z I~ )> )> )> 0 m r o I\> o ... o 3 o ~.. ~'-~' A.Tlar- ~: gp P!" /' -;,: ~~;I~ =I~ ~ ~; ~ ~ n ~Ij; R... f;: ,~ 81?J ~;:) ~ "ijJ~ c ~ ~I:': i ~~~ --- A.'Z-r211ll--' I <3"'~~~ ~~~c=B q ~ gJ Z\K03~i',.,'c i"'-ido~or,\:;'95 Oysle, Po,~,r fV0752.'.ocr',..9 f:.a5\\lC7':'2bQ~edw9; DGC 20, Z007 - '257VT', wayne TSH j~t~rr:G:'0'10; @ @ (3 @ @ G <9 e 8 ^ 8 m Z Z 2 ;u ~~ ~Z Z 2 ;u -< -." -." -." fT1 -(1) -." :'J fT1 Z , OJ r= r= r= 0 0' (1)-< r= , :>- 0 , , , 0 I' -<:>- , , 55 0"1) I ~ en ~f= I -i O~ en en fT1 fT1 fT1 en fT1 );; m ~Z 0 ~~ -<en 0 en ~ '" ;u -< ~, 0", '" ;u ~ ii'~ :>- :>- ;u ;:::F= :>- :>- 2 , , :>- Z;u , ~Z I -." GOI :>- I :>- r'l fT1 fT1 -." -<;u fT1 fT1 2 ~(j) (1) (1) , n d~ OI (1) , 0 0 0 X I:>- 0 X :> ,. :>- U1 ;u~ ,. 55 , , "D , Z , , Cl Cl fT1' "I , Cl ;u 0 0 ;u 2 ClfT1 0- 0 ;u ~ 0 2 2 0 ;u:!! ;u, 2 0 fT1fT1 5> 5> C 0(1) ",:!! 5> c -< :0 2 2 2 is ~ :>- 0 OCD ;UU1 ~ 0 -< 0 :>- gg: 0 2 ::0 $2 , 0 G5 , ~ ~ fT1 2, ~ < fT1 ;U 0, fT1 ~ 0 0 ;U Z fT1 0 ;U ;U (-, (-, " :>- Z (-, " 6 S ~ :>- '" ,. :>- :>- 0 Z 2 2 (1) ~ 2 ;::: 0 0 "" 0 "1) ~ " ~ I I 0 "" I S I r'l r'l 0 (-, fT1 0 0 0 0 (1) Z ;U ;U (-, (-, ;U :>- :>- ,. :>- ~ ! 2 I I 0 ,. I CXl, r'l fT1 2 fT1 , , ,. 0 , I X X 2 X 0 , 2 ,. (-, 'I GO '" C 2 '" '" ;U ,. 2 ;U I 0 0 , C 0 :>- c c :>- c 2 2 :>- , 2 0 0 0 2 :>- 0 C 0 0 0 2 0 fJ) 0 0 OJ 0 0 -< < < < fT1 fT1 fT1 OJ fT1 ;U ;U ;U ;U ;U fT1 fT1 ;U " " 2 ;U -." GJ , \: 2 fT1 );; ~ ~ ~ 2 --; 2 -< 0 (1) (1) 5> (1) 2 CXl, OJ, "1] , CXl, );; "1] I 0 0 2 );; 0 fT1 -< :>- (-, (-, Z 2 (-, 0 -< (1) '" Z -< '" 0 ~ ~ e> ~ .......1'01'0-- 002 2 ;U ;U Z Oc..nOO ~OO " fT1 fT1 -." I I I 22--; r= OJ OJ r= 11......(J1....... ~~f:l :>- :>- S",,,,c.n , 55 55 , (1)0 en I tn}>)>G') ~ 0 r'1 ":>- -< '" :>- 0 ;uO ~Vltnr fT1;U :>- ;::: ;U , :>- :>- :>- I I (1) OJ Cl GO G):::o::::oI ;U-< :>- fT1 fT1 I UND OBSCURED BY ;;UCC:::O fT10 '" 0 0 fT1 DENSE TREES owrnC (1) :>- , CUl(j)OJ fT1" OJ ~ ~ X 2 (1) 2' :>- -<, 2 0 :>-0 -< ,2 ,2 '" 0 ::!'" I ;U 0 < C 0 /:::;...----....--- < r'l-." (1) :>- :>- c fT1 0 0 0 2 ;U O;u "" '- '- 0 2 C C 0 -< (1) (1) 0 (1) I 0 -< -< < =lfT1 (-, 55 55 fT1 ~., ;U ;U ;U 0 :>- GJ GJ " >~ , 0 0;," , '- ~ :>- );; 0 C -< U1 ~ (1) 0 0 Z -< 2 2 ~\~ '" 55 I I CXl, OJ ;U fT1 ~ 0 GJ :>- );; 0 0 (-, 2 ~ (1) IJ) c:~>9~~ -< 0 ~_ ~/J~ (1) 2 ;,...:.(, -< ~~ 0, 0 I >~ CD ~ 0,; o~ r'l 0 n (1) I 0 fJ) )>:.> r'l 0(.J , 2 I ,. 2 ! 0 (1) I =I fT1 II 0 OJ -< '~',~:::,-'" "'~ -f-Q.},B~ n'<'- net> -t.n.c~ . ~~ .,~ '8, )- i' ) ) ) ) ) ) ) ) yL ron.- .~~---~~~. ~~~~t ;:'J':::hi,-:; ~:;:'~8 __ _0_0_ , ) ) ) ) ) ) ) ) ) ) -.d::- ~-, _____.,r- I~ r'-"\-'\~- .~ 1\ ""'J'>.I-/r' ~r ~-L~1~!- '3t+ 0 _ ...u. ~ ~. "I <5 .. .-10 ~"" :pqi [!L '" 0 n[tl ( ') !I'; I ........ [ j! PI; ... I 0 ~ .-....-.- ( ) . ) A.'L'I21~'.' } '" A.'2"l2.08..' \' 0 0 <- ) '-. A.Tn~~-- ( ) ( J' > " ) =,,/ , , 0"1~ ql~ ~"-- g~~ i!~~, / -J ~~I,O gl<~ ~, ;; ...... / 0.'<) ;:::....0 , O"tJ ""::I- . ~~ ~~.~~= .-- g~~~ () ;JJJl n ~ -_.~- ~'\; 08 "~~~ ~';) ,/'~~ (J) Ii .~ 1:::D.c....~.O.O.O. :0;:2);: 0 ~I!< ~~8Qo~~~ I ~@~~ffi~ :z: Ii ~ m ~ ~)>Z m g:!j(!0 !j(!o m ~t5 m~~ 0Zo ~ -< 8 r z' m )>-l(J) '!.iWl z~ Z~ o ~~ ::jZO 33-1 ,,-1 Co> m :em -..I. 00)> :>-:0 :>-:0 b -< z)>~ 5~ 5~ ~ ~~~ () 0 c -oz i:~~ [iil!1 [iia, " J\.) q~ ~ );:0 '" i ~6i O~ 0< 0> :0 Z O' oP ~Q~l!J )> )> I -0 )> :0 ^ Z o < )> :0 :i> z o m )>"^ 0 ~ili' ~C)> r- ffi mO(J) ~ :oOI Iii' -(J):E 52~)> z 0 I I! jJ o 1M ~ z ~~ ~ 1 )- r Z\~05~;WC F",CC301"\395 Oys:er Pc-rot ;,\'0752\0,:,,1,'03 r"ae.\VCJ752bce.aowg, Dee -20, 2007 - '2 57p'T', \/layne, 75H i~~ar"o"QI',C N ~ Z ell -U 0,;8 --< m ?> ~ ?> O!! o-<z ?i Z zoo 0 0 0 OO::O~ (f)C::O --< 0 ~, ~' ~: ~; ~, < ,,' OUl(JlO -;-;01 :s ::0 -; Z Z 0-; z Z )> 0 fll 0 ~O[Tl 0 Z::O(j)O (f) ~Z"lJC ::;: 01 (f) 0 ::0 -U , ::;: -; tI) ::0 01 )> '1 '" tI) 0 '1 -U Orrl)>:::O ):! 0::0-; ::::I'l~ z -ue~ ;;:: 01 0 ~ )> 0 01 iTi )> 01 X 0 0 ~ )> 0 0 0 Rl~R~ z~GiV) :::> :EZ)>}>Z)>CCD }>O::::OO)>'l'l~G)----i ;;::OZ g~~~~82 8b~~~~6 , ~~ (f)-;::O Z 0"-" )>'5::)>::;:~ 0'" '5::'" ,;:Z O(f)'" ;::Q::(":: ~ 000 --< ::OZ-; ~~il~~~~8 rOfTlOZZO)>::o'l ~~~ 01 0 ~o0 '1 ~O)> "lJ)>OIX ,,'5:: 01 )>01 )>0 r~'5:: -;-; 01 -;01 I ZO::O ." ~r;;g Gl~"1JZOU;:;::OZ)>O ~ ~ g, ~ j; Z r'1 f:-)> 0 ,,-Z "lJZS:;fTT-i --<UJ ;U ~o x::o ~o-u,; fTTI~~ )>fTIZl> Z'" J.l Z 0 -'" ",ZUJ 1'0 LlO" ZfTI;oZ>Ir=O Z~~:j(/lI~~~;:U '5::-C 8~~08~2 ;::01 ::0 ~----i6 ~~~;:g~ 0' ;::0 ~~ jj~l"T1Z (/lZX)> 0 ~"lJ~F ';'" [Tl(JL. UlOU)rO fTl UJ iJ):::05jNIrO C.. ,UJO 0 ~~~ Z(j) ~~~E;1j~zz' ~ c'o ::;: Z Cc C01 );0-0 IQ-UM :z OUl<-I';o:>O ):! -I^fTl O'-'S::: ::t>-ZO::UC<;o '5:: 01--<01 Z '1Z r;f)~)>Gj '1 n ~~~~ Z~Z -; O)>fTl fTl , ;::)>-; ;0 ?J~'l , '5::::0 '5::)> GoOO ~-I;o~ ~~g ~o~gJ:= O-otJ:E (j) , ~-IO~O~O ~O'loF=8z o;~ 0 ~O 0 (j) ::0 - (j)01(j) ~~~~~gs=~ 01 )>0 r~fTl:::gO ::0 01 - Z 0::0" ~(j)-I ~ )> ",01 ",0 Z00 ' ::0 01 ,,0)> -; -oZ~Ul~~----i825=i OI-i::05::o:::O ~~F()lfJC) 0)::0 (j) ,;: Z ~~ ,,0 -'" '5:: 010' ,.,' > ~ )>::;:)> ;::::oZ ::0--1 -OZ,Z3: ZII -<(])O~;o--l~ ;:: Z ~'5:: -; .::oZ ~;:g~~::tl ...::0 C)OY! ZO~fTl OJUle(j) ZO' 'Cj02';-;.0~(j) ~ <c:-I(J)~~vI 0 (j) O-iO 01 0); ",01 01 --< ~ Z fTl(/lO" OZ -U 0::0' f;~8 (f)OO1 ;::-U(f)0:;:;U OIOZ~O ;:: )> , 01 ;::Z O)>f"!JZ(/'JOJoofTlC :;i::;:(f) :z (f) )>, -? 01 8~ s::~-<<~ ~ Z 0 0 '; -; cn--lZ-r'J 00::0 )>"'0 r'1r'1 fTI^::tlOI :::u ::::05{/)rT1fTlrT1ZZ~-U ~~~?Z'l~ ~~~d~~ I Cr'1 0_ !':' )>(f) rrlZ 0 (f)::O ~~ ~S~ -;" Z(f)O (j)(j)~ -<O-U U)~~~55~~8 ?"C 00 -l mOUj 01 ~~ P~~n I00 -;0< ds::{jY1g~jj)>-<;g )> aJ -i--lOO(f)MO ~~~~E5g r'1 ::oZ Z-; jj~fTlmI ::0 -U Nr'1 3!c~ ~~n::U )>)>r'1 (f)IO 0;::'; -u1J~~-og~z 0 0 )>-; '1r'1 'i> fTl~ O-UO -; )>C C Z 0), 0::0 0 rrl'rO -U)>::o Q1J(j)~o-l5~::O 0::0 ~;ug~;U~rT1 0 001 s;8E:i-<;u , ,.-; )>(f)0 ~N~-o -;r'1 8~~ - -2 Z r'1::O ~~ --i )> r-{TIP 0< z ~r=~ ~~:j.--I~. ri~ ~~~~(j)~~U1f;8 00)> f=C :t25CJLl 6O~C)~O -U ;:: '<;:OO'Cj )> 0~ 0 ::0 . rrl)> '1 ~g~~ ~~~ -U;::O X -U ....01 Ui aJ 0.. 00 C;U~~ =Ticorrl Zeo ()COrr10-OZ~ :j"lJfTl ~)> C1J5J C~fTl-lO)> 01 Z" -U;::r'1::;:)> , ::0 ::00 (j0 f"T1{T1(f)r~)>(/)-o ~~~~b~Z~fTl~ 00 C) ::::Of"T10Z:;u r'l -OfTlZ ZO 0 i'ii"':;: 0::00 ;::)>-; ~r=~:t~~-l (/)rrl::EOO(J) cr~ ::0 d~ (f) r'1 r'1Z ::o-u ZO)>~ X --<0 r'1~ :;: ::OO1Z og)>);::OG(j)'; ZrT1'rr1;lJrT1-'-oO(f) CO::o ~~=t)>~;o I -;'" OZ-SjO C 00 0r'1 ;::::0 ~fTlCZ ' 1J fll- 0)>0 ~~~ rrlZZ,- Co C)OOQ(j)MNf'1::U-l ;::-;C ~=tOf"1lZ~t5 X m 0" ::::o~Zt.h~ tI) )>0 )>0 0 ~~OC) ~I8 ::0 -; Z tI)"'::O )>ZI(/)-1f"Tl ); AJ Ol, I -;Z --<::0 u)tj~ OOrrlO OfTl (f)01 -10 -I 0 bgf);1J~ r'1'1 r'1<;: 00 r'1 '" . ;0 ~ OOOI OO":::E:?::='I :::!~ '5::C-; :::j_AJrc)C);U 1'T1(/)(/)~'lC .,., ::0 0 )> n 0 rR 8~~d 'l~~ -; . ,~)> -(/). )>0 )> ~~::2~g g~f"T1f"T1 (f)S;);O::O-; UJ::O UJ--< 0 '" (f) O1r'1 ~S6zg~li~ ~~O :;:0. c e- Z ~E; Znr'1 ::0 -; "'-U ~~UJ ~I'i!'~~"<~ ~6~8~8 0 - OZ::o o~rn~:t6~~b--l 0 '5::- -; -U::o -;0 -;::00 {J)!"Tl 0 ::0 ::0::0 ::o0'Cj ::0- ZO )>e ~~~.~Y;~8 C)>::O Q!'T1fTl~~E;o (J)-I8g~.. 0'" fTl OfTlO -; )> ~O-l~ r'10 ~22 :;::O-iGJ(J) :;::0 OC)O UJ )> )>r'1 :;:)>r'1 01 ~;t>~ )>:?:)>~fTl, ::00)> -; . o~~:;:O n 0 UJ (f)::O -< ZZ Z~~tn~~~ O1r'10 ~~~~~C~ --10C. r'1 ""0 ~-U -; -; z!<2 -i)>ZS:: )>N(f) ~d 0)> 0 O1Z0 Z =1 I'z 0-;r'1 OrrlfTl""T);:o-l r'1 <.nO ",::0 tI)OZ::;: 0 :>>- ;:: -<z ~rO' 'OlI Zr --< OfTl 0 fTl(/'Jrrlrrl . ~~Sti0~~ ,Z;o("1l6 , :>>-Z _r'1 ;!rT1~O ::0 (f) Z'--IO U)O~ r'1 0::0 ~ 8~0Ci~ g:DO::::O)> 00:>>- ~~~~~ 6~ I z~~~ Vi -; n :! r'1 --<t:;; ~ 0 .." Z",Z ~ ~8~ ::;: '5:: '" ::0 )> o )>53~. ri 0 :;:0 fTl-lZ fTl--< 2-0 ;U 0;:: '" -U (f) 0.0 )>, < Z ::0 < 00 MOO ~ ~:!8 '5:: ::00 :t.fTl OJ n 01 -< r'1 fTl ~8fTl -; 0 --< .r'1 , m ;:: r'1 z~ 00 Z 0 )c>-C '" r'1 -; (j) --< ::0 C -UZ 0 r'1 '" :;: (j) .fTl0 0 Z:! )> 0 o. ~ ~ O(f)O~O-lI--IO~ ~f5~~~O~~~O 5 ZIfTl(J)OCDfTl::::l-iZ ~ f)Ll ~~3fllZ~52~ ,.:1) fT1;:O (J)Gj~z8)>~)> ;tig~. (f)~::t>-(J)~e5 ~~~:I!~:BSOlf){/)O -I~f"T1r'lOQ~~I"'T] ~' ~O~r1oQ~OJ ~d~~~.~--<~r6 , ;:0 ~~C)o~o~~ 8~~Q:Dzz~0 ::::0 O-llf) 0 ::o~::o~Q~I'~] ~O(j)oC:;~r1 <5 :j:;I~-IO-o:t::tl ~Z~Z~~~016 >0 )>-HT1--1-o ()?S~~::::o:='z~~ g~:::0~=r;0()-< ZfTl2:;::OF06~o )>J>~O-i~-I-I~ 625P35~zYi~~ ...........;E-<::::oo> ::tl ~~>8~~=Ti~~ nM::::I:j -iO=:! EJ~~~~(])~(I)~ g 'l.~ b~Q- o)>~ C-jU):i zz ZrTj r>1 l>-< O(/l , -; Ul ... '" N Ol " o z Ul -; is! n --< o z z o --< f'l 'ell '" " '" ll' o r'1 Z ." AJ ~ ... '" N o (f)f:- I, )> ,(f) ,)> , aJ< r'11) ~~ 9~ -U ~~ 0:>>- -;Z 0-; ~~ ~Q r'1' o r'1 l/;~ '5:: '1 r)> ,::0 I z~ ! I , I I I I ! '- .. ,. ~8~~z~~ ~~j;~~E;~ ~Y1lf)f;ZZ~ 8 --':[;i ~0~ ,Z . 0 '" O~ ~<o rr0rrl~O <;1~e:)>'ii~ ...::: c::::o-<:;::o (/)c36j;-of) "1J"1) UJOb ~o8~~::::O '1<)><(1) ~)>rr1-<fTlI ~o;o '10~ g~~~~1 I~~~~~ ~-l(/)~~::::o O"lJ~r)>c:l ~~~S2-i~ ~~r~J>Z g. ~(J)~~ ZI Z, C)~--'~~fTl :;:0 ~ oC.." ~~~-'s::~ fTl.(j) :~N ::u ~~ ~~~~(/)~ F O"lJ5I ~ ~~~ zo OJO~ ~~r 5~::E ZUl~ 00=1 . Zr'1 r'1U1Z f)po r'1::o- 01;:: ~~~ :;:"'0 )>r'1Z ~Z(/l 'l;aV1 -OC ~~~ Irn3{ of)r1 ::::o^g ~~~ . fTloF= OCr'1 r'1::00 aJ '1- ~ O1'1(j) ~?)~ ~fTlO 0r'1 '1(f) b~8~ r~~ ~Q~I ZUi'Cj0 fTl-lrr1:::U ::tJ-0)> (j)Z 0 0-02 ~(/)::!I0 ~~~~ rr10-l0 ~~O~ g3~M -000 ~Bi~~ )>- )>"Z Zfll~ 00r'1 ",0", r'1ZI -U-;)> ~~~ ;d~ Z::o< --<u')fTl 0:;:tI) VlofTl ~~~ r'1' -U ?Z~ Q::o ~':i :>>-(f) O~ o ::;0 O~ Zr'1 ~~ -, Z '1Z 00 ::0-; ;::01 :>>-(j) -; -)> Oz Zo o < r Ui~~ _)>01 ZOn E~~ 0_ r'1Zr'1 O'1Z 00 Z:::UZ ';:r'1 -;)>r'1 I:j;U 01 0 . (j)Z(f) r'1 _ )>'5:: -Uz-U >0::0 ZzS@ ~OfTT -;'5:: r'101 (f)Z -; -U-u 8,; 'Z )>(f) z.." 00 ::0 (f) -U)> )>, , )> ::00 );~ r'1 0::0 ::0)> )>, o Z o )>0:;:01 ZOrrlfT1 oz-o:;::o (j)"'r'1 '1-;r'1 -::::O{J)(/j ~~~~ l-l-lr (/)O~, ::jZ<:rn fTl' ~fTl ~)>>~ ~U)Zo rrJ-Oc :;:M~'; ~::o~:;::o FS2rT1~ rn~?oM r'1 0 < ~b~~ g~Bvi ~~:t~ :=' ;.0--1 ;::0 I ;e-e r'l ~~~ ZOZ ~~S8 ~'; Vi Z -Uo r'1(f) 22~ O-u ?r'1 8g~~ ~~~~ f;~2j8 M~~~ OQg~ ~[ri~~ '5::. Z Q:i~-I ~fT1~Z PO'''''' -<::;:tI)I , ZlTIfTl SjO-o Vio'; Zz ::O(f)(j) ~5)> ;USjZ r'1r'10 ~O........... Zm -;-0 ~Z::<.J _0 <Zz r'100 ~. M )>_(f) ,Z)> 'OZ OJ)>O r'1(f) 01 -ooQ ';001 ~~g Of=)fll ~-;:;: ~~~ Z::O, fTlO-< DSO() . -;' 'Cj0); O:;lJ~ , r'1Z ;::0 ~O r'1'1 ~:t ,m ::<(f) ~~ r'1-; ;::I ~25 O1C ::00 >6 ::;;C . -; ::0--< CI aJr'1 m Vi I O::;:)>f:- ~o:g' ~9?c~ Z~S;~ ~S2~^ 'J>fTl{f) ~~5~ g>s;2' ~~~~ ::::OITlO- -<z02 -U~~~ SjOl>~ ~~~8 ~~~z zOoo O~zO -urrl}>Z ~()~d 001::0 )>ztn~ ,-< )> '~":!ti ::on r'1 r'1--<01 ~~~~ ~~~I OIfTl)c>- OZ, '1 0, r'1(f)r'1 r'1IO (f))> , , -Io-o:t I:E:::Ufll :;::Oz6 g~::u8 C) .--12 :rlf)O-l g:AJrn~ -1Cd8~ ,::0-0 )c>-f"TlZ.:::o z(j)z ofTl-(j) tnZZI ()-1C))> ~?;()r= fTl~~z 8z~g B'i(j2!:< -;::00 ::us::j-l. CrT10I OOZM 60>0 Z-rJZ~ , oz -u 01 ::O(f)::O 8~vi ~,~ (f)",-U (f)r'1::O ~Cti~ -;z ~~~ ~ ~ -; (f)01I ~~rT1 Fgg aJC)~ O1C::O ~pf; o=tb fTliTi:D J>.(j) (J) - ?J. Z -< )>0 ')> '<;: ::0)> r'10 -or'1 ;!':-; ~O 0-;0 '"T10~ ~~~ -<00 g~b (f)-::O OZ ::o0(f) 01 I -UO)> )>0, ZZ' O(f)< ~~~ ~:< 0)> z, " Z :::> I~ < .<' o o -ccz ~zzo \J{/)-;o SJ06'=1 'lI:Ur1 rrl--l.s;: 0, '1 ::l--<--12: ~rnQi7i (j)F~~ )>C)::::OVl Z01r'1 o5flJ>~ .1>OZ)> !..f)fT10r " ' b~~~ S~);fTl ::;:0::0< ~~~~ >~Vl Z' C 0'1~ OAJ)> -;r'1o Ir'1r'1 r'10(f) ::0'10 '1 o r'1 )>'ls:""D ZOfTIO O:;::OO~ '5::I-; OU1~() 0)>-0 ~5~~ o ::0 ~~~~ -::0 ~~~ O~~ ~ ~U) _~ --<-U 0)>0 ::00 --;z zOU) 9co E~6 8~~ p~~ ~!<2I' --<0 Or'1 Z (f) ~~~~gs~ CD=Ti:;::O::;:;lfjo ~35~~~~ S:fll~O ~)>l>~CDgj ~~a;u::::oO , 000 ~~8g~~ G;~~f)~ ~(/)~::tl~ fij~og., ~~~{f)rn r;u::;;:u uHD~~g ~[Tl~I~ oP' O:::E If"T1 '1.::j --I~~-rJI ~~~~8 ~:t8~~ "'r'1 -; o )> ""D-I::::O::::o ';~~O1 z:;:c6 Y'lf"T1'< E~rT1 Z0'1 0r'1'; ~2~ ~-I ~ fTl e--<;:: zO:!Q MgC; (/)Z" (f)0 (/)0::0 "'1r'1 r'1 ;:: 0010 sg~ Or'1 )>(f)'1 ~m'; -<z oog ~~~ ~2~ o'(f) -, z-< o....,:.:orrt ....,Il>O I:::OOC) ~~E8i :;:IY'.. iJ)DrTJ rr1j;o8 ~~g~ ~SJO(f) z(f)5S> . zOJm o(j)(f) I)>O ~zz ",0r'1 ~~i ~ I)> r'1' ::0 ::0 '1 E;(J)--:; C-;" (J) 2? 1'0; eO~ z~- M~tj ~(f)I )>0"- (f)zO (/)7~ 6g0 ::;::>>- Z::o,,- o~Q z;:u~ -oz{J) ~2~ (J)---. ~ , -, " ....aJ ~("T1 ~b 9;2 Cr'1 (f)0 "'::;: ~~ Z o -; o o , i r'1 Z o Z r'1 r'1 ::0 vi o ::0 )> o Z o -U , )> Z (f) '1 o '" Zr'1 O~ -;(f) ':ig o ~!<2 Z-; r'101 "!O (f)0 ::oZ r'1'2 -U:::; ::00 r'1Z (f)(j) r'1 Z-u ~~ -;0 <::0 r'1 -U-; ';0 ZaJ ~rr1 01J )>~ ::Or'1 r'10 )> (f) :>>- , , o '1 o ::0 '1 X '7i --< z C) o o Z o ::; :s ~ Z :::> --< ." f> '" -; OI ,r'1 01 )>0 ZO Z "';;1 'ii~ :;jb )>::0 aJ(f) ~i!; --<, 0' --<aJ Ir'1 "'::0 (f)r'1 )>(f) -;-U -0 ~Z )>(f) ~~ 001 Z-; 00 '1", -;r'1 I01 r'1-U 0)> ~r= r'1(f) ::0-; ::0 r'1 01 -; (j) ~ -; -;~I ICr'1 iJj0n -o?>o ~:~ "---<)> ~ro -;);6 (f)::O o--i(j) )>....I i=cn~ CI' lr>~6 )>::0-; ~~':i ::Oc ""-'-oz ~;ug S -I::U 00 0) ::0 ....)>0 NZC I-<Z t~~ ~~sa ~$; -;0 0r'1 Z)> OM Z::o --i 0) -; --o-,,;oI ~'ii~~ (/)1~~ )>fTl,-I Z ::0 0-00>> ::0'10 G;~ob r'1aJ::O g::u~(/) ~Q~~ ijj8~r= 8~~~ O(f)::O zZ~b -iOz:::O I"TJo~ :F=~~ -o'rr/' 8~-up '1::0::0); ~^~~ :::hn)c>-z ~6~0 (f)::;:00 Zzr'1 0(f)6 Zz, :t~~ CiGj~ r'1!{! AJ -< Ol -; O--lLlO:DOUJ'1I OI;::O)>fT1fT1-10fTl zr'1O<;:(f)(j)::O::o o lJP\J-IC 0 3j;~~~~~~~ ~~::!Y1~~~~;ti )>~[;lo~o~~f; 5o~g~~~~b ---;=iO~OIfT1)>:;lJ O~)>~;uVi~S~ ....,U>ZZ:::o rr1 )> ~(j)~C)~~~(J)~F IItI))>r'1:;:-U ~~~-<~~~~~ -l,'fT1IZ:jro (])OJoUjC)~.(/lz~ ~fTlcoO' 0(J) ~;u~-a::U ~. ~ oCioS8)>~~-u?:;~ Z--lfT1-11JfTl~ - o~-;o>~z~i!' "'8~~zQ~--l(J)fTl --l z- ,oe I--IOOC):c=Ti::e:z rr10~z)c>-fTlf"T1z~ i1:t;d~~~~~AI ~~~~~~~~~ ?Jo,~o'f;i~lf) ~~....,~~o[Tlg z-l r ~~~ ~~ -<~ r'1 n (f) --< '" -; ~~~8~8~~ f:.-:e.I~j5~>-O 'O)>::::OO--iIO ~??F~~~~~ ;1J)>c~~~~f; fTlZZ fTlO--i--l ~-<g(j)>:ZZ35 ;oo::::otZ G) 8~~Fo5c~ J>~gmb~E~ --IfT1@5l"T1::O=!=!' Z-I ;:00~Ci~ o08~SiU)_ J>r;:) z -0 ~ ()1 Z ~ O,--",g~)>I-i()1 ~cg~r~~~ ~g~~~z2}~ )>:j rrloofTlro ~Gi;gb~zSM oo6::tl~:t""D..,., ~~:~~fT16~ d~o8o~::O:t Os:: Z Zdf"ll :tOO:Z~Ul fTl~~C)')> ~ ~~~~ ~ ~ z~o~ 0 f1l0~C: ~ ?JgS25J ~ z-; ;I>- --< OtI)I ~g~ 2~~ :::; -; 0-;::0 zOf; ~~b ,;:-;::0 Y1~{/) '5:: I z~ r'1, -;< ~~ ~:t Or'1 -;" 01::0 ~2 r'1r'1 ZO -;-; N Cl 8~~~~~~~f;b~d]8~~~~~ ~~~6~~~EJ8~~~~~~~~~~ r ::::I ~fT1~--IS::-Z:;:OO...., XO-iO ~~':<~M)c>-~os::pZTj--lornVi~ 0--1 8~-I~O~ZIgOC)~~-ifT1=!:tZ~ , ~O;Uo~0f"T1~)>0-i=t~~~fT1U)(J) ~S::OC. ~~fT1E~~I ~_O~I '~;U~_~oz~~-1~i1~~~~~ b~~0"'T]~~~~~:tfT1~80~~r ~z~8:t~~oC)~fTl8?Jrn~f;)>~ ~--l::OZfllO~~-IO~~ -<~d-l-l ~~rn~~~fT1~~~~~:t~{/);U-l~ Z -<::tl~O:E~_ fTlZ~~~)>Is:: eIOC-l~-C:;::O:tS::"'" (J)lf)fTl)> ~~:tg~~:t~~fTlVi~88~~~g r~fTl~ ,.,z6J>ooz~z~~~o I::O. ;oOoZ=:JO-o~;.:u::ti UJ-t::::O :t::t>-~~~::Uo)>~~~Of)f;)c>-J>oo fTl6j;~~~~S(j)~~~dd~r='lUj ~<~06~~~~~zfT1;:U;Uo::u:t~ ~o_~Z~ ;gOM~C)~~~~GjfTl~ fTlOZ-I(j)lf)J>-US':_LlZ)> )>-00 ~~(J)~~~-<~)>U)~~FZ~OO~ ~~~~M~~6Ul~;g~::e:~~~~fTl ~-iQ~S:. rfTl~~?!~~gO~2?2;? ~~~lf)~~~()8~--<~^::j~~~~ 5jfTl-i~ Z ~G~uo~ofTl 62 fTlX , 0 u rn~O~ZU1'lZC) O(]) , :;:0 '--I'OS: f::~~ ::j ~OfTl::::O~ ~ ~~ fTl b~ ~ '" (f) 8~8~;;gz~~;d~~~~~;:g ~U)6-<z:tM~~~~~go~ ""'-i::j\J FTl~:;::O::::o:Dn~z(j), ~Oo~8z~S6!:8' 8feo~o ~-;z-;o); -; (f) :;:)>C~ 5~"1Js::O;U)c>-fTl~I~;!;~~[Tl ~~6~8$F=~22?-igfTl""'~ -1::Urr1Z0Ll=!fTl~I ~o)> ~....,~g~~~~;ofll{j)~~l= gOro~~;olf)c;j8~~~rn Z86Z0'5::"'~>~;::::Ozr'1 02 )>'lJ>C))>O;:U~O- J;' 'l~~::i~~f=~~88()A -I;:7J~IfT1::!10(lJfTlO OZ ~~~fT1~~ZfTl~:O~~~-1 OO_UlOzQNlf))>::tlC;UO ::E Z (/) ~ ~o ()~3(f) -IZOf;lJ Z~ '1::U -Ir IZG)~-i::O ~oo-l(J)(J)C:;~~Oo::tl~8 -U~~~~~dX:~~0(j)~ ~~~o'8~~~~~ ~-l ~~O~~~~~(J162?~F~ --IOrn~08~ G)~~-<Ir o:.:ofTl::::Oo ZO~'6fT1p.fT1 CDlf)z?5~b005ozG16~ 8~-ogo::tl~~z8Ul:jog ~'g:Z~~~-l~-I~~~C) z~:;lJ_b~~ ~6r-u~~ 0Z 'l-lj;: J>-l~~~~ GJ 0, 6~ ~fTl(j) o ;J~ 0, '5:: ::; -;r'1 I '5:: r'1(f) j5z 0'2 "-0 ~~ -;r'1 (f)0 ~b OJ r'1 ::0 r'1 ;:: o < r'1 o (f) I )> , , r'1 ~~d~~b:i~~ ~~--I;$i~OJfTlfTl--< SZ~)>So8~)> ~-r'Jo~6~~;:j~ IO~ Zc):;::OZS:: ~;:OzfTl' )>0~ ooij~)>(j~o-l ~~. gF)>~~~ ~~gC)l>g(/lg(/) O=:JZ-ofg~~o~ O~OS;::>>-)>(f)Zr'1 e -iZlf)--i~UJz --1C::o:jU)p~)> "T1ZrrlZI-<lf)Z~ OMS::C)O)>ffiOo ;U{/)~Al~(/)r=\JfTl ::o(f)r'1r'1 g:;i';-; ~:tJ>~~~ zO OfTlz<-l)>-i--l)> ~-i-<bIz~~g r---:::U-l)> Z--iZ !::C rrJfg~~I(J)O:U fTlfTl l"'1-o<~ I(j)Z-o ~J>rrl G;~O:;C2--1Y;C( OJ~b~P~ V> fTl-gz fTlII fTlZ--lC)O 00 Z)>~{/)-r'J~~~ ~~I~rr1~:t 01o~g~?JfT1 ~ ~~=i~ -I 0 Uj::; --< )>~fTlI UJ)>?:::;f'Tl Z(f) ZI-lO f'TlOZO bMC)~ ~0~~ ~C6 n:!::o )>tI)(f) (f)OI X)> Zr'1, O1(f), n' ~Q~ !{!::<::o ::0 f'l -<(j)(f) C-u -;::00 O<Z ~~({1 ~~~ -<0r'1 ZZr'1 r'1CO :;:;::;0 r'1 ~~2 -' C ~~~ g~~ ~~J> )> , o ' r'1 (f) O(j) '1::; )>01 '-U 'AJ (f)0 ::;::0 r'1 -; o m r'1 o Ui -U o (f) r'1 o o '1 e 0) ~(J) ~ " tD \J,l ;;:::t-J m ~ "<l> " ~~ '" r "I:] U\ ::! 7\ ij) I m roc <:! ." I ~q] ~ r ~CD r ill \'l;J! m :r -I"tJ I:] X ~ 2111 c~ m )>~ x ~z U\ 7\ ::! e ~~ ~ r (J) Ii (i) r 8 8 e GeG 88}: ., z ~ 0 ~8Q~~ ~ ~~ " " ~~~ ~ 5 () 0 0 '" 0 ~ )>1l nt ~t~O;:o ~ ~ 0 " II>~II> " 'i "" C 'U "r '!' Z ~~~~~ l=w " " rCI )> ~~ ro 0 "" 0 '" Co> 0 II> "" "' ~ ~:~ ~ ~ :0: :.IJ of"1zo::O " ~o '" ~ ~ ~~ ~~Q~~ ~ 0 g~fT1 II" m 0 II> "' ... ~~ " C '", 5 (j ~~ q -i ;:Qzz..... "' "' . m ~~~cq,g 0 '" " ~ m Z ii 5~ I "' ~'i! :=~o~ ~ 00 v; iii I () "tJ gOOG) ~: .I "'0 '" " ...'f. }- '" . ~ ~ ~ ",'" ~ I '. ~r < 2~O~ 0 ~ Z'" I ::; ~~ " iJiz ~~:~.~ g;~ z ~~~~ IV; 0 (i) ~0 "," z ,--; zz 0 c'" ~~ ~'" "'c 0 ~"t '" "l ;i'" ~ ~ ~1!: . . " (1)< ~~ ~cW ,I::) m @8 e ." ;- '" t-' c' z Z ~~~~ 0 2:O-O>z ~ ~ ", ". "'- ~ill" ' l-.~~ _ m ~ 0 :E~~~~ X" ~~5i~ ~ !" ~ ~ j;N, ~:~ ~ '" ~:t0~l= I I ~f ~~~~ n R ;;j 2~~~Q ~ ^ 0'0 0 Z" ,.-.lOOm 0 0 '" "L~ _ ~;ZC"J~ '" A1"'TlrfT1""lJ ~ ~ 0 ~~, m iii c: r 6~Yiz~ z ~~ :::'1 -I' 11 ~ 0 0 ~ "'CO oOo~5 II> '" ~J=:'i~"," -UCZO ;;j " :::tItIlo:E ili ZOC-uZ 0 ~~gP ~~~~6 0 i!'; ~ ,.-.l- ; 4';: ..- I S; Ri " Vl,.-.lZ~ ~~C)~ ~ Ri I ,"0 I <e 00~Ul 0 ~ ~ - ~ ~ o 'U'" g~~~ ~ ~~a~ ~ n '" :e~:::O", " O:>VlN ~ '" ~~o~ ~ ~~~~ .., ~ " " z_(f)~n 0 ~ ~' ~(j) ~:.IJ rog ~Z -10 cO ~O ~~ "tJ ~ Z -i Z (i) I MIN,O, ~O ".2L4 "", / +_1 I '0/ ./ ' "" ", I f " / ;: 0 ---r- /" I i ! . IX: , I '------o-L I '/ Cl";Z ~ //-' ;ug ll'~ /Q" ~6~:' // ""'~ ~8~ ~~I ''y) i'~~ ~2~ ~~5 ~~ ~~~ zg~ ~Q ~~O -1ag ~~ ~O~ ~~Z r ~.;:o~ -000 8~ ~.~ ~ ~ ~ r" UI I AI c OJ m II '~ IJJI15'~IOI()I~' )>"OS; ~ ~.!< 8~8f/O~~~ "0 '0 )>"~ () ~ili' I )> ~ C m ~lIl~~ffi Z~z m i > S::5oo m Z ~ OZO ~ !!l~Q ~Q :0 c... ~ ~l2 ! ~ 1!ltl 9~ li Z ^ Pi mO:r: r ~. (!} w O-i(J) jl~- m Zm Z -; :000- Iii' mzo -n;;t jj;;t o)>:i: f\) lll-< >!G))> G) -< $!JJ )>" }>z)> _ "0 i15~ i15~ < z 0 0 ~~~~p rzm )> -n 000 ~~ ~c" :0 0 I -- -.J.. OEl ~ -i i.~tu 0< o!< 5> ~ .J.. ill :D m <-> p <-> p 0 00 z U )> . ~m )> }> 0 ~ 0 m r "11 #\;C75i.',octi',e r'~e~\,VG75ibo;;edw91 Z \Kosni...c F,;oQ~c~\:)35 G')~le'" P<}I RI . f [ I i ! @ ~ ~ ~ fR '" ~ ~ m ~ ~ .: " ~I j" r l- i ! I f ! f r I . '2. 59pm, WOY!"Il, lei ~SH InTerna<cnal Dee 20, 1007. '- '" r-:1 v>z "'V> '"'" c", ~q l/H"" ~~~ ~~~ ~r-1~ J:i:::J:l'T1 r-' ~~ '6~~ VIm zF: ~~ ~~~ O:r ~r-1~ nO on03 5I r~r:( ~g ~~2 }:? ~~o \)~ ~~\) efT! . l/I~ ~- ~-l --I FZ ~(") o =:j~ ill " c ~::! ~~ ZV> U1~ 8~ '~ Iii <: OJ ~ ~ " ~ ~ j<LJ== ~J --- ~,",',,",',' "~.",""" ~~- -~ ') ~)-, - " ~5~ :::o(")~ b~8 g~~ "'c'" ~~~ ~~ 00 c g~ ~! " gC? z ~ z ~ ~ ~~ U) 5\" "''' !~ "v> "'0 " ~ ~ -< '- "{ ~ o @ z -0 ~ ~ Cl I ~ c: f!' "tJ '" ~ :D ffi ~ I r ~ G ~ ~ ~ ~ ~ S z ~ f5 :I: ~ ~ ~ I~ ( ~ ~ >< "18 ~ '"'f;i ;; ~ ~ ,z ~ ~ 0 '" z z R '"' c 6l ~ P ~~ o 0 ~~ ~~ ~8 N. .><~ . =<~ "0 ~:D~- OJ~ 0 oo..q ,_ .x _, ~ 12.n- 1 "{ '" '"' I g; ~ z 'U ~ [r z ~ ~ ""tl(/) ()If) ~g (,/l ~~~ ~~ ~~ F~ ~~5 ~~ ~~ i!~ CD-I:L: ~~ ~< M< ~o~ gU1 ~~ If)~ E;g~ ~~ :~ ~ro ~~8 bF fSl~ 2~ ~h:: (Tl ~J'T1 (;)0 Q(")~ 8: ~~ ~~ I~~ ~o ~>< ~::o z>~ . ~ r'flG; . ~ ~~:g 2 ~~ ~ ~~r 5l ~~ ~ ~~~ ~ ~z 0 -~~ )0- ~ ~ ~o 5 ~ ?2 ~~ 0 ~ ~;$i ~ ~ 'ii 0 0'" ~o o '"'''' ~~ ~~ Z'" ~~ , Z O'~ "<;! ~() FA V> () ;I' '" o ~ "' q ~ ~t:iy ~ I ' ~ \"1 If) ~ ~ Q () I V> () ;I' ... o Jl o ~ CO> '" @ ~ ~ ~ n1 ~ ~ ~ @ ~Ig c: (') ~ 7" ~ 8 , c: -0 rn :D ~ G ~ fR ~~ 1 r < ~ m J) ." " -; '" Z g :x: 8 c I;; ~~ 0" ~ o~ :x: v>c G) ~~ ~ o~ rrJ ~~ c~ "0 OJ' ~~ '0 TYP, '" !t '" " " Ii q '" i -~ ~ ~ z Vi I ~~ I !" 0 ~ ~ OJVll>-f./l V> ~ ~ "IC- ",''c- o a ~"'" ;I' 'f' OZ~ ~ .,.,~~ ~ ~ 0 IOZ ~ ." '" ~~vl Z V> Vi ~ ~--1; S I r;J 0 ~~~ " z 5i~~ I' ,. 5l Ii: OJ Bf'1g '" ,. Q~ ~ l:'" "1 V> ~ ~~ ,.c- V> OJ ~'" ~~ ZVl 2~ 24" ~ --1'~-': .'----f~:~ ~. i,:~"".. G) .' .,'. , , ,.., > ~,', 'll ~ ~ ,,>: ~ Z )> - () ~ )> 24 r t;) ~nZo;oF l---.r C) 58~~Z~~r:: ~ o;;tJrS;Cl::5 "'_:" 0 .... ~ ~ M -i Z;_'.,.- ?.0:-;..- '" t5 8g':'6;u~ !, B :;: z~~~... < z ~ ~ ;-" ~ -l ~Cz"l);e~~ ~g~~F;ij ~~~~ ~rR ~~~~~)> Q~(I)~ ~~f2 . I"T1 :::!-r :!l)>zr fTI1 g~~~8 ~~f)~ ~~ ~r-~~J'T1 ~Rl8 .,,~ j;~E!fg !"~~~ ~~ r;;;~~~"1J z~(J) c~ ~~:t~1l ~;~ ~~ z ;;0 ~ ~'-' ~ i ~ AJ ~ ~ Z 6 f;~ o Z ;1;" 3'~ ~z B i!~. ~~ z'" ~~ 2~~~~ ~P:' 2_~~fT1 I S~"I;;~ j'T);uo 0 O~Al c;~ Z o ~ z Vl C " '1l '< ~ '" " )> C- " o " I C " '" " ~ ~ o '" " 1'1 ... g; " Jl ~ ~ 0 q z ~ 'U " ~ ~ I;; " c < " " 0 <: ,. ,. " ~ ~ ~ 8 g ... " ~ '" " " Ii ~ I ~ o ~ Z o '" s ~ ~ z 'U ~ ~,. " "Vl Z "",~ ~ 6~ ~ ~~ 52 ;:g ~~: ~ 0 -x ~z '- V> I ...~ X ~ ~ .....0,." "iz~ -::-~~ "{~6 OC-z ~" ' ", ~ ~ ~ OJ ~ ZV> 0'" ;;I'" " ~ '" ~ ~ ~ i o ^ " 'I! I 15 ~ :4 )>~$ ti ...,~~ o 01" ~ ~~~ ~~~ "V>C- ~ ~~~ <: ~ '" :ii o " ~ ~ " E-; , '~..'.." , ] ..i;~ C- ~~~ ." '0~.::"/.. ~ ?;i- -. 4" ~ :i<;;: ~~ -. ~ h,", 0, 0 y, '" ZVl 0," ;;I'" ,. V> " g ~ s S I )! ~ () "";, :I: I CD g ~ 5 ~ ~ " " I V> o I '" >- :Q <;j i!;' " '"~ ~g ~i: co ,,~ "V> R\~ z" a --.'-- - >- z 5JF Ol~~~~-o ~!i~~~~ o()~ ---I 1"=~1 ... o C- ~ ;; ~ ... o ~ z :;gf.1 ~~~ Or ~~~ :t~ :~~ ~~ ~~~ 8~ ~ ~;;':j ;;~ ~ ~~~ ~~ ~ ::;:'ij~ '? )~ ~~. ~ rlc-rJ /~~ o c R o o 'ii c z o ~ CO> ~" IO "I )!8 Oc 81;; "'OJ q" ~~ o " ~ ~ ~"" ~~~ QQ)O <:0" ~~~ ~~~ ~z~ q~~ OJ ~ ~q :i~ ~~ "'0 o~ zo "6~ ;9'" "'", o ...c 0" ~~ " ~" ~~ 00 ;U V> "'0 C-I OJ", 00 ~~ 18" t --;/ -c " " =i 0 I C Z OJ 0 " " '=< ~ OJ ~ 1) Z < Jl zq g ~ ~ Vl ~g 0 b 1l 0 " ~ I " Ii> ~ ~ '1l X .. ~ -w 0 " Z ~~ i'i ~ c <;; B> z -< '" ~8 6 z "0 Q, <:" ~'" Zo rI Z... ~o "" 'U< .<:)0 " :\1 )>"~ 0 Z r- ~~ ~ "0 ~een ffi rH' ~ ~ ~fg8ll' P3l mO:C :0 :Oen- :m_ ~~Q ~~ ^ 0 O)>~ - r- ~ Z -; 000 :JJ)> }>Z ~:I ;!?Z m ~~ jj;ri 0 !:! ~g~~~~ 00 ~ :D::o )>:D < Z ~ (J)Zm :::Il\ )>en ~" z" )> 0 ~P (!l~ ::jS; O:-l Q:-< :JJ )- moo 1'300 )> r lJ) lJ) 00 01) ~~z Or- o~ ::r: -< zm ~i, ~ . Z m 9ei (-,0 ~ 1i~@~g 0 () r m ~. )- m '" iii5~ ~ ~ b ~... :D r= ~~f!l en 0 W " ~ ;t", ~" F ~. : ~ 2 " ~ ~ ~ " '" , "" "" ~ -I - I -!Lj ~ --1 :JJ AER~A~ TOPOGRAPH:C SLJR\/EY 395 OYSTER POIl~: MARiNA pr_AZA ~BkJ '-,HCPc Lir'JE !~.:: -. 'S~c '" 1" .. 40' Res ;' :Jes,y 10 ;'p" 20060100~5( SOUTH SAN FRANCISCO SAN MATEO CALIFORNIA EII6IIEERI , SURvEYORS I P LAIIERS -.-1 - , ;. z " ~ ~ . ~ o ~ ~ ? -'''''';' C.1(---- -: t\!~' ,..1_!'.; , SJRV~Y 'v1ARlr\A Pc-AZA ~Bkf ']J '; L":~" 01-31-07 I'J A~:RIAl- -;-OPOGRAPh:C 400 OYS-;-ER --, lH "" 40' I'J f -----~~---- "0.2006010Q-5( SOUTH SAN FRANCISCO SAN MATEO CALIFORNIA ENGIllEERS I SURVEYORS /PLANNERS I Planning Commission Staff Report I DATE: April 3, 2008 TO: Planning Commission SUBJECT: Tentative Parcel Map application to create two new parcels on a 13.53 acre site at 1500, 1526 and 1600 Grandview Drive in accordance with SSFMC Chapter 20.39, 20.40 and Title 19 (Subdivision Ord.). Parcel A is proposed to be 7.15 acres, Parcel B is proposed to be 6.38 acres. Applicant/Owner: Engineer: Case Nos.: Address: Genentech, Inc. Wilsey Ham Engineering P08-0014: PM08-0001 1500-1600 Grandview Drive RECOMMENDATION: That the Planning Commission approve PM08-0001 based on the attached findings and subject to the attached conditions of approval. BACKGROUNDIDISCUSSION: The subject parcel is governed by the City's General Plan (1999), the Genentech 10-Year Facilities Master Plan (2007), and by the regulations within the City's Genentech Research and Development Overlay Zone District. The applicant proposes to subdivide an existing 13.53-acre parcel (APN 015-250-420) for financial purposes. The site is currently developed with three buildings: 1500 Grandview Drive (Genentech B25) - approximately 65,000 sq.ft. office building; 1526 Grandview Drive (Genentech B26) - approximately 113,000 sq.ft. office building; and 1600 Grandview Drive (Genentech B24) - approximately 101,000 sq.ft. office building. I The Tentative Parcel Map attached shows how two new lots would be created, consisting of: Parcel 1 - 7.15 acres would include B24 at 1600 Grandview Drive. Parcel 2 - 6.38 acres, would include B25 and B26 at 1500 and 1526 Grandview Drive respectively. STAFF REPORT TO: Planning Commission SUBJECT: Tentative Parcel Map - PM08-0001 DATE: April 3, 2008 Page 2 The floor area ratio (FAR) for the Business and Technology Park Land Use Designation outlined in the General Plan allows for between 0.5 and 1.0 (increase based on performance standards). Further, the Genentech Master Plan views development by Campus Neighborhood. The subject parcel is located within the 'Upper Campus Neighborhood'. The Master Plan project description and allocation (and Environmental Review) projected an FAR or 0.69 for the Upper Campus. The existing FAR for the entire property is 0.47. The proposed FAR for Parcell would be 0.32 and for Parcel 2, it would be 0.64 - both lower than the allowed FAR for the Upper Campus. The two parcels will be governed by a Reciprocal Easement Agreement (REA) if the lot split is approved. The REA addresses access and maintenance for commonly used improvements on the site. At this time, staff has not reviewed the REA for the project, but conditions of approval have been included requiring the document be reviewed and approved by the Planning Division and Engineering Division prior to approval of a final map. ENVIRONMENTAL DETERMINATION: The City of South San Francisco prepared the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report (SCH #2005042121) to analyze the potential impacts from anticipated growth and development on the Genentech campus to 2016. The proposed Tentative Parcel Map does not conflict with the land uses anticipated in the EIR. Therefore, the Planning Commission is not required to take any further action on an environmental document. CONCLUSION: The Tentative Parcel Map complies with the City's Subdivision Ordinance and with the State Map Act. Therefore, staff recommends that the Planning Commission approve PM09-000 1 based on the attached findings and subject to the attached conditions of approval. ~j~ ' .{ Gerry eaudin, Acting Senior Planner Attachments: 1. Proposed Findings of Approval 2. Proposed Conditions of Approval 3. Genentech Letter to Chief Planner, dated October 1,2007 4. Tentative Parcel Map, dated February, 2008 PROPOSED FINDINGS OF APPROVAL PARCEL MAP - 1500 AND 1600 GRANDVIEW DRIVE P08-0014: PM08-0001 (As recommended by the Planning Division, April 3, 2008) As required by the "Minor Subdivision Procedures" of the South San Francisco Municipal Code (SSFMC Section 19.48), the following findings are made in support of the Tentative Parcel Map to create two new parcels on a 13.53 acre site - Parcel A is proposed to be 7.15 acres at 1600 Grandview Drive and Parcel B is proposed to be 6.38 acres and would include buildings at 1500 and 1526 Grandview Drive - in the Genentech Research and Development Overlay Zone District, in accordance with SSFMC Section 20.40, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: "Tentative Parcel Map" prepared by Wilsey Ham Engineering and dated February, 2008; Planning Commission Staff Report, dated April 3, 2008; and testimony received at the Planning Commission Hearing of April 3, 2008: 1. The proposed Tentative Parcel Map is consistent with the standards and requirements of the City's Zoning Ordinance, as required by the Subdivision Ordinance of the City's Municipal Code. The Tentative Parcel Map would not alter any of the site development standards for the site. a. The Research and Development (R&D) Overlay Zone District identifies the minimum lot size for development at 5,000 square feet. The two parcels proposed are 7.15 acres (Parcel A) and 6.38 acres (Parcel B). Both proposed parcels are well over the minimum lot size required. b. The City's General Plan has a maximum Floor Area Ratio (FAR) of 0.5, with provisions that allow up to a 1.0 FAR. The subject parcels also fall within the Genentech Master Plan area. c. The entrance to the properties will remain unchanged, and there is a proposed reciprocal utility easement between the properties. d. The Tentative Parcel Map does not alter the required parking, since parking for Genentech is managed on a Campus-wide basis through the Genentech Master Plan. 2. The Tentative Parcel Map complies with the requirements of the SSFMC Title 19 (Subdivision Ordinance) and with the requirements of the State Subdivision Map Act. Therefore, the proposed Tentative Parcel Map is: a. Consistent with the applicable authorities as set forth in Section 19.80. 130(A) of the Subdivision Ordinance; consistent with the Genentech R&D Overlay Zone District regulations; and consistent with the Genentech 10- Year Facilities Master Plan (2007) (Genentech Master Plan). b. Suitable for the proposed land use and density that was approved by the City Council in the General Plan and the Genentech Master Plan. c. Does not change the design or improvements as they currently exist and will not cause substantial environmental damage as defined by Section 21000 et. seq. of the Public Resources Code. d. Does not involve replacement or removal of housing. e. Consistent with the Subdivision Map Act and other related state and local laws. 3. The design and improvements of the Tentative Parcel Map are not in conflict with any existing public easements. All easements are identified on the Tentative Parcel Map and will be identified in the required Reciprocal Easement Agreement (REA). 4. The proposed Tentative Parcel Map is categorically exempt pursuant to the provisions of the California Environmental Quality Act (CEQA): Class 1, Section 15301 (existing facilities). The site development and operation is governed by the Genentech Master Plan and the Master Plan Master Environmental Impact Report (SCH #2005042121). PROPOSED CONDITIONS OF APPROVAL PARCEL MAP - 1500 AND 1600 GRANDVIEW DRIVE P08-0014: PM08-0001 (As recommended by the Planning Division, April 3, 2008) A. Planning Division requirements shall be as follows: 1. The Final Parcel Map shall be substantially consistent with the Tentative Parcel Map entitled "Tentative Parcel Map", dated February 2008, and prepared by Wilsey Ham Engineering. 2. A Reciprocal Easement Agreement (REA) shall be recorded simultaneously with the Parcel Map. (Planning Division contact person: Gerry Beaudin, Acting Senior Planner (650) 877-8535) B. Engineering Division requirements shall be as follows: 1. The subdivider shall comply with the requirements of the Engineering Division's "Standard Conditions for Tentative Parcel Maps", as contained in the Engineering Division's "Standard Development Conditions" booklet, dated January 1998. A copy of this booklet is available in our Engineering Division office at no charge to the applicant. 2. The subdivider shall pay the Engineering Division's actual costs to retain a civil engineer or land surveyor to plan check and sign the parcel map as the City's TechrIical Reviewer. 3. Appropriate reciprocal easements between the subdivision parcels, together with property D.C.C. & R.'s, as needed to provide for access and utilities and the permanent repair and maintenance of the common site improvements, shall be provided in a form and content acceptable to the City Engineer and the City Attorney. (Engineering Division contact Person: Sam Bautista, Senior Engineer, (650) 829-6652) Genentech ....\l"'~~ . . If 'r :r. '" OCT , , ",.,,,.,. l;) /if,,; "" '""~t1t7 _ --,,1'1[.1' t?';l, . 1J JiT'f li'M rJf' -""'-"1 j;; u(,.T -~. Pi " I,. 022001 <1j.{,.... ;'l-~ . '. '{'J} }~, r )J"" -- "~..i II'., ~,,!ji' ff..t"'r ~hc. ~-<s'~,?/~ IN BUSINESS FOR LIFE October 1, 2007 Ms. Susy Kalkin Planning Director City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 RE: Follow Up to Request for Planning Director Interpretation of Zoning Ordinance Dear Ms. Kalkin: On July 31,2007, we sent you a letter, attached hereto ("Request Letter"), requesting a determination that the meaning of "Genentech" as it is used in the Genentech Research and Development Overlay District Regulations (South San Francisco Municipal Code Chapter 20.40) means Genentech, Inc. and its various affiliates and subsidiaries. The purpose of this letter is to follow up on the Request Letter and to inform you that for corporate and financial pli:lnning reasons, Genentech now desires to transfer 1500 Grandview ("B25") and 1526 Grandview ("B26") within the Genentech facility (as defined in the South San Francisco Municipal Code ("SSFMC") Chapter 20.40.030) to its wholly-owned subsidiary, Genentech USA, Inc. In the meantime, we respectfully again request that the Planning Director determine under SSFMC 20.04.060 the following: 1. The term "Genentech" as used in SSFMC Chapter 20.40 is intended to mean, and shall be interpreted to mean, Genentech, Inc. and all subsidiaries and affiliates of Genentech, Inc. For this purpose, "subsidiary" shall mean an entity in which Genentech, Inc. owns a majority or controlling interest and "affiliate" shall mean an entity that controls, or is under common control with, Genentech, Inc. 2. Accordingly, notwithstanding the sale, transfer or deed assignment of a property that is currently part of the "Genentech facility" from Genentech, Inc. to a Genentech, Inc. subsidiary or affiliate, such property will remain part of the "Genentech facility" within the Genentech Research and Development Overlay District, and will not be subject to removal from such District. Please indicate your agreement to the above determination by execution and return of a copy of this letter to the undersigned. Please do contact me if you have any questions, or if we may provide additional information that may be helpful to you in your evaluation of this matter. Thank you for your kind consideration. 1 DNA WAY, SOUTH SAN FRANCISCO, CA 940804990 650.225.1000 wwwgene.com #250142 ~ ffl F'l t'!1 ~ cre1 rr1 = o n -l I-' ...... I'-l) <::;) <::) -.. Sincerely, ~::> ,-- ~-'S--~~ Lisa Sullivan AGREED AND CONSENTED TO: By: ~~b -'" cc: Marty Van Duyn, Assistant City Manager cc: Steve T. Mattas, City Attorney #250142 ;;!~ 'r (f)~Q r -0-0-0 ~ oorn ~ ?n?D~ ~~ szz z 00-0 (f) ::r)>~ m rn{TIO [Dz c ~ --; ::0 r-r(f) ~ (f)):>rn .Q ~'<~ (\)~rn ~.. ~ . ' 0 ~ en :-l .. " Z --'" ~ (,)~ u> 0 (Xl 01 ~ t;t; 0 :0::0 e; 8 {TIrn sn5fJ :0 {TI (0 ~s 5fJ ..,. 00 ~ 0 00 ~ff\ 0 0 ::0 00 m :0::0 0 rMi ::0 ~~ Mi (f) (f) <3 ~ ~ ~ .~ wrz rn ~<enz -0 gj~~~ ?D O)>:t:I~ ~~~~ ~ '0 -0 ~ 0 .. )>?DQO to "'-::0 ""oZrn ~:orn! -l>o<ill~ .rn ..,. en to c -"" _ (Xl --; m o o (f) -0 0 Q 'S ~~e:~E -IJJ"OO~ mo " FMQ~en~ ~~)>g ~ ~SlO~:t ~ rn p:l ~ en en m::o~c: ~en."s: ::0 rn ~ s: o~z?D O()'< rn- enen o o @j].CU)J @~u= [kl) IFO 19 ~1JITiJ~ (Q> 2EJ. g . o' iW> 2.QJrQ> o ~ (Q> @~~ "Ji! I@[fuu ;og ~ '" <0 '" < z ~ Gl m ....,." ~~ g;~ ~ Cl~~ rn ~,. ~ --; *~ii'\ o ~ ~- " ~~8 L ~\\~ f:. ." men ..0 ~c - -I \I , :t: ~ en o J> Qz ." \~ (f) () o r'1 Z lil Z 1'1 1'1 ;II Z (;J . 1] r )> Z Z "Z. Iil . Ul C ~ 1'1 -< Z (;J ." tBen ::o~ c )>~ ~~ - (TI t30 o() 000 C Z ~ '~ . .: - . en J:i ~ )>tn ~ I'" ~ -< " .. 0 __ ::0 .. ~ ::0 rn o o ::Ocp ~QJ ~~ z)> 8::0 rrr' c en ... ~c m tJj 1ft 0>0 00< Z o~ ... "0 - -0 Z ::::i ?no c - 0'" ..... C rn-o I rn ~?D~ ~~ ~ en ~ !: ~~ :::. -o~ .... e; (f) I I'll mI ~ ~~ . ~~ !: zZ ... s-o ~?D rn0 Of:. g~ ~~ :0':"- (TIW ()(\) o ::0 o (f) '~~"II .~ . I " . -z:'~~~~ ' ,. '. $)'~ ~..----- 'DoC 110. {iP4cr ~,._ ! ;;r. -------- . ~ ". ~i;rIir,~""T ' ,. fifI ,.~----.; ::t' " " .J' ,;"-1:' :0 'j',. ," '. ,.~;O ~,' '" < m ~ ..~. );>- r \Q) , (") N ~ [kl) @Il l&'D ~ @?J~ ~~ "i9Jo ~~ ((@~ ~ J z~~ ~ It . ~ il- g: 2..1: >Ii....f !id~l. !"1p :'~ !"~I . cq ,II )1 I , liii i I' ----,.-...,.-, -------.,... I,. . . J ~ ~ @Il"i@ @?J~ '~ 2EJ "rt'!> ~1Ml OF ~~ -. \' ) '. , \ / / ". p'>',-I ..... ~ .... , , ! I J ~. @2J b F g ~ @> ~ &> -J"""O .)> 0;::0 It 0 m )>or ()~ j-1' \ , \ ~[F' "@@ ;!gA I d ~ ' ~','I @IJ , \ -j \ :" ~'V \ \ t_,s]) ~ (tfq; " " ~ .....' ~,/ · 'L..,-,'~ ..... /f' ' "_, t ,f ,. ,<" P,OINT SAN BRUNO BLVD. ,,~~.;, ~..,..k..:.'..~-"., "" '. "'l [' .... ~...;,'.........'-.........~.......... -,y,~,,~----:)~ ~ -r---7 -""t"- - -' - - -----;-- - - - @j]c;g) m~ "@.~ o . rtJi' ~ij1jiJ b [F @1l' ~.~ '..>(;<;,": '" :~ OJ ;t>'~ b -o9:1~ ::O-m ?n 0 ~ ~ m <3zrn f:: en Ci). ~ r- rn N en zoo " )> ~ ~ ~ . rn z ~ en - Ci) en' en :::j m (TI C () fj) B :::l b ~I ~ ::0 Q m m ~ 9 Z S ::r rn ~ fj) rn c z o :t: ~ m o () ~ () ::r m o 7' c: ~ I.. WI\)...... Z , ~1" 0 m9-;-- -i ~ zZ m ~OO" zz~ Q~-i tJj<{TI c:c::O --I() 1-0 OCc: z:::l::o Qmcn en(f)rn --;-oen 0::00 :o~z ~O~ ~~~ zO 1 ! 1 .-U. :I .. .. --~---- Planning Commission Staff Report DATE: April 3, 2008 TO: Planning Commission FROM: Steve Carlson, Senior Planner SUBJECT: ONE YEAR REVIEW OF: Use Permit allowing a small portion ofthe existing building to change from office to commercial recreation within 200 feet of a residential district, parking rate of 1 space per 300 square feet of floor area instead of a rate of 1 space per 250 square feet of floor area, and to continue allowing shared parking at 3500-3560 Callan Boulevard in the Retail Commercial (C-l) Zone District, situated at 3500 Callan Boulevard, in the Retail Commercial (C-l) Zone District, in accordance with SSFMC Chapters 20.22.020 (b), 20.020.30, 20.74 & 20.81. Owner and Applicant: S and H Seven, LLC Case Nos.: P07-0022 (UP07-0002) RECOMMENDATION: That the Planning Commission conduct a review and offer comments. BACKGROUND: The proposed conversion of approximately 2,150 square feet of the ground floor into an indoor exercise facility for a select clientele with permanent or temporary disabilities was reviewed by the Planning Commission at their meeting of May 17, 2007. Additional information regarding the facility is contained in the staff report and the Planning Commission meeting minutes. The interior improvements and landscaping upgrades have been completed and the facility has been in operation for several months. No complaints have been received and staffhas not observed any parking conflicts between the tenants. CONCLUSION: The applicant has completed all of the required improvements, has been operating in accordance with the condition of approval, and no complaints have been filed. The Planning Commission should conduct the review and not require any further review. Staff Report To: Planning Commission Subject: Review ofP07-0022 Page 2 of 2 Attachments: Conditions of Approval Planning Commission Staff Report & Minutes of May 17, 2007 CONDITIONS OF APPROVAL P07-0022: UP07-0002 3500 Callan Blvd (As approved by the Planning Commission on May 17, 2007 A. PLANNING DIVISION I. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the approved plans, as amended by the conditions of approval including the site plan and floor plans submitted by the applicant and approved by the Planning Commission in association with P07 -0022, as amended by the conditions of approval. The final construction plans shall be subject to the review and approval of the City's Chief Planner. 3. The commercial recreation facility at 3500 Callan Boulevard shall be limited to the ground floor with an area of 2, 150 square feet, 5 staff and hours of operation of between 6 AM to 8:30 PM Monday through Saturday. Any expansion of the size of the facility, and/or expansion of the hours of operation shall first require a Use Permit Modification approved by the South San Francisco Planning Commission. 4. Prior to final inspection the applicant shall obtain and thereafter maintain a valid South San Francisco Business License. 5. All previous conditions of approval associated with Use Permit 280 and Use Permit 280/MOD 1 and Use Permit 280/MOD 2, including the recorded shared parking restrictions, shall continue to apply to all uses at 3500-3560 Callan Boulevard. 6. Prior to the issuance of the Building Permit the owner shall review the handicap access requirements and the possibility of relocating the handicap parking space closer to the front entrance of the building with the City's Building Official. Should it be possible, as determined by the City's Bulding Officia~ to relocate the parking space, the final plans shall be revised to include the relocated parking space. 7. The Planning Commission shall conduct a 6 month review. At the time of review the Planning Commission may alter, modify or add conditions of approval. 8. Prior to issuance of any permit the owner shall provide a landscape plan upgrading the appearance of the landscaping. The landscape plan shall be subject to the review and approval by the City's Chief Planner. (Planning Division Contact: Steve Carlson, 650.877.8535) Conditions of Approval Page 2 of5 B. POLICE DEPARTMENT Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. Building Security I. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lockl with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock) with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double- cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long ] The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, theremust be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25116" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval Page 3 of 5 steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface- mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c . Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: I) Rated burglary-resistant glass or glass-like acrylic material.2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. Conditions of Approval Page 4 of 5 3) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE:To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. Conditions of Approval Page 5 of5 7. Traffic, Parking, and Site Plan a. ' Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE:For additional details, contact the Traffic Bureau Sergeant at (650) 829-934. 8. Security Camera System Building entrance, lobby and garage areas must be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 30 days. These cameras will be part of a digital surveillance system, which will be monitored on- site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premises. 9. Misc. Security Measures Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. (Police Department contact: Sergeant E. Alan Normandy 650. 877.8927) Planning Commission Staff Report DATE: May 17,2007 TO: Planning Commission FROM: Steve Carlson, Senior Planner SUBJECT: Use Permit allowing a small portion of the existing building to change from office to commercial recreation within 200 feet of a residential district, parking rate of 1 space per 300 square feet of floor area instead of a rate of 1 space per 250 square feet of floor area, and to continue allowing shared parking at 3500-3560 Callan Boulevard in the Retail Commercial (C-l) Zone District. SSFMC: Chapters 20.22.020 (b), 20.020.30, 20.74 & 20.81 Site Address: 3500-3560 Callan Boulevard (APNs 091-150-360, 091-150-430 & 091-150-440) Zoning: Retail Commercial (C-l) Zone Owner and Applicant: S and H Seven, LLC Case Nos.: P07-0022 (UP07-0002) RECOMMENDATION: That the Planning Commission approve Use Permit allowing a small portion of the existing building to change from office to commercial recreation within 200 feet of a residential district, a parking rate of 1 space per 300 square feet of floor area instead of 1 space per 250 square feet of floor area and to continue allowing shared parking at 3500-3560 Callan Boulevard in the Retail Commercial (C-l) Zone District, subject to adopting the conditions of approval and making the required fmdings. BACKGROUND: The 1.47 acre project site, comprised of three lots, is improved with 2 two-story mixed use commercial buildings (3500 Callan Boulevard - contains 8,822 square feet and 3540 Callan Boulevard - contains 8,928 square feet), a restaurant (3560 Callan - contains 5,917 square feet) and an open at-grade shared parking lot containing 67 parking spaces. Access is provided from Callan Boulevard via two driveways. The General Plan Land Use designation of the site is Community Commercial and the Zoning is Retail Commercial (C-1). All of the existing uses and the proposed use are allowed by both the Land Use designation and the C-l Zone District (SSFMC Chapter 20.22). The Planning Commission approved a Use Permit for three office buildings in 1974 (UP-280). The Use Permit was modified in 1976 allowing a restaurant in-lieu of one of the three office Staff Report To: Planning Commission Subject: P07-0022 Page 2 of 3 buildings. The latest approval (UP-280/MOD 3) in 1996 allowed the restaurant to expand its hours for lunch with a limited floor area. All the previous approvals included shared parking by limiting the hours of operation of the various uses so as to minimize conflicts. A revised Deed Declaration approved by the City Attorney in fulfillment of the conditions of approval associated with UP-280/MOD 2 was recorded on April 3, 1980 with the San Mateo County Recorder's Office providing the following: . 3560 Callan Boulevard - Restaurant 1. Weekdays hours of operation are limited to the hours between 5 PM to 12 AM except that up to a maximum of 500 square feet may be open during the hours of 11 AM to 2 PM. 2. Saturday & Sunday hours of operation are limited to the hours between 6 AM and 12 AM. 3. Lunch hour sharing of2 of the parking spaces with the other businesses. . 3500-3540 Callan Boulevard - Commercial Uses 1. Weekday hours of operation are limited to the hours between 6 AM and 5 PM, with the exception that up to a maximum of 6,000 square feet of office and other uses may operate concurrent with the restaurant whether during the weekdays or weekends. DISCUSSION: The owner is now proposing to convert 2,150 square feet ofthe ground floor at 3500 Callan Boulevard, approximately half of the ground floor area, into a commercial recreation facility. The facility will provide an indoor exercise facility for a select, but diverse clientele with permanent or temporary disabilities. The facility will operate Monday through Saturday with hours of operation from 6 AM to 8:30 PM. It will be staffed by 5 employees (4 trainers and 1 coordinator) and is anticipated to serve up to a maximum of 4 clients per hour. The clients will be brought to the facility by others as they are generally not able to drive. The applicant's narrative provides a more detailed description of the proposed facility operation. The proposed project includes interior modifications only. Nine (9) of the existing sixty-seven (67) on-site parking spaces shared between the three adjoining parcels will be allocated for the proposed use. This is equivalent to the SSFMC rate for offices (1 space per each 300 square feet of floor area). Parking rates for commercial recreation vary widely and generally have been tailored by the City Staff to the proposed use. By the authority provided in SSFMC Section 20.74.100, the Planning Commission may authorize a different parking rate than specified in the Zoning Regulations. City Staff has judged the proposed parking rate to be adequate based on the proposed use, staffing levels and clientele. Because no other business at 3500-3540 Callan Boulevard is operating either during the restricted hours on weekday or weekend after 5 PM, parking will be adequate for the proposed facility and the restaurant, and will be consistent with the Deed Restrictions. Staff Report To: Planning Commission Subject: P07-0022 Page 3 of 3 A Use Permit is required for the proposed project because the site is within 200 feet of a residential zone district, is proposing a specialized parking rate is proposed, and the project will continue to rely on shared and partially off-site parking [SSFMC Sections 20.22.030,20.74.100 and 20.74.120 (b), respectively]. DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meeting of April 17, 2007. At this meeting, the Board recommended approval with the comment that the handicap parking space should be relocated closer to the front entrance of the building and advised that ADA access may be required by the City's Building Official. The Board's suggestion has been made a condition of approval. ENVIRONMENTAL REVIEW: Staff has determined that this proposed project is categorically exempt pursuant to the provisions of Class 1 Existing Facilities, Section 15301 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, no environmental review is necessary and the Planning Commission need not take any action. RECOMMENDATION: The proposed project complies with the General Plan Land Use designation of Community Commercial, is allowed by the Retail Commercial and complies with the Deed Restrictions regarding shared parking. Therefore, the Planning Commission should approve the Use Permit allowing a small portion of the existing building to change from office to commercial recreation within 200 feet of a residential district, a parking rate of 1 space per 300 square feet of floor area instead of 1 space per 250 square feet of floor area, and to continue allowing shared parking at 3500 - 3560 Callan Boulevard in the Retail Commercial (C-1) Zone District. 6~~ St~e Carlson, Senior Planner - Attachments: Draft Findings of Approval Draft Conditions of Approval Copy of Deed Parking Restriction Design Review Board April 17, 2007 Applicant's Project Narrative Plans ~~\\ SAN ~O $>\\II,?; p~ ~ ~~! ..~~ L<f"k o -,.- ('l ;;... ~: ; l '(i; t .. ;1.11. .~nll!l (j CJ~~.'O _..._...~. A ._~:0~ .~~ 0<1~\~ MINUTES Nay 17, 2007 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER I PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: TAPE 1 7:30 D.m. Commissioner Honan, Commissioner Moore, Commissioner Sim, Commissioner Teglia, Commissioner Zemke, Vice Chairperson Giusti and Chairperson Prouty ABSENT: None STAFF PRESENT: Planning Division: Susy Kalkin, Chief Planner Steve Carlson, Senior Planner Girard Beaudin, Associate Planner Bertha Aguilar, Admin. Asst. II Sky Woodruff, Assistant City Attorney Ray Razavi, City Engineer Tracy Scramaglia, Consulting Engineer Sergeant Alan Normandy, Planning Liaison Brian Niswonger, Assistant Fire Marshall City Attorney: Engineering Division: Police Department: Fire Prevention: CHAIR COMMENTS AGENDA REVIEW No Changes ORAL COMMUNICATIONS None CONSENT CALENDAR ! \ \ None /PUB~ HEARING \ \ / ~. Haggarty, Claire Cecelialapplicant Haggarty, Claire Cecelialowner 3500 Callan Blvd P07-0022: UP07-0002 Use Permit allowing a small portion of the existing building to change from office to commercial recreation within 200 feet of a residential district, and to continue allowing shared parking at 3500 Callan Boulevard in the Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22.020 (b), 20.020.30, 20.74 & 20.81 Public Hearing opened. Senior Planner Carlson presented the Staff Report. Claire Haggarty, co-owner, noted that she attended a seminar for multiple sclerosis (MS) victims and decided to create a gym for individuals with MS, Parkinson's and other injury patients. She noted that there will not be more than 4 one-on-one appointments at a time. She stated that there will be seniors that will be driven to the facility for group sessions. Public Hearing closed. ./ /// .. , " / I:' / / \ ,/,-" , , /' '\ / '. /' , '" // , , ~ " Planning Commission Meeting of May 17, 2007 Commissioner Teglia asked if there were any concerns with regard to parking. Senior Planner Carlson noted that there are not any concerns. \ "- Commissioner Sim felt that a 6 month review per staff's recommendations was needed. Commissioner Zemke asked if the number of accesible parking spaces would be increased due to this use. Senior Planner Carlson replied that a Condition of Approval has been incorporated per the Design Review Boards (ORB) recommendation that staff look at relocating one of the spaces closed to the entry, which has been addressed with the Building Official. i I " Chairperson Prouty suggested that the landscaping be upgraded for the site. ; / '''--' Motion Teglial Second Sim to approve P07-0022: UP07-0002 with a 6 month review and upgrading the landscaping. 'Approved by unanimous voice vote. 'I , J /. 2. Ulliled 'Par~~ice . Alan Ford, Applicant '-~ VALACAL COMPANY, Owner 657 Forbes Blvd P07-0006: Signs07-0003 I i / / . / , / ) Type "C" Sign Permit allowing a sign program consisting of a facade sign and a monument sign with a total sign area exceeding 1 00 square feet, situated at 657 Forbes Boulevard in the Planned Industrial (P-I) Zone District, in accordance with SSFMC Chapters 20.76 & 20.86 Commissioner Teglia stated that he would step down from the dais and not participate on this item due to a conflict of interest. Senior Planner Carlson presented the staff report. Chris Bolster, AKC Services representing UPS and Arrow Sign Company, gave a PowerPoint of the proposed sign program. Commissioner Moore asked if there were plans to include the word "Ground" in the signs. Mr. Bolster noted that this was not planned. Commissioner Honan questioned if the customer center and was clearly identified for the public. Mr. Bolster noted that it is clearly identified and the truck entrance is identified for the public to go into it. Commissioner Moore asked if the aluminum will be resistant to graffiti. Mr. Bolster noted that the aluminum can be repainted if needed. Public Hearing closed. Chairperson Prouty commented that the landscaping on Gull Drive has not been kept up. Senior Planner Carlson replied that he could review the Use Permit and ask the owner to invest in some landscaping, but that this is not part of the Type C sign program. Motion Zemke I Second Giusti to approve P07-0006: SIGNS07-0003. Approved by unanimous voice vote. 3. Britannia Forbes Research Center Slough Estates USA, INC, Applicant SLOUGH FORBES LLC, Owner 494 Forbes Blvd P06-0025: EIR06-0001, UP06-0009 & DR06-0021 s:\MlvcL<tes\Flvc~llzed MlvcL<teS\:2007\OS-:1]-07 RPC MlvcL<tes,doc p~ge 2 of 4 Planning Commission Staff Report DATE: April 3, 2008 TO: Planning Commission SUBJECT: 45-DAY REVIEW OF: Use Permit allowing outdoor storage of trucks and extended hours of operation from 6:00 a.m. to 2:00 a.m., situated at 340 Shaw Road in the M-l Industrial District in accordance with SSFMC 20.30.040 (a) and (b). Owner: Clarence Krieger Applicant: Double Day Office Services Case No.: P03-0137/UP03-0026 RECOMMENDATION: That the Planning Commission conduct the 45-day review and offer comments. BACKGROUND/DISCUSSION: The Planning Commission conducted a periodic review ofthe project at its meetings of December 6,2007 and February 21,2008. The Commissioners expressed concern that the storm drainage improvements as required by the Engineering Division conditions of approval II #1, #2 and #3, had not been started. The Commission continued the matter for 45-days to ensure that the work would be completed. Since the Planning Commission meeting, the owner has started work on the storm water drainage improvements and should be complete by the Commission meeting. CONCLUSION: The Planning Commission originally approved the Use Permit in February 2004. The applicant has completed the drainage improvements. Staff recommends that the Planning Commission accept the completed work as fulfillment of the last remaining conditions of approval and discontinue with any additional reviews. Attachments: Conditions of Approval (Adopted by Planning Commission on August 19,2004 and amended November 17, 2005 & December 6,2007) CONDITIONS OF APPROVAL P03-0137 USE PERMIT DOUBLE DAY OFFICE SERVICES 340 SHAW ROAD (As approved by the Planning Commission on August 19,2004 and amended on November 17, 2005 & December 6, 2007) A. PLANNING DIVISION requirements shall be as follow: 1. The owner shall comply with the applicable requirements of the Planning Division's "Standard Conditions and Limitations for Commercial, Industrial, and Multi-Family Residential Projects" dated February 1999, except as amended by the conditions of approval associated with Use Permit 03-0026. 2. The construction drawings shall substantially comply with the Planning Commission approved plans prepared by, Ibarra Associates, dated January 23,2004 in association with Use Permit Application P03-0137/UP03-0026. 3. Prior to the issuance of any Building Permit, the applicant shall include on the parking lot construction plans 16 parking spaces for employee and visitor passenger vehicles. The location and design of the parking lot shall be subject to review and approval by the Chief Planner. 4. Prior to the issuance of any Building Permit, the applicant shall include on the construction plans either an indoor trash room or outdoor trash enclosure. The location and design ofthe trash facility shall be subject to review and comment by a representative of the South San Francisco Scavengers. The plans, including the comments from the South San Francisco Scavengers, shall be subject to review and approval by the Chief Planner. 5. Prior to the final inspection the applicant shall upgrade the on-site landscaping, including the replacement of all dead plants and removal of all weeds. The applicant shall be responsible for maintaining the landscaping situated on-site and in the public right-of-way along Shaw Road in front ofthe property. 6. The maximum number of vehicles allowed to be stored on the site is ten (10) bobtail trucks and 4 passenger vehicles. Servicing of vehicles is limited to the use of the indoor truck wash rack. Outdoor storage of additional vehicles, changes in the hours of operation, or changes in use shall only be authorized by the Planning Commission. 7. Prior to the issuance of building permits the applicant shall pay the Child Care Impact Fees. Fees may be paid on a lump sum basis. The total fees are estimated to be $1,353.60 based on the following calculation [Phase I (Outside storage 2,880 SQ. FT. X $0.47/SQ. FT]. 8. Prior to operation at dIe site dIe applicant shall obtain a Business License from dIe City of SOUdl San Francisco. 9. The exterior of dIe building shall be repainted prior to October 1, 2004, to dIe satisfaction of dIe Chief Planner. 10. The Use Permit shall be reviewed by the Planning Commission at their meeting of February 21, 2007 to determine the compliance with the conditions of approval. (Planning Division: Steve Carlson (650) 877-8535) B. ENGINEERING DIVISION requirements shall be as follows: 1. STANDARD CONDITIONS 1. The developer shall comply with all applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments," contained in the South San Francisco "Standard Conditions for Subdivisions and Private Developments" booklet, dated January 1998. A copy of this booklet is available at the Engineering Division located at 315 Miller Ave. II. ON-SITE IMPROVEMENTS 1. The applicants shall design, construct and install a drainage system capable of accommodating a 10-year design storm, to control storm water runoff within the site, which will insure that it does not flow into adjacent private property, or sheet flow over the street sidewalk and curb. Any existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. 2. A site drainage report shall be prepared by the applicant's drainage consultant and submitted to the City Engineer for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant's consultant shall design the drainage improvements described in the approved report and submit them to the City's Engineering Division for review and approval, prior to receiving a building permit for their tenant improvements. The storm drain work described on the approved plans shall be performed to the satisfaction ofthe City's Construction Manager prior to receiving an occupancy permit for the Double Day Offices Services tenant improvements. 3. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities, as required to prevent pollutants deposited on the lot from entering City streets or public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator for review and approval. 4. The applicant shall submit a striping, signage, parking and traffic control plan for the project, conforming to the requirements of the Municipal Code, for the review and approval of the Engineering Division. The exit driveway shall be posted with an Rl "Stop" sign, mounted on a 2"diameter galvanized steel pole, as required by the Municipal Code. (Engineering Division: Michelle Bocalan (650) 829-6652) C. POLICE DEPARTMENT requirements shall be as follows: 1. The applicant shall comply with the provisions of Chapter 15.48 ofthe Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. The applicant shall provide a detailed striping, parking and traffic circulation plan for the project that clearly denotes traffic patterns for vehicles driving and parking within the site. 3. A lighting plan shall be submitted for the exterior perimeter parking lots and travel lanes. Photometrics shall be submitted for this project. 4. The applicant shall submit a detailed plan regarding the storage vaults and specific locations within the project they will be kept. The contents and values of vault storage shall be identified for the purpose of providing appropriate security standards. 5. A security plan shall be submitted including onsite security personnel, card access systems, as well as individual vault alarms. This is necessary for the preservation of property reducing thefts. 6. On street parking for trucks shall not be permitted at anytime, nor shall obstruct access to the rear storage area at anytime. (police Department: Sergeant AI Normandy (650) 877-8927) D. FIRE PREVENTION DMSION requirements shall he as follows: 1. Combustible storage greater than 2,500 cubic feet requires a renewable annual fire permit. (Fire Prevention: Bryan Niswonger (650) 829-6645) Planning Commission Staff Report DATE: April 3, 2008 TO: Planning Commission SUBJECT: 6-MONTH REVIEW OF: 1. Use Permit legalizing a commercial postal facility with 24 hour operations, generating in excess of 100 average daily vehicle trips, with outdoor overnight truck and trailer storage and off-site parking at 202 Littlefield Avenue. 2. Design Review of a reconfigured parking lot and landscaping upgrades. 3. Transportation Demand Management Plan to reduce traffic impacts associated with the development. Zoning: Planned Industrial (P-I) Zone District SSFMC Chapters: 20.32,20.74,20.81,20.85 & 20.120. Project Location: the property is situated at 222 Littlefield Avenue (APN 015-143-120,015-143-130 & 015-143-190) in the Planned Industrial (P-I) Zone District. Owner: A-M-J Associates Applicant: Michael Nilmeyer Case No.: P06-0056 (UP06-0017, DR06-0044 & TDM06-0006) RECOMMENDATION: That the Planning Commission conduct a review, offer comments and continue the matter to a date certain. BACKGROUND/DISCUSSION: The Planning Commission approved the project at the meeting of October 19,2006. The building and site improvements have been completed with the exception of the off-site improvements at the employee parking garage situated west of the site at 202 Littlefield Avenue. The Fire Chiefhas advised the applicant to repaint the on-site fire lane as is has faded. Business licenses have been issued for the business and workers. Because the use of site relies on the functionality of 202 Littlefield A venue, the review should be Staff Report To: Planning Commission Subject: P06-0056 FedEx 222 Littlefield Avenue Apri13,2008 Page 2 of2 conducted in conjunction with the Use Permit approved for the off-site FedEx facilities situated at 202 Littlefield Avenue (P06-0054). Further information regarding the project is contained in the attached staff report of October 2006. ~~ t earls n, Semor Planner ATTACHMENTS: Conditions of Approval Planning Commission Staff Report October 19,2006 Plans CONDITIONS OF APPROVAL P06-0056: UP06-0017, DR06-0044 & TDM06-0005 Use Permit / Fed-Ex 222 Littlefield Ave (As approved by the Planning Commission on October 19,2006) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by Nilmeyer and Nilmeyer Associates/Architects, dated August 28,2006, submitted in association with P06-0056. 3. Prior to the issuance of any permit the owner shall provide an exterior paint plan. The building shall be painted prior to the final inspection. The paint plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance of the Building Permit, the landscape plan shall include mature shrubs, trees that have a minimum size of24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. The landscape plan shall also include upgrades to the Bay Trail access consisting of a landscape buffer adjacent to the 20 foot wide un-named road ("shared driveway" between 202 Littlefield Avenue and 360 Harbor Way) and a 4 foot wide continuous concrete sidewalk. The landscape plan shall be subject to the review and approval by the City's Chief Planner. The curb and sidewalk improvements along the un-named road shall also be subject to the review and approval by the City Engineer. 5. Prior to the issuance of any permit the owner shall provide a long-term off-site parking agreement with the owner of 202 Littlefield A venue consistent with the requirements of SSFMC Section 20.74.120. The agreement shall be subject to the review and approval of the City Attorney. a. This use permit shall be subject to revocation if the off-site parking arrangement is terminated or substantively altered. b. The permittee shall be required to provide written notice to the city of termination or alteration of the subject off-site parking arrangement. 6. The site shall be limited to outside overnight storage trucks and/or trailers including the adjacent land-locked parcels comprising the site providing off-site parking for 6 vehicles which do not block any other parking space, aisleway, designated doubles setup area or Conditions of Approval Page 2 of 8 the designated Fire Lane or any access gate. Any increase in the number of stored vehicles or trailers shall require prior approval by the City's Planning Commission. 7. Prior to the issuance of any Building Permit, the plans shall be revised to provide a painted vehicle aisleway for the two-way driveway. The intent of stripping is to avoid the area being used for parking or loading and to facilitate circulation through the area. The aisleway shall be subject to the review and approval by the City's Fire Marshall and the City's Chief Planner. 8. Prior to the final inspection, the owner shall install a continuous concrete public sidewalk along Littlefield Avenue between 240 and 360 Harbor Way within the public right of way adjacent to the curb. The plans shall meet City standards and shall be subject to the review and approval of the City Engineer. 9. Prior to the final inspection the owner shall provide a Final TDM Plan. The TDM Plan shall be subject to the review and approval by the City's Chief Planner. 10. All parking spaces and aisleways shall meet the City's minimum parking standards delineated in AAFMC Chapter 20.74. 11. The owner shall ensure that all businesses and contractors working at the site have and maintain valid City Business Licenses at all times. The owner shall conduct an annual survey of all independent contractors working at the site to confirm that all businesses and contractors working at the site have and maintain valid City of South San Francisco Business Licenses. No later that the last day of February of each year, the owner shill provide the City's Chief Planner with a list of the names and contact information of all business and contract workers, indicating whether each business and contractor has furnished the owner with proof of a valid City of South San Francisco Business License. 12. The project shall be subject to a six month review by the South San Francisco Planning Commission. At the time of review the Planning Commission may modify, amend or add conditions of approval or take other action. 13. No vehicle staging or parking of any company vehicles or vehicles bearing the logo of FedEx shall occur on Littlefield Avenue or Harbor Way. 14. No vehicle maintenance or washing of vehicles shall occur on-site without the prior approval of the City of South San Francisco Planning Commission. 15. The final plans shall be revised to designate an on-site doubles trailer setup area which does not encroach into the Fire Lane or the designated circulation aisleways. The designated area shall be painted on the parking area. The plans shall be subject to the review and approval of the City of South San Francisco Fire Marshall and the Chief Planner. (planning Contact Person: Steve Carlson PH: 650/877-8535, Fax 650/829-6639) Conditions of Approval Page 3 of 8 B. ENGINEERING DIVISION A. STANDARD CONDITIONS The applicant shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet dated January 1998. A copy of this booklet is available at our Engineering Division office at no charge to the applicant. B. SPECIAL CONDITIONS The Applicant shall construct new 48" wide sidewalk along the frontage of the said property to the existing access road located at 202 Littlefield A venue. The new sidewalk shall be constructed in accordance to City standard detail. (Engineering Division: Sam Bautista PH: 650/829-6652) C. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lock! with minimum throw of I The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Unifcrm Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking devce must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. Conditions of Approval Page 4 of 8 one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock I with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval Page 5 of 8 applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic materia1.2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. Conditions of Approval Page 6 of8 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. d. Exterior parking lighting must be a minimum of 5 foot candles, using high-pressure sodium lighting on 10 foot masts. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. i\larms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE:To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. b. On-street parking is not allowed. All company and employee vehicles must be parked on-site, for a period not exceeding 72 hours. Failure to comply with this condition may result in the immediate revocation of the Use Permit. Conditions of Approval Page 7 of8 c. All trailers stored on-site must be maintained, in good repair, and free of graffiti. Graffiti must be removed or cleaned within 24 hours of the event. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. b. All loading dock and parking areas must be monitored by a CCTV system. The system must be of sufficient lighting, color rendition and resolution as to aid in the ready identification of any subject committing a crime on the premises, as well as their vehicles and license plate numbers. CCTV recordings must be maintained for a period of no less than 30 days. 9. Revocation of Use Permit a. Failure to comply with this Use Permit may result in the immediate suspension of the Use Permit by the Chief Planner, pending a hearing by the Planning Commission. (Police Department contact, Sgt. E. Alan Normandy PH: 650/877-8927) D. FIRE DEPARTMENT 1. Provide a 20 foot clearance Fire Lane from street to the rear of the property and a fire access gate with the abutting property at 212-215 Littlefield A venue. Fire Lane to be marked as stated in SSF Municipal Code 15.24.090. 2. Project must meet all applicable Local and State Codes. (Fire Department: Bryan Niswonger PH: 650/829-6671) E. WATER QUALITY CONTROL PLANT 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin Conditions of Approval Page 8 of8 inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter . catch basin runoff directed to infiltration area · notched curb to direct runoff from parking area into swale 4. The applicant must submit a signed maintenance schedule for the storm water pollution prevention devices installed. 5. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 6. Plans must show how existing catch basins will be protected during construction. 7. Prior to the issuance of any permit provide a drainage plan and show how the existing catch basins will be protected during construction. (Water Quality: Cassie Prudhel PH: 650/829-3840) F. BUILDING DIVISION 1. Provide allowable area calculations. 2. Additional comments at plan review. (Building: Jim Kirkman PH: 650/ 829-6670) ~ i' Planning Commission Staff Report DATE: October 19,2006 TO: Planning Commission SUBJECT: 1. Use Permit legalizing a commercial postal facility with 24 hour operations, generating in excess of 100 average daily vehicle trips, with outdoor overnight truck and trailer storage and off-site parking at 202 Littlefield Avenue. 2. Design Review of a reconfigured parking lot and landscaping upgrades. 3. Transportation Demand Management Plan to reduce traffic impacts associated with the development. Zoning: Planned Industrial (P-I) Zone District SSFMC Chapters: 20.32,20.74,20.81,20.85 & 20.120. Project Location: the property is situated at 222 Littlefield Avenue (APN 015-143-120,015-143-130 & 015-143-190) in the Planned Industrial (P-I) Zone District. Owner: A-M-J Associates Applicant: Michael Nilmeyer Case No.: P06-0056 (UP06-0017, DR06-0044 & TDM06-0006) RECOMMENDATION: That the Planning Commission approve: 1) Use Permit legalizing a commercial postal facility with 24 hour operations, generating in excess of 100 average daily vehicle trips, with outdoor overnight truck and trailer storage and off-site parking at 202 Littlefield Avenue; 2) Design Review of a reconfigured parking lot and landscaping upgrades; and 3) Transportation Demand Management Plan to reduce traffic impacts associated with the development, subject to making the required fmdings and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The Planning Commission reviewed the proposed project at the meeting of September 21, 2006. While the Commissioners were supportive of the general development concept, they offered comments regarding the presentation plans, the status of their contractors' City Business Licenses, circulation, truck parking, fire access, and pedestrian access. The Planning Commission continued Staff Report To: Planning Commission Subject: P06-00056 FedEx 222 Littlefield Avenue October 19,2006 Page 2 of 4 the matter to the October 19 meeting in order that the applicant could revise the plans and prepare responses. The applicant has revised the presentation plans and submitted the Business Licenses for all of their workers. The fire lane has been revised to accommodate the Fire Marshall's concerns and is delineated on the revised plans. The driveway is shown on the plans and the number of truck/trailer parking spaces has been increased from 14 spaces to 29 spaces. GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE The project site's General Plan land use designation of Mixed Industrial, allows commercial postal uses. The site is situated in the Planned Industrial (P-I) Zone District, which allows commercial postal uses subject to an approved Use Permit (SSFMC Section 20.32.030(c)). In addition, businesses having a 24 hour operation, store vehicles or trailers outdoors overnight, generate in excess of 100 average daily vehicle trips, or provide off-site parking require an approved Use Permit [SSFMC Sections 20.32.040(a), 20.32.040(b), 20.32.040 (i) and 20.74.120 (b), respectively]. The building and site generally comply with current City development standards as displayed in the table contained in Appendix A. The proposed parking will meet the minimum requirements set forth in SSFMC Chapter 20.74 only through the provision of parking at 202 Littlefield Avenue. Parking for 12 passenger vehicles can be accommodated on-site (222 Littlefield Avenue). Off-site parking for 78 passenger vehicles will be situated at the proposed FedEx facility at 202 Littlefield Avenue, approximately 227 feet west of the site. To comply with accessibility requirements and to provide a safe and convenient pedestrian pathway, a condition of approval has been added requiring the owner to provide a new public sidewalk along Littlefield Avenue linking the two sites. A condition of approval has also been added requiring a long-term agreement between the two property owners per the requirements ofSSFMC Section 20.74.120. The proposed on-site 10,391 SF oflandscaping on the main parcel (APN 015-143-120) will meet the City's minimum requirement of 10% of the site area - equal to an area of9,987 SF (SSFMC Section 20.73.050). The off-site spur track landscaping of 5,367 SF on the adjacent parcels (APNs 015-143-130 & 015-143-190) will exceed the requirement for theses separate parcels. PRELIMINARY TRANSPORT A TION DEMAND MANAGEMENT PLAN The applicant, with the assistance ofFehr & Peers Associates, a qualified Traffic Engineering firm, completed a Preliminary Transportation Demand Management Plan (PTDM Plan) consisting of a table of the plan and a site plan showing general location of on-site facilities that are attached to this staff report [SSFMC Section 20.120.060 Submittal Requirements]. Staff Report To: Planning Commission Subject: P06-00056 FedEx 222 Littlefield Avenue October 19, 2006 Page 3 of4 The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that developments that are less than the maximum allowed base Floor Area Ratio [FAR] of 0.50 [maximum FAR is 1.0] include in the PTDM Plan 15 basic elements delineated in SSFMC Sections Schedule 20.120.030-B Summary of Program Requirements and 20.120.060. The project's FAR of 0.42 is less than the base maximum FAR of 0.50. The applicant's PTDM Plan includes 15 basic elements. The TDM Ordinance also requires that prior to the issuance of the Building Permit, the applicant submit a Final TDM Plan to the Chief Planner for review and approval. This will consist of the final construction plans and possible additional TDM measures to ensure the development meets the intended TDM reductions trip remediation goals. The plan is also subject to a formal Annual Review by City staff [SSFMC 20.120.1 00]. The Annual Review, consisting of a participant survey, conducted by the City staff or a consultant, is intended to monitor the success of the TDM Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM Plan objectives. The PTDM Plan meets all applicable requirements of the City's Zoning Ordinance. Therefore, it is recommended that the Planning Commission approve the PTDM Plan, based on the attached findings. ENVIRONMENTAL REVIEW The City staff has determined that the proposed development is Categorically Exempt from the provisions ofthe California Environmental Quality Act in accordance with Section 15332, Class 32 In-Fill Development Project. Because the project has been determined to be exempt, the Planning Commission need take no further action regarding the environmental review. RECOMMENDATION: That the Planning Commission approve: 1) Use Permit legalizing a commercial postal facility with 24 hour operations, generating in excess of 100 average daily vehicle trips, with outdoor overnight truck and trailer storage and off-site parking at 202 Littlefield Avenue; 2) Design Review of a reconfigured parking lot and landscaping upgrades; and 3) Transportation Demand Management Plan to reduce traffic impacts associated with the development. ~~~-- Staff Report To: Planning Commission Subject: P06-00056 FedEx 222 Littlefield Avenue October 19, 2006 Page 4 of 4 A IT ACHMENTS: Appendix A - Development Standards Draft Use Permit Findings of Approval Draft TDM Findings Draft Conditions of Approval Planning Commission Staff Report September 21,2006 Design Review Board Minutes April 18,2006 July 25, 2006 Draft TDM Plan Applicant's Narrative Plans f. f J f I ~illl i i //1111111111111 I " ,u · J flU ii i J; till I I if.' -= I II j I ,11111111111111 j . -lJ 1\ \ \ I \, \ \ ~ ' r \ \ \ \ ~i ~ i ~ ; . \.\ \ \ ~~ g ~ r · !i Ii \. \ \\ d .; ! ;11 I ~ ,\ \ !!II ~ ~~ ~ ." t ~ ,I \1 \t, ~ 31 · ;'! ;; I Ii' \ \. '\ lI!!d ill I.. I ~ f! \ \\ \ I II I iP id I :1 \ \ \ '\'\ i Ii II; I"' in ,,, \. '\ ~"' l' III I i \It~ ,~':': "'=::;. "~ ~ II II: U 1111 \ ' . ./'.. . ':'::" "~I. I Ii h ~~ ill i ~\ ~i " I \ L\-__ :.: I \'::' \~~ \~ :. \t~\, · -::. \\Q\i~" \\\!l' . , .0. \ .:;: \ \f.J\ . \0 \ \, \\\\\t ::. \'t~ ::. \ \ \ \ \ \ \ \ , -\ \ ;, ,\ .\ \" "~\ \ III "'...\ \ \\ ~\ \ \, ~\. , \ \ \ \ \ \ \ ~\ \ \ \ \ \ \ \ \ - \ ~- \ . . & II c -~ ill ii: '~ ::; e ~ . fi ~ ! " " . ~ i ~ . ~ ~ .. . . l i 'j ~ ! , 3 i i i t I d! III II ffi"~11 ~dJ -08 ~ ~ ~ I l Iii , j ! If + + \ 1-<,.- - ... ._..._--t-._-~~----.~, ~ Z N ~ W ~ ~ I I ::J 0.. 0- C) 1: W u: CD .... i - ~ fJ) i .... \\ :Ii () 'llI W C ..., III ~ E CD Q 0. C 'I 0 II ~ 0 Q. III C ~ 'llI C :J e C) )( W '0 CD -- U. - 8 ~ III 'u c l! u. C III en s:. :; 0 en -- I d! ...... "'" ~ ~~ Vl~ c:G~ " u..J~ ..w'" ~ r-. :z: ce- :; ~ " ~:;; :r: r...w ~ c: .. is. j!! .,. ~ CD r-- ~ gi "'9 -CD Olr-- .0", EO !~ OlU. en en ---- Planning Commission Staff Report DATE: April 3, 2008 TO: Planning Commission SUBJECT: 6-MONTH REVIEW OF: 1. Use Permit Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for the occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty- one (21) vehicles and an indoor parking garage for up to seventy-eight (78) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and 3 thirty (30) foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation. 2. Design Review of exterior building changes, new exterior open at-grade parking and landscaping upgrades. 3. Transportation Demand Management Plan reducing traffic associated with the development. Zoning: Planned Industrial (P-I) Zone District SSFMC Chapters: 20.32, 20.74, 20.81, 20.85 & 20.120. Project Location: site situated at 202 Littlefield Avenue (APN 015-143-200) and a portion of neighboring property at 212-218 Littlefield Avenue (APN 015-143-150), in the Planned Industrial (P-I) Zone District. Owner: Wells Enterprises Applicant: Michael Nilmeyer Case No.: P06-0054 (UP06-0016, DR06-0043 & TDM06-0005) RECOMMENDATION: That the Planning Commission conduct a review, offer comments and continue the review to a date certain. BACKGROUND/DISCDSSION: The Planning Commission approved the development at their meeting of October 19, 2006. Staff Report To: Planning Commission Subject: P06-0054 FedEx 202 Littlefield Avenue April 3, 2008 Page 2 of3 The site provides the bulk of the employee parking spaces for the FedEx facility at 222 Littlefield A venue, some administrative office space and a small area distribution facility. Early in October 2007, the applicant informed City staff that they would not be able to complete all of the improvements by their projected move-in date in November 2007 - in time for the beginning of the holiday season. City staff granted a Temporary Occupancy Permit on October 26 with a requirement that key life safety improvements were completed and that all of the remaining unmet City requirements, including all of the improvements depicted on the conceptual and construction plans, and the conditions of approval, be completed by January 31,2008. The attached letter agreement also obligated FedEx to voluntarily cease and desist all activities at 202 Littlefield Avenue, if the improvements were not completed by January 31. Most of the building and site improvements have been completed. However, a number of items remain incomplete including the following: 1. Fire Lane does not meet minimum width requirements. 2. Security items not installed. 3. Storm drainage facilities not installed. 4. Open at- grade parking and circulation not paved. 5. Continuous public sidewalk linking 202 and 222 Littlefield Avenue partially installed. 6. Landscaping along portions of the front and rear property perimeter, and along the public sidewalk not completed and some material has died. 7. Bay Trail path connection is blocked by an earthen berm and boulders. 8. Rear building foundation wall is still under re-construction. Other new issues that have arisen after occupancy include the following: 1. Metal concrete filled bollards installed within the landscape area without City review. 2. Truck tractors and dollies parking in passenger vehicle stall spaces. 3. Pallets and construction debris litter portions of the site. 4. Vehicles are parked in the Fire Lane and within unpaved areas. Although the site improvements are not complete, the applicants have continued to operate. Since November 2007, staff has been in contact with FedEx representatives reviewing the outstanding issues and progress status, and they have been advised ofthe City's concerns. Since late last year, the applicant had been pursuing purchasing the former Union Pacific Railroad spur track to provide sufficient width for the Fire Lane. However, acquisition from the property owner will likely take several months. Review of any proposed use of the rail spur will be required by the City and the Bay Conservation and Development Commission. Once the entitlements are secured, construction of the Fire Lane will likely take a few weeks. Staff Report To: Planning Commission Subject: P06-0054 FedEx 202 Littlefield Avenue April 3, 2008 Page 3 of3 Since January, the applicant has made no demonstrable commitment or visible progress towards completing the identified items. Recently city staff, including the Fire Chief, Fire Marshall, the applicant's architect and I have met and reviewed the outstanding issues. Regarding the fire lane, the Fire Chief is willing to consider interim fire protection measures in the form of building upgrades in-lieu of the conversion of the spur track into a fire lane. In the long-term, the City still desires the ability to have an on-site fire lane so that emergency vehicles have unobstructed access. This requirement could be triggered by some level of intensification of the use, and would require a modification to the conditions of approval. The representative of the applicant has submitted a written response to the city's concerns and will attend the Planning Commission meeting to make a presentation and answer questions. Any significant exterior revisions to the building or to site, or changes to the conditions of approval will require the Commission to re-agendize the item as a public hearing. RECOMMENDATION: That the Planning Commission conduct a review, offer comments and continue the review to a date certain to ensure that the work is completed in a timely fashion. ~~ Ste Carlson, Senior Planner ATTACHMENTS: Conditions of Approval Planning Commission Staff Report October 19, 2006 Minutes October 19, 2006 Plans Letter Agreement of October 26, 2007 Applicant's Letter - March 28, 2008 CONDITIONS OF APPROVAL P06-0054: UP06-0016, DR06-0043 & TDM06-000~ Use Permit / Fed-Ex 202 Littlefield Ave (As approved by the Planning Commission on October 19, 2006 A. PLANNING DIVISI01\ 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by Nilmeyer and Nilmeyer Associates/Architects, dated August 28, 2006, submitted in association with P06-0054. 3. Prior to the issuance of the Building Permit, the landscape plan shall include mature shrubs, trees that have a minimum size of24 inch box and 15% of the total number of proposed trees shall have a minimum size of 36 inch box. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance of any permit the owner shall provide a long-term off-site parking agreement with the owner of 222 Littlefield Avenue consistent with the requirements of SSFMC Section 20.74.120. The agreement shall be subject to the review and approval of the City Attorney. 5. Prior to the issuance of any Building Permit, the owner shall provide documentation of an approved BCDC permit. 6. The site shall be limited to outside overnight storage of eight (8) trucks and/or trailers. Any increase in the number of outside stored vehicles or trailers shall require prior approval by the City's Planning Commission. 7. The parking plan shall comply with the SSFMC Chapter 20.74. The plans shall be subject to the review and approval ofthe City's Chief Planner. 8. Prior to the issuance of any Building Permit, the plans shall be revised to provide a painted vehicle aisleway at the back of the building. The intent of striping is to avoid the area being used for parking of loading and to facilitate circulation through the area. The aisleway shall be subject to the review and approval by the City Fire Marshall and the City's Chief Planner. 9. Prior to the final inspection the owner shall provide a Final TDM Plan. The TDM Plan shall be subj ect to the review and approval by the City's Chief Planner. 10. All parking spaces and aisleways shall meet the City's minimum parking design standards delineated in SSFMC Chapter 20.74. Conditions of Approva. Page 2 ofQ 11. The owner shall ensure that all businesses and contractors working at the site have and maintain valid City Business Licenses at all times. The owner shall conduct an annual survey of all independent contractors working at the site to confirm that all businesses and contractors working at the site have and maintain valid City of South San Francisco Business Licenses. No later that the last day of February of each year, the owner shall provide the City's Chief Planner with a list of the names and contact information of all business and contract workers, indicating whether each business and contractor has furnished the owner with proof of a valid City of South San Francisco Business License. 12. The project shall be subject to a six month review by the South San Francisco Planning Commission. At the time of review the Planning Commission may modify, amend or add conditions of approval or take other action. 13. No vehicle staging or parking of any company vehicles or vehicles bearing the logo ofFedEx shall occur on Littlefield Avenue or Harbor Way. 14. No vehicle maintenance or washing of vehicles shall occur on-site without the prior approval of the City of South San Francisco Planning Commission. 15. The final plans shall be revised to designate an on-site doubles trailer setup area which does not encroach into the Fire Lane or the designated circulation aisleways. The designated area shall be painted on the parking area. The plans shall be subject to the review and approval of the City of South San Francisco Fire Marshall and the Chief Planner. (Planning Contact Person: Steve Carlson PH: 650/877-8535, Fax 650/829-6639) B. ENGINEERING DIVISION A. STANDARD CONDITIONS 1. The applicant shall comply with all of the applicable conditions of approval detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet dated January 1998. A copy of this booklet is available at our Engineering Division office at no charge to the applicant. B. SPECIAL CONDITIONS 1. The applicant shall provide a permit from BCDC for the existing access road and a continuous sidewalk along the frontage of the property. 2. The applicant shall replace the proposed 12'x12' roll-up door with either two new 15' wide roll-up doors or one 25' wide roll up door for 2-way traffic in and out of the interior parking. Conditions of Approva: Page 3 of9 3. The applicant shall provide a drainage plan for the project and install an additional catch basin for the site. 4. Any sidewalk, curb and gutter shall be constructed to City standards. 5. Developer shall stripe the existing 20' wide access road in red paint with the "Fire Lane" legend and place "No Parking at All Times" signs along the existing access road. 6. The Fire Lane, which travels behind the building, shall comply with all City standards. C. FEES Prior to the issuance of a Building Permit for the project, the applicant shall pay the City of South San Francisco the following fees for a 53,448 GSF truck / distribution facility with offices, prior to the issuance of the Building Permit for the proposed development: Oyster Point Overpass Fee 53,448 gsftruck terminal/distribution @ 9.86 tripsll,OOO gsf= 527 new vehicle trips. Less credit of existing 53,448 gsfmanufacturing @ 3.99 trips/1000 gsf= 214 existing vehicle trips. Total new vehicle trips = 527 - 214 = 313 vehicle trips. Contribution Calculation: 313 X $154 X (8466.48/6552.16) = $62,285.00 (The Oyster Point Overpass Fee is computed based on the August 2006 San Francisco Construction Cost Index (CCI). The fee shall be re-calculated to reflect the most current CCI upon payment.) East of 101 Traffic Impact Fee 53,448 gsf office use @ $2.11 per each square foot = $12,775.28 (Engineering Division: Sam Bautista PH: 650/ 829-6652) C. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. Conditions of Approval Page 4 of C) B. Building Security 1 . Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lockl with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lockl with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a shgle action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, theremust be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishableas locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval Page50f9 material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic materia1.2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Conditions of Approva: Page 6 of9 Marshal. 3) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. d. Exterior parking lighting must be a minimum of 5 foot candles, using high-pressure sodium lighting on 10 foot masts. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. Conditions of Approval Page 7 of9 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE:To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. b. On-street parking is not allowed. All company and employee vehicles must be parked on-site, for a period not exceeding 72 hours. Failure to comply with this condition may result in the immediate revocation of the Use Permit. c. All trailers stored on-site must be maintained, in good repair, and free of graffiti. Graffiti must be removed or cleaned within 24 hours of the event. 8. Misc. Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. b. All loading dock and parking areas must be monitored by a CCTV system. The system must be of sufficient lighting, color rendition and resolution as to aid in the ready identification of any subject committing a crime on the premises, as well as their vehicles and license plate numbers. CCTV recordings must be maintained for a period of no less than 30 days. 9. Revocation of Use Permit a. Failure to comply with this Use Permit may result in the immediate suspension of the Use Permit by the Chief Planner, pending a hearing by the Planning Commission. (Police Department contact, Sgt. E. Alan Normandy PH: 650/877-8927) Conditions of ApprovaJ Page 8 of9 D. FIRE DEPARTMENT 1. Provide 20 foot clearance fire access road from street to rear of property. Fire road to be marked as stated in SSF Municipal Code 15.24.090. Present access road allows fire vehicles to cross onto adjoining properties to exit from rear area of buildings, please maintain as same. 2. Provide 1500 gpm fire hydrant on site, Fire Department to determine location. 3. Project must meet all applicable Local and State Codes. (Fire Department: Bryan Niswonger PH: 650/829-6671) E. WATER QUALITY CONTROL PLANT 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: . vegetated/grass swale along perimeter . catch basin runoff directed to infiltration area . notched curb to direct runoff from parking area into swale 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 5. If air conditioning units are installed on the roof, the roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 6. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. 7. Loading dock area should be designed with a roof or over hang and any run on must be pumped or drain to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. Conditions of Approval Page 9 of9 8. Fire sprinkler system test/drainage valve must be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 9. Plans must show how existing catch basins will be protected during construction. 10. Prior to the issuance of any permit provide a drainage plan. (Water Quality: Cassie Prudhel PH: 650/829-3840) Planning Commission Staff Report DATE: October 19, 2006 TO: Planning Commission SUBJECT: 1. Use Permit Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for the occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty- one (21) vehicles and an indoor parking garage for up to seventy-eight (78) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and 3 thirty (30) foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation. 2. Design Review of exterior building changes, new exterior open at-grade parking and landscaping upgrades. 3. Transportation Demand Management Plan reducing traffic associated with the development. Zoning: Planned Industrial (P-I) Zone District SSFMC Chapters: 20.32, 20.74, 20.81, 20.85 & 20.120. Project Location: site situated at 202 Littlefield Avenue (APN 015-143-200) and a portion of neighboring property at 212-218 Littlefield Avenue (APN 015-143-150), in the Planned Industrial (P-I) Zone District. Owner: Wells Enterprises Applicant: Michael Nilmeyer Case No.: P06-0054 (UP06-0016, DR06-0043 & TDM06-0005) RECOMMENDATION: That the Planning Commission approve: 1) Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for the occupants of202 and 222 Littlefield Avenue, outdoor parking for twenty-one (21) vehicles and an indoor parking garage for up to seventy-eight (78) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and 3 thirty (30) foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; 2) Design Review of exterior building changes, new exterior open at-grade Staff Repor'. To: Planning Commissior. Subject: P06-0054 FedEx 202 Littlefield Avenue October 19,2006 Page 2 of L, parking and landscaping upgrades; and 3) Transportation Demand Management Plan reducing traffic impacts associated with the development, subject to making the required findings and adopting the conditions of approval. BACKGROUND/DISCUSSION: The Planning Commission reviewed the proposed development at their meeting of September 21, 2006. While the Commissioners were supportive ofthe general development concept, they offered comments regarding the presentation plans, the status oftheir contractors' City Business Licenses, circulation, truck parking, fire access, and pedestrian access. The Planning Commission continued the matter to the October 19 meeting in order that the applicant could revise the plans and prepare responses. The applicant has revised the presentation plans and submitted the Business Licenses for all of their workers. The applicants have also met with the property owners of 360 Harbor Way to discuss the proposed circulation changes. GENERAL PLAN CONSISTENCY & ZONING COMPLIANCE The project site's General Plan land use designation of Mixed Industrial allows commercial postal and other industrial uses. The site is situated in the Planned Industrial (P-I) Zone District, which allows commercial postal uses subject to an approved Use Permit (SSFMC Section 20.32.030(c)). Additionally, businesses having 24 hour operations, or that store vehicles outdoors, or generate in excess of 100 average daily vehicle trips require an approved Use Permit [SSFMC Sections 20.32.040(a), 20.32.040(b) and 20.32.040 (i), respectively]. The buildings generally comply with current City development standards as displayed in the table contained in Appendix A. The proposed parking exceeds the minimum requirements set forth in SSFMC Chapter 20.74. The plans depict 79 garage parking spaces, however, the spaces near the garage entry have inadequate backup (18-19 FT vs. a minimum of25 FT) and cannot be counted as designed. If the plan is revised to show diagonal spaces instead of perpendicular parking spaces, then the entry is estimated to accommodate as many as 3-5 more spaces bringing the garage total to 75 spaces, rather than the 79 spaces shown on the plans. The site will also provide 62 parking spaces for the FedEx facility at 222 Littlefield Avenue located 227 feet to the east of the site. A condition of approval has been added requiring the owner to establish a long-term parking agreement with the owner of222 Littlefield Avenue, and acceptable to the City Attorney, assuring that parking will be available for the life ofthe use (SSFMC Section 20.74.120). Staff Repor~ To: Planning Commissior. Subject: P06-0054 FedEx 202 Littlefield Avenue October 19, 2006 Page 3 of <4 Because no continuous public sidewalk exists on the southerly side of Littlefield Avenue, a condition of approval has been added to the Use Permit associated with 222 Littlefield Avenue (P06-0056) requiring the construction of a public sidewalk linking 202 and 222 Littlefield Avenue. This will provide better assurance that the garage at 202 Littlefield Avenue will be used by the employees at 222 Littlefield Avenue, rather than parking on the street. The proposed 12,972 SF of landscaping will meet City minimum requirement of 10% of the total site area equaling an area of 11,117 SF. The owner will also improve the Bay Trail access from Littlefield Avenue along the "shared driveway" by providing a 3 foot wide landscape strip between the roadway and a new 4 foot wide sidewalk. Cyclists will continue to share the road by using the "shared driveway". A 110 foot wide driveway will be established to provide access from the "shared driveway" to the project site. This should provide sufficient maneuvering room for the trucks. This improvement has been developed between the owner and the Bay Conservation and Development Commission staff. The applicant will need to obtain a separate permit from BCDC for the sidewalk, landscape buffer and parking. A condition of approval requires that the applicant obtain the BCDC permit prior to the issuance of any City building permit. PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PLAN The applicant, with the assistance ofFehr & Peers, a qualified Traffic Engineering firm, completed a Preliminary Transportation Demand Management Plan (PTDM Plan) consisting of a table of the plan and a site plan showing general location of on-site facilities that are attached to this staff report [SSFMC Section 20.120.060 Submittal Requirements]. The Transportation Demand Management Ordinance, SSFMC Chapter 20.120, requires that developments that exceed the maximum allowed base Floor Area Ratio [FAR] of 0.50 [maximum FAR is 1.0] include in the PTDM Plan 15 basic elements and additional elements delineated in SSFMC Sections Schedule 20.120.030-B Summary of Program Requirements and 20.120.060. The project FAR of 0.66 exceeds the base maximum FAR of 0.50. As a result, the applicant's PTDM Plan includes 15 basic elements plus a few additional elements. The TDM Ordinance also requires that prior to the issuance ofthe Building Permit, the applicant submit a Final TDM Plan to the Chief Planner for review and approval. This will consist of the final construction plans and possible additional TDM Plan measures to ensure the development meets the intended trip reduction goals. The plan is also subject to a formal Annual Review and Triennial Review by the City [SSFMC 20.120.100]. The reviews are intended to monitor the success of the TDM Plan and make any adjustments [i.e. add/or substitute program elements] to achieve the intended TDM Plan objectives. Staff RepoTI To: Planning Commissio[i Subject: P06-0054 FedEx 202 Littlefield A venue October 19, 2006 Page 4 of 4 The PTDM Plan meets all applicable requirements of the City's Zoning Ordinance. Therefore, it is recommended that the Planning Commission approve the PTDM Plan, based on the attached findings. ENVIRONMENTAL REVIEW The City staff has determined that the proposed development is Categorically Exempt from the provisions ofthe California Environmental Quality Act in accordance with Section 15332, Class 32 In-Fill Development Project. Because the project has been determined to be exempt, the Planning Commission need take no further action regarding the environmental review. RECOMMENDATION: That the Planning Commission approve: 1) Use Permit allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-one (21) vehicles and an indoor parking garage for up to seventy-eight (78) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and 3 thirty (30) foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; 2) Design Review of exterior building changes, new exterior open at-grade parking and landscaping upgrades; and 3) Transportation Demand Management Plan reducing traffic associated with the development, subject to making the required findings and adopting the conditions of approval. ~- .../'. . / -.... ~ /;) ..... / ~~ - z -t::::~~ S.. e Ca son, e ior P anner ATTACHMENTS: Draft Use Permit Findings of Approval Draft TDM Findings Draft Conditions of Approval Planning Commission Staff Report September 21,2006 Design Review Board Minutes April 18, 2006 July 25, 2006 Draft TDM Plan Plans DEVELOPMENT STANDARDS 202 LITTLEFIELD AVENUE Site Area: Floor Area: 2.558 acres [111,165 SF] Existing: 82,225 SF (also includes unwarranted construction) Proposed: IMPCO: 10,228 SF FedEx: 53,448 SF Total: 63,964 SF Floor Area Ratio: Maximum: 0.5 to 1 Existing: 0.7 Proposed: 0.66 Lot Coverage Maximum: 60% Existing: 74% Proposed: 66% Landscaping Minimum: 10% Existing: 5% Proposed: 10% Automobile Parking Minimum: Existing: Proposed: Bldg Tenants: 34 25 34 Off-site: 62 0 62 Total: 96 25 96 Setbacks Minimum Existing: Proposed Front 20FT 25FT 25 FT Side (West) 6FT 12 FT 12 FT Side (East) 6FT OFT 10FT Rear 15 FT 10 FT 10FT Notes: i). 6foot landscaped setback required of parking lots along property lines. 2). Parking based on a rate of Office: i stall/300 SF; Distribution: i stall/i, 500 SF 3). Lot coverage, FAR and rear setbacks are non-conforming with current Zoning requirements. Planning Commission Meeting of October 19, 2006 Items 4 and 5 heard simultaneouslv 4. Federal Express Distribution Facility Michael Nilmeyer/applicant A-M-J ASSOCIATES/owner 222 Littlefield Ave P06-0056: UP06-0017, DR06-0044 & TDM06-0005 (Continued from September 21,2006) Use Permit to legalize a commercial postal facility with 24 hour daily operations and generating in excess of 100 average daily vehicle trips, and off-site parking at 202 Littlefield Avenue; Design Review of a new open at-grade parking lot and landscaping upgrades; Transportation Demand Management Plan to reduce traffic associated with the d~evefop~ ~o~ate(r(n tlie~~nny~1 (~2~istrict in accordance with /_~~.32,20.74,~tl1,20.85&20.~0. V _ _ ;' 5. Federal Express Indoor Garage / Distribution Facility ,/ .. \/./.__\ \ Michael Nilmeyer/applicant _ "--, WELLS ENTERPRISES/owner / 202,212 & 218 Littlefield Ave / P06-0054: UP06-0016, DR06-0043 & TDM06-0004 ( ~ Commissioner Giusti asked if the building would be painted. Mr. Nilmeyer replied that 222 Littlefield will be I repainted, but not 202 Littlefield. Senior Planner Carlson noted that Condition of Approval #3 requires that the eve a painting program subject to the approval of the Chief Planner. ~.__.._/..,/../~---_/~_/// S:\MLv..lA.tes\FLv..~lLzecl MLv..lA.tes\200G\:tO-:t.3-0G RPC MLv..lA.tes,cloc / ( ~ " I \ / / i ! ( \ \r I ! \- (Continued from September 21,2006) f\ Use Permit and Design Review allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-five (25) vehicles and indoor parking garage for up to eighty-two (82) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and three (30 foot long loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; Transportation Demand Management Plan to reduce traffic associated with the development in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.71, 20.74,20.81 & 20.85 & 20.120. Public Hearings opened. j Senior Planner Carlson presented the staff report and gave a PowerPoint presentation. He added that the Fire Department has removed Condition of Approval #2 and will they will be revised. Assistant City Attorney Spoerl noted that the applicant is willing to pay the business licenses retroactively. He pointed out that the applicant has requested that the conditions be revised to reflect "individual contractor's" rather than "contract employees". / Pat Esquino, Federal Express representative, presented their Counsel, Michael McCracken. He added that they will retroactively pay the business licenses for the 220 Shaw facility since it opened last year and the Littlefield facility for the last 3 years. He added that the applications will be submitted with the fees the next business day. Michael Nilmeyer gave a presentation of the project. Commissioner Sim asked for more detail in the BCDC area. Mr. Nilmeyer noted that the BCDC trail meets the public right-of-way and noted that there will be a 30 inch landscape strip. p~ge 3 of.3 Planning Commission Meeting of October 19, 2006 Chairperson Zemke noted that the landscaping will need to be protected to prevent trucks running over it. Mr. Nilmeyer noted that there will be concrete curbs that separate the trailers from the landscaping. Senior Planner Carlson added that they are obligated to maintain their landscaping per the Standard Conditions of Approval. Commissioner Romero asked if the parking for the trucks is for 30 foot trucks only. Mr. Nilmeyer noted that the larger trucks would be limited to outside the building. Commissioner Teglia noted that the parking spaces lengths vary from 25 feet up to 42 feet. Mr. Nilmeyer noted that the shorter space is a tractor space and the larger ones are 42 feet. Commissioner Giusti questioned how the trucks will be loaded. Mr. Nilmeyer replied that the drivers will pick up the parcels, sort them within the facility and delivered to their locations or the airport. Pamela Duffy of Coblentz, Patch, Duffy and Bass Law Firm noted that she was representing the owners of 360 Harbor Way. She noted her concern with the 20 foot access, with the number of trips per day, and the effects on neighboring properties. Additionally, she was unclear on what the BCDC permit modifications would be as a result of this process. She pointed out that they were also unclear on the CEQA determination for this project. She felt that the issues can be worked out through a cooperation agreement with both property owners. She noted that they submitted a proposal to the applicant in early October but have not yet reached a signed agreement. Mike McCracken, attorney for Federal Express, stated that he has looked at the letter and Federal Express does not have any concerns with it. Public Hearing closed. Commissioner Teglia asked if a Mitigated Negative Declaration would be required. Senior Planner Carlson noted that initially due to Fire Code and traffic circulation issues staff felt that a Mitigated Negative Declaration would be needed, but the designer resolved all the issues and consequently an environmental document is no longer required. Commissioner Teglia asked if the turnaround will be striped and if the intent is that there be no blockage of that turnaround. Fire Marshal Niswonger replied affirmatively and added that no parking will be allowed in the fire lane. He stated that the Police Department can enforce this red lane through the Conditions of Approval. Commissioner Teglia asked if there was a Condition of Approval requiring that all vehicles be contained onsite. Senior Planner Carlson noted that the Commission can add this to the conditions. Commissioner Teglia asked what the standard trailer size at the site would be and if they would be doubles. Mr. Esquino noted that the fleet is predominantly 28 foot trailers and some are 45 footers, but he did not have an answer with regard to the doubles. Commissioner Teglia noted his concerned that there were no lanes for doubles arrivals and any doubles would either block the unload area or drop on the street. He noted that there is an opportunity to reconfigure the back end of the lot to have a pull through. He noted that trailers cannot be parked on the street. Commissioner Teglia asked for the distance from the back curb to the hammerhead. Mr. Esquino stated that it is typically a 50 foot space. Commissioner Teglia noted that a set is about 80 feet and was concerned that the set would be in the fire lane. Mr. Esquino stated that long trailer would not be hooked in a double configuration and the short trailers can be hooked up as doubles without going into the fire lane. Commissioner Teglia noted that fire access to the site will be blocked in an emergency situation. He asked for a clarification on how doubles will be handled on site or that singles will be the only types allowed on the site. Commissioner Romero questioned if the vans operating out of the facility will be company owned or independent contractors and how they are controlled. Mr. Esquino noted that the independent could own or lease the vehicle. Commissioner Romero asked who would be responsible for maintenance of the vehicles. Mr. Esquino replied that the contractors are responsible for their own vehicles and stated that they don't permit these activities on-site. Senior Planner Carlson noted the Commission can add another condition of approval to make it clear that these items are not allowed on site. Commissioner Romero noted that this should be added. Mr. Esquino stated that there was no objection to that. S:\MLvcutes\FLvc~lLzevi MLvcutes\:2ooG\1.0-1;J-OG RPC MLvcutes.vioc p~ge 4 of3 Planning Commission Meeting of October 19, 2006 Commissioner Teglia asked if someone becomes a contractor mid-year, will Fed-Ex require them to have all the proper operating permits as a condition to being onsite. He asked to see language speaking to the effect that the landlord needs to make sure that all tenants are in compliance with the law and that at all times all contractor's should have a valid business license. Senior Planner Carlson asked if the Commission would like to add a one year review on the Use Permit. Commissioner Teglia, Chairperson Zemke and other Commissioners agreed that it would be a good idea to add a one year review. Mr. McCracken asked if the condition was changed to reflect independent contractors rather than employees Vice Chairperson Honan stated that the double stacked trailers will block the fire lane. Senior Planner Carlson replied this is true if they use the area previously discussed, unless the hammerhead area is shortened. He added that the fire lane can be reconfigured and returned to the Commission. Vice Chairperson Honan noted that a resolution is needed prior to taking action on the item. Mr. Nilmeyer stated that the hammerhead can be reconfigured to allow more space but it depends on the Fire Marshal's review and approval. Commissioner Teglia added that there should be designated spots for hooking up doubles and breaking them up. Fire Marshal Niswonger noted that the hammerhead can be moved down and can accommodate a specified area for double hook up. He noted that there can be a condition to designate the area and will go back to monitor it prior to the Commission's annual review. Vice Chairperson Honan asked how many lanes are needed for doubles and are there enough. Mr. Esquino noted that he does not have the speCifics as to how many are coming to the site. He stated that they will manage their operation to phase the doubles in appropriately to adequately take them down or build them without violating the fire lanes. Senior Planner Carlson pointed out that the maximum is 3 or 6 designated areas and could modify or add a condition that there will be a designated setup area for the doubles subject to the Fire Marshal's review and approval. Commissioner Teglia asked that if the business licenses' Conditions of Approval could include language that the landlord is responsible to make sure the independent contractors are in compliance with City requirements. Assistant City Attorney Spoerl stated that he would work with the applicant to draft a revised condition to reflect that. Motion for 222 Littlefield Motion Teglia / Second Sim to approve P06-00S6: UP06-0017, DR06-0044 & TDM06-000S with the following amendments to the Conditions of Approval: . Revised business license condition return to the Commission for approval. . 6 month review of the Use Permit. . Designated plan identifying proper ingress and egress of double stacked trailers be delineated. . No onsite servicing or washing of vehicles. . No parking or staging on the street. . Revision of Condition #6 should be revised to reflect 24 trucks rather than 29 trucks being allowed to park on site without violating any of the fire lanes. Approved by unanimous voice vote. Commissioner Prouty - Absent Motion for 202 Littlefield Motion Teglia / Second Romero to approve P06-00S4: UP06-0016, DR06-0043 & TDM06-0004 with the following amendments to the Conditions of Approval: . Revised business license condition return to the Commission for approval. . 6 month review of the Use Permit. . Designated plan identifying proper ingress and egress of double stacked trailers be delineated. . No on site servicing or washing of vehicles. . No parking or staging on the street. s:\Mi""'^tes\Fi",,~Llze~ Ml""'^tes\:200b\1.0-:1)-Ob RPC Mi""'^tes.~oc p~ge 50fj Planning Commission Meeting of October 19,2006 . Revision of Condition #6 should be revised to reflect 24 trucks rather than 29 trucks being allowed to park on site without violating any of the fire lanes. Approved by unanimous voice vote. Commissioner Prouty - Absent 6. Alexandria Real Estate Equities/applicant Richard Elmo Haskins/owner Southeast corner of East Jamie Court and Haskins Way P02-0042: UPM06-0003, DAA06-0002, TDM06-0007 and Addendum to certified Mitigated Negative Declaration MND02-0042 (Continued from October 6, 2006) Use Permit Modification, Modified TDM Plan and Design Review of minor changes to an approved two building office/R&D complex on a 6.13-acre site at the southeast corner of East Jamie Court and Haskins Way, adjacent to the San Francisco Bay. The approved project consists of two buildings totaling 133,000 sq. ft.: one two-story structure over a parking level (57,700 sq. ft.) and one three- story structure (75,300 sq. ft.), with a parking ratio of 2.8 spaces per 1,000 square feet. The revised project consists of two three-story buildings of the same layout and design of the original plan, but totaling 162,000 sq. ft. (29,000 sq. ft. increase) over a depressed parking level extending beneath both buildings, and providing a parking ratio of 2.8 spaces per 1,000 square feet, in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.32, 20.74, 20.85, 20.91 and 20.120. Modification to approved Development Agreement. Item # 6 moved to Consent Calendar under agenda review. ADMINISTRATIVE BUSINESS 7. FedEx Distribution Center Bacon, John W. & Lynn J./Owner Michael Nilmeyer/Applicant 220 Shaw Road P05-0064: UP05-0014 (Continued from September 21,2006) Use Permit and Design Review allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily Senior Planner Carlson noted that the review required landscaping and this has been fulfilled. He added that the business license issue has been addressed in the previous public hearing and if the Commission wishes to add a condition, the item will need to be noticed for a public hearing to be held at the next meeting. Commissioner Romero asked if there was a list available of the independent contractors and where they live. Senior Planner Carlson noted that copies of the business licenses will be copied for the Commission if they wish. Commissioner Romero stated that he would like to see this information to determine how it is affecting the neighbors. Senior Planner Carlson pointed out that in reviewing the preliminary submittal there were two or three of these contractors who lived in South San Francisco. Commissioner Teglia stated that this was not a requirement at the time because they were independent contractors and asked if there were any contractors using the facility to park their van there. He stated that a review of the tractor trailer drivers should be included in the business license review, especially if they reside in S:\MLVClo<tes\FLvc~LLze~ MLVClo<teS\;200b\10-0-0b RPC MLVClo<tes.~oc p~ge b of3 E Z' N ca 5 w .. ~ 01 II e ;:) no Q. C) -= w u: ell l- E ell ii5 01 ca l- e ca 0 ::E '0 W e .., III 0 e ell 0:: c Q. e ., 0 II :;:l ~ 0 C. III e ~ '0 e :l 0 ts )( W '0 ell IL 0 U III U e l! IL e III CI) .c - :l 0 CI) 4~ d -- Vl ~ u.J J,.L.l c... ce-cZ ~ :r:: u.J w.... c co 0. $ '.. N a, l"- N 9 l'l gi NSl ~'" "I"- .aN EO .s<b ~l[ (/)(/) II i b b IJ' III1III11111I Iff Hp . , f IIi tt I ~ ~ tI~ !u!: j f @J@J_ i f i '! I. ii i I' I ~I 'I ~~ }i I I \ 1II1111111111 .. I jJl I '" .. ,I '" I- I ... .. + z I~ n I H is. . , ! ~ ~ L ~~~~~I: 1l." . . . . . ~ d~i I~. i~11 I u I~~ f ~ IlliUii 11I1 it: : !i II dl i i i i !d!,~~ 11lo1 II: . II sl 'II I ~ ! Ililllill 11111 ii; 11111111; III 111111111 filii III Ie m ~I UI ! ; i I ~d~g;16 1;lill~' I~ ',; (~I"I ~: I ~ :2!'~11! ~II ~ II .~ hi II ~I ~ I,. ~ ~! ~!dlh! Ih~, U~ I; H! I~ hi !! I. ~~. iU~I~d i"~11 ,~~ i. ~i! ~ ~~ . I~ ,I ; i; ~nl!~u ;M; ~;h .1 ~i! I~ ~In ~ ~~ ~( a..,..: .. ft... <01 '" ..:.. ... ~ ~ I ! I ; ; ~ i~ II ~ / ! ()co . ~. -// / / / / /,/? // / / , i I 11 I ! J '" I. ~ It i I ~ 1I i Ii i I + s . m~ · ~ nn " "" ~ i~~W~~ ~~~ I I .~~..m m . ~ mn mum m I ~ h J" II I ~h~~ h" I 31 ~ i Ildl gjmd~ ~i~ I I m~1 S ~ d It ~~I~I .~i I llllillllllilll 1111 . .~i! I,Holl U I~u ; ilmm ;mn~u 81l~ ill -atll , ". 1 ~ . ~ J ~~.. , L ill \ -, ,~:~j~~~ i..~ii\I'/"/' \. :. ,-j'i /,.. :0"1" i ".". ._c.:,.'. . ~ '-1.,.~ ,-,_., I .,' -" ,- ',)( .___,,1'/ /"n "J.: .: . - ;'~" __ ~_..._.__ ___._~_---.l'i~______._~._.____.____...,__..-:-L____~.____.__. ,_~,,..-. I \ I ' I 1\ + \ t i U l \ n ~ ,\ \\ ---~-~----_. + II CITY COUNCIL 2007 RICHARD A. GARBARINO, MAYOR PEDRO GONZALEZ, VICE MAYOR MARK N. ADDIEGO, COUNCILMEMBER JOSEPH A. FERNEKES, GOUNCILMEMBER KARYL MATSUMOTO, COUNCILMEMBER BARRY M. NAGEL, CITY MANAGER DEPARTMENT OF ECONOMIC AND COMMUNITY DEVELOPMENT BUILDING DIVISION (650) 829-6670 FAX (650) 829-6672 October 26, 2007 Jim Bowman FedEx 202 Littlefield Avenue South San Francisco, CA 94080 Subject: AUTHORIZED OCCUPANCY FOR 202 LITTLEFIELD AVENUE TENANT IMPROVEMENT B07-0380 Dear Mr. Bowman: This letter will serve as notice that FedEx, sorting/distribution warehouse/office, located at 202 Littlefield Avenue, South San Francisco, has been authorized for temporary occupancy. This shall also serve as notice that required life safety issues have been inspected, tested and approved for temporary occupancy. Pursuant to our site inspection, I understand there is a list of items that will not be completed at the time of this letter; therefore authorization for occupancy will expire on January 31, 2008 if you have not received an approved final inspection. To ensure you do not have your temporary occupancy revoked you are to complete the following outstanding items prior to the January 31 st date. 1. Front entrance door threshold maximum 1'2 inch rise. 2. Restrooms- install seat cover dispensers. All restrooms. 3. Window by last office exit door required to be tempered or provide barrier. 4. Janitor closet- install 2, ko seals in 2x4 J-Box. 5. Install cover on 4x4 electrical box in office. 6. Remove second directional arrow exit sign by fire riser. 315 MAPLE AVENUE . P.O. BOX 711 . SOUTH SAN FRANCISCO, CA 94083 7. Cap pipe in wall-warehouse men's restroom stall. 8. Lower sinks in restrooms- 34" max to top, 29"min clear under. 9. Install truncated domes at end of ramp at warehouse exit by restrooms. 10. Designate one inside auto parking space as ADA. 11. Add 36 inch striped exit path along alley for emergency exit door. 12. Install tread nosing contrasting stripe on stairs at rear emergency exit door. 13. Install tread nosing contrasting stripe on stairs at trailer dock exit door. 14. Install covers on electrical boxes thru-out building. 15. Replace or repair glass panel in exit door from warehouse. 16. Install handicapped placards on the strike side of restroom doors. 17. During the term of authorized temporary occupancy and prior to January 31, 2008, the property owner shall provide all improvements required by the conditions of approval for the permit number specified above to the satisfaction of the Fire Department, Planning Division, Building Division, and Engineering Division. 18. One of the following will be completed before January 31, 2008: (1) a continuous twelve foot wide Fire Lane that circumnavigates 202 Littlefield Avenue and 212 Littlefield Avenue; (2) an on-site turnaround on 202 Littlefield Avenue that complies with the minimum turning requirements of the South San Francisco Fire Department standards; or (3) a Fire Lane that is approved by the South San Francisco Fire Chief. Ifthe owner does not meet such requirements, then all occupancy of the property shall cease and desist until the site and improvements are modified to achieve compliance with Fire Department requirements for emergency vehicle access. Any Fire Lane that incorporates the use of any property other than 202 Littlefield Avenue shall require an agreement to provide a permanent Fire Lane with the affected property owners recorded in a manner satisfactory with the South San Francisco City Attorney. 19. Vehicles shall not be parked in a manner that obstructs existing fire access. 20. Pedestrian access shall be maintained between both buildings. 21. Building and premises must remain life safety equipment operational. The Building Official may suspend or revoke a temporary certificate of occupancy whenever an applicant has breached one of the conditions named above, the letter is issued in error, or on the basis of incorrect information provided, or when it is determined that the building or portion thereof is in violation of any ordinance, regulation, applicable codes or the terms and conditions. Occupancy of the structure or land shall become null and void if a Certificate of Occupancy is not issued and obtained prior to the expiration ofthis authorized occupancy and shall constitute a basis for legal proceedings. As you will recall, early on in this project the issue of temporary occupancy had been addressed. The City of South San Francisco does not issue temporary certificates of occupancy. Our policy in granting any occupancy is to ensure all of the life safety and functional elements of the building are complete and that only a small punch list of items remains. Once the remaining items are completed, you will be issued a Certificate of Occupancy. Should you need any additional information or have any questions, please call me at (650) 829-6670. Sincerely, > 'r1rt:;1 . .. ~'.11 v' F. \t 7..lf. ,_ 4f! '1' if"'~' ,.:'" J.LJ' OCr 3 0 P'., 2001 t.t:\N '\t.... , ,i. "'tV- - , "/I..'" ~'-<'~'Jf> ' .~)- iUJ;r:... .t~J:"'1:_ Cc: Cynthia Wang, Asst. City Attorney Steve Carlson, Senior Planner Bob Hann, Senior Civil Engineer CIP Coordinator David Scardigli, Acting Fire Marshal Barry Mammini, Senior Building Inspector Karen Kinahan, Permit Tech \' Ileye' \imeye' ASSOCIATES "ARCHITECTS March 27, 2008 Mr. Steve Carlson Planning Division City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 Re: 202 / 222 Littlefield Fed Ex Ground Dear Steve, Thank you for your time and consideration for arrangin~ our meeting with Phil White and Tom Carney of the fire division on Thursday, March 20 . As you recall, we discussed approximately 15 items that you and other departments wish to have corrected of amended prior to our more in depth discussions for resolution of the fire lane and mitigations for the fire lane. This letter will help to provide an update to the 15 or so items. Some of these items are inter-related as completing one item will lead to the ability to complete others. As you know most of these items are more site related rather than building related, and not that the rains have subsided most if not all of these issues can be complete. The following is in progress and will lead to the resolution of the items you requested. Fist and foremost, as you know the footing at the rear of the building must be completed. The contractor, has had numerous inspections and he and I had a meeting with Barry Mammini this morning to resolve some outstanding inspection issues. The structural engineer will issue a detail for Barry's approval early next week (he is on vacation until Monday) so that the contractor can schedule his additional inspections and have the footing poured. Barring any other inspection issues, I would expect that they should be able to pour this footing toward the end of next week. Once the footing is poured, the landscaping at the rear of the building can be completed. The landscape and irrigation contractor can also then complete other landscaping issues you and I have discussed. Two drawings were issued this morning indicating the new driveway apron you and Sam Bautista requested at the shared driveway for 222 and 212 Littlefield. The other drawing 128 Pepper Avenue,}' Burlingame, California 94010-5235,}' (650) 347-0757 Mr. Steve Carlson 202/222 Littlefield Avenue Page 2 indicates the extension of the new sidewalk to connect to the Bay Trail. It is my expectation that the sidewalk (about 8' or so) and the driveway would be poured within the next two weeks or so. As you know, Engineering is reviewing our driveway apron drawing as I write this letter. FedEx has issued a written directive to the managers of both sites with respect to parking a tractor and dolly in the parking area nearest the Bay Trail and parking in the Fire Lane designated areas. I cannot emphasize enough that the project engineer has issued terse language regarding this issue to each manager. In addition, as you know FedEx has not been placing trailers or equipment on the street and this has never been a problem at this site. The contractor has been given the information regarding scheduling an inspection from both the Police Division and waste Water Management so that any of their concerns are addressed prior to final inspection. The entire list has been forwarded to the contractor for resolution. Other items include, backfilling along the backside of the new sidewalk, cleaning up the existing landscape areas at 212-218 Littlefield where the sidewalk was constructed, repair or replacement of some "allegatored" asphalt areas at the 202 parking area, repainting of the Fire Lane at 222 Littlefield, filters at the catch basins, and mitigating the new bollards installed at the landscape area. As we discussed this morning, the existing landscaping at 212-218 does not have an irrigation system. Although this is not a FedEx leased space, it is owned by the same people who own the 202 Littlefield building that FedEx does lease. I am writing a letter to the owner's representative regarding the proper maintenance of this landscaping. In addition, as I indicated this morning, the water that ponds in their parking lot is from their own rain water leader that ahs been compromised. I am also alerting the building owner's representative regarding this issue. As discussed, once these issues are completed or well on their way to completion, we can sit down with the Fire Department to finalize the fire lane issue and mitigation I trust the foregoing will meet with your approval and let you know that FedEx is pursuing the contractor so that this project can be completed and receive the necessary final inspections. Sincerely, NILMEYER / NILMEYER ASSOCIATES Michael Nilmeyer AlA Cc: Jim Bowman Jr.; FedEx Steve Reid; C& J Construction Matt Francois