Loading...
HomeMy WebLinkAbout08-07-2008 PC e-packetCITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE August 7, 2008 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or by a-mail at web- ecd(a~ssf. net. Mary Giusti Marc C. Teglia Chairperson Vice-Chairperson Wallace M. Moore Stacey Oborne John Prouty Commissioner Commissioner Commissioner Eugene Sim Commissioner William Zemke Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Senior Planner Gerry Beaudin Senior Planner Linda Ajello Sean Flanagan Associate Planner Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Pagers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection at the Planning Division counter in the City Hall Annex. If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda. The address of the City Hall Annex is 315 Maple Avenue, South San Francisco, California 94080. PLANNING COMMISSION AGENDA. MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE August 7, 2008 Time 7:30 P.M. CALL TO ORDER /PLEDGE OF ALLEGIANCE ROLL CALL /CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of regular meeting minutes of July 17, 2008. 2. Type "C"Sign Program S & W Signs/applicant Citi Garden/owner 245 S. Airport Blvd P08-0039: Signs08-0024 & DR08-0018 (Continue to August 21, 2008) Type "C" Sign Permit for the Citi Garden Hotel/SFO at 245 So. Airport Blvd in the Planned Commercial Zone (P-C-L) District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86 PUBLIC HEARING 3. Type "C" Sign Program -Summerhill SummerHill Homes/Owner Marketshare, Inc/Applicant 1410 EI Camino Real P03-0092SignsS08-0028 Type "C" Master Sign Permit for Summerhill Homes to install temporary on-site marketing signs at 1410 EI Camino Real in the Transit Village (TV-RH) Zone District in accordance with SSFMC Chapters 20.27, 20.76 & 20.86. 4. Time Extension for Home Depot Greenberg Farrow - C. Shaw/applicant Acadia D.R. Mgmt Inc/owner 900 Dubuque Ave. PCA08-0004 (P05-0035, PUD05-0003, UP05-0010, TDM05-0003, Signs05-0044, DR05-0020 8~ EIR05-0003) Planning Commission Agenda - Cont'd Page 3 of 3 July 17, 2008 Time Extension -Commercial Planned Unit Development Permit allowing parking in a portion of the front setback; Use Permit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking rate; Design Review of a 101,171 square foot Home Depot store, a 24,215 square foot garden center, open at-grade parking and a 2 level parking structure; Transportation Demand Management Plan reducing vehicle trips; Type C Sign Permit allowing a master sign program consisting of new building facade signs with a total sign area of 1,103 square feet located at 900 Dubuque Avenue (APN 015- 021-090 & SBE 135- 41-41 PAR.1) in the Planned Commercial Zoning District (P-C-L) in accordance with SSFMC Chapters: 20.24, 20.74, 20.76, 20.78, 20.81, 20.84, 20.85, 20.86 & 20.120. An EIR assessing the environmental impacts associated with the development was previously certified by the City Council on July 26, 2006). ADMINISTRATIVE BUSINESS 5. Anchor Drugs Richard 8~ Jennifer Jajeh /Owner John Muffareh /Applicant PCA08-0003: (P07-0114, DR07-0071, SIGNS07-0049 & VAR07-0006) Review alternative methods for changeable copy and refinements to the proposed signs related to the conversion of an existing office building into a mix of retail and medical office uses at 161 S. Spruce Avenue in the Planned Commercial (P-C-L) Zone District, in accordance with SSFMC 20.24, 20.76, 20.82 and 20.85. ITEMS FROM STAFF 6. Update on 648 Commercial Avenue. ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT Su Kalkin S cretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting August 21, 2008, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: htta://www.ssf.netJdeats/comms/alanninalauenda minutes.asp or via http:l/we bl i n k.ssf. n et SlVbla s:\ftgewdas\Plawwiwg covunaissCow\2oo8\os-o~-oBrLVC~gewda ~CwaL~Lwal.doc MINUTES Draft Ju/y 17, 2008 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION TAPE 1 CALL TO ORDER /PLEDGE OF ALLEGIANCE 7:30 u.m. ROLL CALL PRESENT: Commissioner Oborne, Commissioner Moore, Commissioner Sim, Commissioner Prouty, Commissioner Zemke and Vice Chairperson Teglia ABSENT: STAFF PRESENT: CHAIR COMMENTS AGENDA REVIEW Chairperson Giusti Planning Division City Attorney: Engineering Division Police Department: Fire Prevention. ORAL COMMUNICATIONS No Changes Tong Lou, a City resident, asked that the Commission consider allowing office uses in the multi-family residential (R-3) areas. Chief Planner Kalkin recommended that Mr. Lou leave his information with the clerk and he would be added to the zoning code update distribution list and have his request discussed then. CONSENT CALENDAR None 1. Approval of regular meeting minutes of October 18, November 1, November 15, 2007, and )une 5 and June 19, 2008. Motion Sim /Second Moore to approve the Consent Calendar. Chairperson Giusti -absent PUBLIC HEARING 2. Nora Barrientos/applicant Ramirez Arturo/owner 309 Baden Avenue P08-0047: UP08-0007 & DR08-0020 Use Permit application to allow the conversion of a vacant ground floor retail space into a Beauty Salon within 200 feet of a residential district, located at 309 Baden Avenue, in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26, 20.81 & 20.85 Public Hearing opened. Susy Kalkin, Chief Planner Steve Carlson, Senior Planner Girard Beaudin, Associate Planner Allison Knapp, Consultant Planner Bertha Aguilar, Admin. Asst. II Sky Woodruff, Assistant City Attorney Sam Bautista, Senior Civil Engineer Sergeant John Kailas, Planning Liaison Luis Da Silva, Fire Marshall Associate Planner Beaudin presented the staff report. Planning Commission Meeting of July 17, 2008 ~~~ There being no speakers the Public Hearing was closed. Motion Moore /Second Sim to approve P08-0045: UP08-0006. Approved by unanimous voice vote. Chairperson Giusti -absent. 3. Spark of Creation Studio/applicant Ella H. Yamas/owner 1 S Linden Avenue P08-0045: UP08-0006 Use Permit allowing an indoor sports and recreation dance studio generating 100 average daily vehicle trips, situated at 1 South Linden Avenue Unit #1 in the (P-I) Planned Industrial Zoning District, in accordance with SSFMC 20.32.030(c), 20.32.060, & 20.81. Public Hearing opened. Senior Planner Carlson presented the staff report. There being no speakers the Public Hearing was closed. Motion Prouty /Second Moore to approve P08-0045: UP08-0006. Approved by unanimous voice vote. Chairperson Giusti -absent. 4. Myers Development Co., LLC/applicant Myers Peninsula-Shepherd Heery/owner San Bruno Mnt / Bayshore Blvd P06-0073: SPM08-0002, PPM08-0002 and ZA08-0004 Public Hearing to consider the request by Myers Development Company for a Precise Plan, Specific Plan and Zoning Text Amendment (PPM08-0002; SPM08-0002; and ZA08-0004) to permit the conversion of 2,500 square feet of office to lobby and circulation for the proposed addition of a 15,007 square foot product design studio as an ancillary use to the approved phase III north office tower. The product design studio is proposed to be located above the approved retail promenade attached to the north office tower. The project is located at 1200 Airport Boulevard, north of the intersection of Sister Cities and Airport Boulevards. Public Hearing opened. Consultant Planner Knapp presented the staff report. Jack Myers, applicant, noted he was available for questions should the Commission have any. There being no speakers the Public Hearing was closed. Vice Chairperson Teglia commented that the proposal dresses up this portion of the site and would reduce both parking and traffic. Commissioner Prouty concurred with Commissioner Teglia and noted that he had a conversation with Mr. Myers regarding the project. He was concerned that some landscaping was being eliminated, but noted it would be difFcult to add more landscaping. He questioned if there was a way to hide the above ground emergency generator so that the tenants on the higher floors would not see it. Mr. Myers noted that his architect had created a screening element on top of the unit that would eliminate any blight and added that it would look like a louver system from above. Consultant Planner Knapp explained some of the details about how the emergency generator would be stealthed and presented a cross section to the Commission. She added that stealthing of the generator was a condition of approval of the 2006 project and would remain with this application. She pointed out that the s:\M%wutes\o~-i~-o8 RPC Miwutes - sI2 vev.doc Page 2 of 6 Planning Commission Meeting of July 17, 2008 ~~~ Design Review Board was concerned with screening the mechanical equipment on top of the product design studio which has been addressed in the conditions of approval. Commissioner Prouty questioned if this amendment was for the north tower. Mr. Myers replied affirmatively. Commissioner Prouty noted that the south tower is beautiful. Vice Chairperson Teglia noted that the Peninsula Mandalay generator has soot all over the wall and questioned how the exhaust would be ducted with the generator in the new building. Mr. Myers noted that the duct system would go straight up and added that he was working with the Peninsula Mandalay building owners on their generator issues. Vice Chairperson Teglia asked if the generator would be fully enclosed, and Mr. Myers acknowledged that it would. Motion Prouty /Second Moore to approve resolution 2672-2008 and 2673-2008. Approved by unanimous voice vote. Chairperson Giusti -absent. Vice Chairperson Teglia noted that Commissioner Prouty wanted a clarification that this project amendment was for the second phase of the project. Chief Planner Kalkin noted that was correct. ADMINISTRATIVE BUSINESS 5. One Year Review Billy Ket Chau/applicant Kelly-Moore Paint Co/owner 107 Hickey Blvd P06-0040: UP06-0013 One year review of a Use Permit allowing a cocktail lounge with daily hours of operation from 3 PM to 2 AM and allowing karaoke and limited live entertainment consisting of piano playing, within 200 feet of a residential zoning district at 107 Hickey Boulevard in the Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22 & 20.81. Senior Planner Carlson presented the staff report. Commissioner Prouty asked if there were any Police related issues or parking issues at the site. Sergeant Kallas noted that there had been no related issues reported by the Police Officers. Motion Prouty /Second Zemke to accept the review as fulfillment of the Conditions of Approval. Approved by unanimous voice vote. Chairperson Giusti -absent. 6. One Year Review -Federal Express Use Permit Fed-Ex Ground/Pat Esquino/applicant A-M-7 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. Heard in conjunction with item #7. s:~n-tCwutes~o~-i~-o8 Rpc r~iwutes - sl2 rev.doc Pages of 6 Planning Commission Meeting of July 17, 2008 ~f~ 7. One Year Review -Federal Express Use Permit Fed-Ex Ground/]im 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. Senior Planner Carlson presented the staff report. Vice-Chair Teglia noted that the adjacent railroad property is unused property and if Union Pacific wanted to block it or fence it would they need City approval to do so. Senior Planner Carlson noted that this would likely not be the case, but the overall use of the site for anything other than railroad related use would be subject to City review. Assistant City Attorney Woodruff noted that railroads have a great deal of autonomy that isn't subject to local government regulations. Commissioner Oborne questioned if there had been any effort to contact Union Pacific to inquire on their plans for the property. Senior Planner Carlson noted that staff has not been in contact with them directly, but added that they had sold some of the parcels in the East of 101 area. Commissioner Prouty noted that the spurs were granted to the railroad company and questioned if there was a period of time where if the tracks are no longer being used the property would revert to the original party. Assistant City Attorney Woodruff noted that they may remain the owners in perpetuity and may dispose of it in whichever way they choose. Vice Chairperson Teglia noted that some of the spurs are more recent and asked for staff to research this to see if there was a caveat reverting the properties back to the original owner. Michael Nilmeyer, architect, gave an update on all the issues that had been resolved since the Commission's last review, including incomplete site landscaping and the Bay Trail sidewalk. He added that FedEx was in the process of finalizing a letter of agreement with the Fire Department to address remaining fire department concerns and would be seeking to amend the Conditions of Approval to memorialize the requirements. Senior Planner Carlson noted that the letter of agreement and the Conditions of Approval would be ready as early as the August 7th Planning Commission meeting. Vice Chairperson Teglia suggested that this be finalized by the next meeting and added that an on-site inspection be performed to make sure that Fed-ex is in compliance. Commissioner Oborne asked if the debris had been removed. Mr. Nilmeyer stated that the majority of the debris had been from an adjacent tenant space and had been removed. Commissioner Prouty noted he had seen Fed-Ex trucks parked on Eccles, far from where they should be. Mr. Nilmeyer noted that there are several different FedEx facilities and it is difficult to determine which facility the trucks are working out of, but added that the Littlefield facility had its own parking inside the building. Commissioner Teglia noted that one of the Use Permits was conditioned to require trucks and trailers to be parked off the street. He suggested that Code Enforcement contact them reminding them that the Conditions of Approval do not allow them to park their trucks on the street, and if they cannot comply with the conditions, their use permits need to be considered for revocation. s:\M%wutes\o~-2~-08 RpC M%~,utes - sV2 vev.doc page ~ of 6 Planning Commission Meeting of July 17, 2008 a ~~ ~~ Matt Francois, Land Use attorney, informed the Commission that the railroad road spur is owned in fee and could not be eliminated through abandonment, but the deed could be held if it was to be used for railroad purposes. He added that Fed-Ex approached Union Pacific to formalize an easement agreement but they were unable to do so. He pointed out that they researched if the railroad could go out and erect the fence and found that it may not require City permits but would likely require BCDC permits. Commissioner Sim questioned if there was some liability based on the Fire Officials approval. Assistant City Attorney Woodruff noted that there will not be liability because the Fire Department has reviewed the site for fire safety compliance. Concurrence of the Commission to schedu/e the item for aPub/ic Hearing to amend the Conditions of Avvrova/. ITEMS FROM STAFF Chief Planner Kalkin informed the Commission that Sean Flanagan and Linda Ajello are the two new Associate Planners in the Planning Division. She added that staff is in the process of recruiting a third planner. ITEMS FROM COMMISSION • CIP -Vice Chairperson Teglia informed the Commission that the City Council approved the Capital Improvement Program with the Commission's recommendation to include the Hillside Boulevard sidewalk. • James Brusco -Vice Chairperson Teglia announced the passing of James Brusco and noted that the meeting would be adjourned in his honor. • Cable lines -Commissioner Prouty noted that there are several cable company wires that come down about 10 feet on Chestnut, Cottonwood and several in the Buri Buri and Serra Highlands area. He questioned if there was something staff can do to address this issue. Chief Planner Kalkin noted that she would forward the issue to the streets department and have them follow up on it. ITEMS FROM THE PUBLIC Michael Nilmeyer noted that as a Design Review Boardmember looking at the types of homes that are being considered for review and approval, he suggested that the City consider a daylight plane ordinance, a decrease in the FAR and outdoor living space requirements for the zoning code update. Vice Chairperson Teglia noted that a future City Council, Planning Commission and Design Review Board Study Session would be appropriate for the Zoning Code Update. Commissioner Prouty questioned what mechanisms could be incorporated in the Zoning Ordinance to trigger a Planning Commission review of some Design Review applications. Assistant City Attorney Woodruff stated that methods are available but the difficulty is crafting criteria for the trigger as it has to be applied evenly to all properties. Mr. Nilmeyer noted his concern with a lack of open space in projects, particularly those with a second unit addition. Commissioner Oborne noted that the Commission has previously discussed different objective criteria for the neighborhoods and was concerned on how objective criteria can be codified. Chief Planner Kalkin noted that some items could be easily codified but those that cannot be codified would need to be put into clear design guidelines. ADJOURNMENT 10:00 P.M. Motion Prouty /Second Moore to adjourn the meeting in memory of James Brusco. Approved by unanimous voice vote. Chairperson Giusti -absent. s:~r~Cwutes~o~-i~-o8 Rpc M%wutes - sit rev.doc pagesof 6 Planning Commission Meeting of July 17, 2008 Susy Kalkin Secretary to the Planning Commission City of South San Francisco SK/bla s:\M%wutes\o~-i~-o8 R.pc M~wutes - sl2 vev.doc Draft PGtge 6 of 6 Marc C. Teglia, Chairperson Pro Tem Planning Commission City of South San Francisco ~ovZx~ S;~'.~ o H y '~ O J c9t1FOR~l~ DATE: Planning Commission S`CQ August 7, 2008 Retort TO: Planning Commission SUBJECT: Type C Sign Permit fora 19 square foot, a 60 square foot, a 28 square foot wall signs; a 65 square foot monument sign and a 128 square foot pole sign along the street frontage at 245 South Airport Blvd in the Business Commercial Zoning District in accordance with SSFMC Chapter 20.86.060 Section 20.76.170. Owner: Afzal Chaudhry Applicant: S&W Signs Site Address: 245 South Airport Blvd., Good Nite Inn Case Nos. P08-0039, Signs 08-0024, and DR08-0018 RECOMMENDATION: That the Commission continue the item to the meeting of August 21, 2008, in order to allow staff to work with the applicant to refine the submittal. S~ ~---t9------ Stephen 'Connell, Contract Planner °~xs ~ Plannin Commission 0 ~~ ~~ g ~, y H J c9LIFOR~1~o Sta Re o rt .ff P DATE: August 7, 2008 TO: Planning Commission SUBJECT: Type C Sign Permit allowing temporary, non illuminated signage including: two (2) forty-three (43) square foot pole signs with color renderings; two (2) vinyl cling signs which are 220 square feet and 96 square feet; ten (10) 24 square feet nylon flag signs on poles; one (1) five 5 square foot directional post sign; and two (2) information center post signs, in the Transit Village Specific Plan Zoning District in accordance with SSFMC Chapters 20.7676.170 and 20.86.060 Owner: SummerHill Homes. Applicant: Marketshare Inc. and SummerHill Homes Site Address: 1410 El Camino Real Case Nos. P03-0092, Signs 08-0028 and DR08-0030 RECOMMENDATION: That the Planning Commission approve Type C Sign Permit SIGNS08-0028 subject to the attached findings and recommended conditions of approval. BACKGROUND/DISCUSSION: The Project Site is located at 1410 El Camino Real in the Transit Village Zoning District. In January 2006, the City Council approved an application by SummerHill Homes to develop the 99-unit "Park Station" condominium project on the property. On January 17, 2008 a Type "C" sign application was approved by the Planning Commission to allow temporary signage at a temporary sales office at 1309 Mission. SummerHill Homes is currently nearing completion of the Park Station project and wishes to place temporary signage on the project site. The proposal is to locate temporary signage along the El Camino Real and Bart Drive frontages consisting of the following: Two (2) 43-square foot, 8 feet by 5 feet, double-sided pole signs with a rendering of the project and directional copy would be located on the El Camino Real frontage near the southerly boundary of the project site and along the Bart Drive frontage to the east of the PG&E substation. A vinyl cling sign of 220 square feet, 22 feet by 10 feet, would be located on the windows of the building at the corner of El Camino Real and Bart Drive. An additiona196 square foot, 16 feet by 6 feet, vinyl cling sign would be located along the El Camino Real frontage. Both signs would Staff Report To: Planning Commission Subject: P03-0092, Signs 08-0028 and DR08-0030, Signs at 1410 EI Camino Real Date: August 7, 2008 Page 2 have white lettering with a crimson red background. A total often (10), 23 foot tall, 8 feet by 3 feet, nylon flagpole signs, placed generally 40 to 50 feet apart, are proposed to be located along the street frontages of El Camino Real and Bart Drive. The colors of the flags would be blue, brown, and gray. Additionally, two (2) information center post signs, 2 feet 6inches by 2 feet, would be located in the vicinity of the sales office and be constructed of brushed metal, 5 square feet in size on each side. ZONING CONSISTENCY Temporary signs are permitted to be emplaced on a site for not more than 30 days (South San Francisco Municipal Code Section 20.76.160). The applicant is requesting that the newly proposed signage be allowed to be in place until the marketing of the project has been completed, pursuant to Section 20.76.170 "Special Circumstances". The applicant is requesting that the signage be in place for a period of one year. A condition of approval has been included to that effect. Section 20.76.170 "Special Circumstances" of the South San Francisco Municipal Code is applied to projects that have special circumstances which require signage larger or for a longer duration than that stipulated by Code. The applicant's temporary sign program is requested under the auspices of special circumstances. Section 20.76.170(f) states that the special circumstances provision and procedures applies to "Signs in the El Camino Real, Airport/South Airport Boulevard, and Highway 101 corridor areas, which have special sign needs due to the regional nature of the use, the travel-oriented nature of the use, or other special requirements." DESIGN REVIEW BOARD The Design Review Board reviewed the plans for the proposed signage on June 27, 2008. The Board felt that the proposed signage was generally appropriate for the site and agreed that the proposed project, subject to minor modifications, would comply with the Zoning Ordinance and the City's Design Guidelines. In response to the direction from the DRB, plans have been revised to reduce the size of the vinyl stretch signs located on the building at the corner of El Camino Real and Bart Drive to cover one horizontal tier of windows. The Board also requested that the wording of the signage not include the price of the condominiums, per Section 20.76.090(D), as had been included in the earlier submittal. An additional vinyl stretch sign located along the El Camino Real frontage has also been revised to eliminate a reference to the price and reduced in size. The background color of the signs has been revised to a shade of red that is seen in other proposed signage. The Design Review Board also recommended that the poles of the signs that contain the project rendering be a minimum of 6 feet 6inches in order to provide sufficient headroom below the sign. A condition of approval has been included to that effect. Staff Report To: Planning Commission Subject: P03-0092, Signs 08-0028 and DR08-0030, Signs at 1410 El Camino Real Date: August 7, 2008 Page 3 ENVIRONMENTAL REVIEW Staff has determined that the proposed project is categorically exempt pursuant to the provisions of CEQA: Class 11, Accessory Structures, Section 15311(a) On-premise signs (California Code of Regulations, Title 14, Chapter 3 -Guidelines for the California Environmental Quality Act) (CEQA Guidelines). ANALYSIS Section 20.86.060 Type C Sign Permits requires that the Planning Commission address the following findings when acting to approve or deny a Type C sign: A. Neighborhood Compatibility. The size, materials, colors, graphic style, illumination and other features of the sign shall be assessed to ensure that the sign is in keeping with the visual character of the street or area which it is proposed. Proposed new signs should reflect the highest quality of design possible for a given area. Analysis: The signs are temporary and are designed for readability along the El Camino Real Corridor, which includes regional commercial uses, and in this case for the purpose of condominium sales. The signs would be constructed of durable, high-quality materials. A condition of approval is included to ensure signs are maintained in excellent condition. B. Readability. To ensure that signs perform their essential communicative function appropriately, such characteristics as the proportion between different parts of the sign, visibility from important vantage points and other design features would be considered. Analysis: The signs are intended to provide interest in and encouragement of sales of new condominiums. They would provide for excellent visibility from El Camino real and BART Drive and direct the way to the sales office. The size of the signage is appropriate at this location. C. Integration with Architectural Features. In order to be aesthetically pleasing as well as effective in communication, signs should be treated as an integral part of the total design concept of a site. Based upon characteristics such as scale relationships, color, materials and graphic style, signs will be assessed in terms of their compatibility with the forms and themes of the building and landscape design. Analysis: The signs are temporary and relate to communicating the availability of condominium units for sale. The freestanding signs mark the entry of the site and include Staff Report To: Planning Commission Subject: P03-0092, Signs 08-0028 and DR08-0030, Signs at 1410 El Camino Real Date: August 7, 2008 Page 4 a high-quality graphic of the completed condominium project. The proposed signage is appropriate to the site while the Park Station project condominiums are being marketed for sale. D. The Recommendations of the Design Review Board. Analysis: The Design Review Board evaluated the proposed signage on June 27, 2008. The Board found that the proposed signs were consistent with the City's Municipal Code requirements and recommended approval of the signs on the condition that recommended conditions be incorporated into revised plans. The revisions were made in response to the comments. One additional recommendation was that the poles of the signs that contain the rendering be a minimum of 6 feet 6 inches in order to allow sufficient headroom below the sign. A condition of approval has been included to that effect. E. Special Circumstances, if applicable, which may warrant consideration under the provisions of Section 20.76.170. Analysis: The site has special circumstances as called out in Section 20.76.170. The site is situated along the El Camino Real corridor. The signs would be used only during the marketing of the Park Station project at 1410 El Camino Real, and would be removed no later than August 7, 2009. The successful sale of units in the Park Station condominium project is dependent on a regional market. CONCLUSION The standards stipulated in Section 20.86.060, as noted above, are met with the proposed signage. The findings can be made in the affirmative, also identified in A-E, above. Therefore, it is recommended that the Planning Commission approve a Type C Sign Permit, Special Circumstances, allowing the above described temporary, non illuminated marketing signage., based on the attached findings and subject to the recommended conditions of approval. Stephen Connell, Contract Planner ATTACHMENTS: 1. Draft Findings of Approval and Draft Conditions of Approval 2. Design Review Board Minutes 3. Plans. DRAFT FINDINGS OF APPROVAL PO8-0028: SIGNS08-0028 TYPE C SIGN PROGRAM 1410 El Camino Real (As recommended by City Staff August 7, 2008) As required by SSFMC Chapter 20.86 Sign Permit Procedures the following findings are made in support of P08-0028: SIGNS08-0028, a Type C Sign Permit, Special Circumstances, allowing temporary, non illuminated signage including: two (2) forty-three (43) square foot pole signs with color renderings; two (2) vinyl cling signs which are 220 square feet and 96 square feet; ten (10) 24 square feet nylon flag signs on poles; one (1) five 5 square foot directional post sign; and two (2) information center post signs. The findings are based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Plans prepared by the Marketshare, Inc., submitted in association with P08-0028; Design Review Board meeting of May 27, 2008 and said minutes; and Planning Commission staff report dated August 7, 2008: 1. The temporary signs and related flags are consistent with the City's General Plan Land Use Element which designates this site for mixed Commercial, High-Density Residential and Office uses. 2. The sign program is consistent with the SSFMC Chapters 20.76 (Sign Ordinance) and 20.86 (Type C Sign Permit Procedure). The standards stipulated in Section 20.86.060, as noted above, are met with the proposed signage. The findings can be made in the affirmative, also identified in A-E, above. Therefore, it is recommended that the Planning Commission approve a Type C Sign Permit, Special Circumstances, allowing the above described temporary, non illuminated marketing signage., based on the attached findings and subject to the recommended conditions of approval. 3. The sign program would not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. PROPOSED CONDITIONS OF APPROVAL P08-0028 TYPE C SIGN PROGRAM 1410 El Camino Real (As recommended by City StaffAugust 7, 2008) A. PLANNING DIVISION requirements shall be as follow: The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the sign plan prepared by the Marketshare, Inc in association with P08-0028, dated July 30, 2008. 3. The temporary sign program consists of two (2) forty-three (43) square foot pole signs with color renderings; two (2) vinyl cling signs which are 220 square feet and 96 square feet; ten (10) 24 square feet nylon flag signs on poles; one (1) five 5 square foot directional post sign; and two (2) information center post signs. No additional signs or revisions shall be placed on the site without prior approval from the Planning Commission. 4. The signs shall be maintained in excellent condition throughout their tenure on the site. 5. The signs shall be removed by the earlier of August 7, 2009 or upon sale or occupancy of the final residential unit in the project. 6. The pole signs that contain rendering of the project shall have a clearance of 6 feet 6 inches in order to allow sufficient headroom below the sign. (Planning Contact Person: Stephen O'Connell, Contract Planner, (650) 877-8535) The Board had the following comments: 1. Consider eliminating the bay window and adding a balcony to reduce the massing in the front elevation. 2. DRB members are concerned with a second side entry that is bei proposed that was not on the orignal set of approved plans. T new side entry could be creating a side yard encroachment. Verif that the side property line and setback are accurate. 3. Consider designing the front section by reducing or pulli back the walls and wrapping the steal. 4. The proposed 15 gallon street trees will not work fo is site, consider a taller specifies that will accommodate a 40 ft buil g height, ex - London Plane Trees. 5. The dwelling needs more articulation - consi r adding planter boxes or seat walls & more street trees to help soft the massing on the site. 6. Consider framing out the driveway with d'I landscaping or incorporate the landscaping into the columns in t front section of the dwelling. 7. Verify that the driveway will work fo acking out. 8. Visually lighten up the railings as uch as possible. 9. Provide a color board. Re-Submittal Required. 7. OWNER Arturo R irez APPLICANT Nora rrientos ADDRESS 309 aden Avenue PROJECT NUMBER P -0047, UP08-0007 & DR08-0020 PROJECT NAME se Permit -Beauty Salon (Case Planner: Gerry Beaudin) DESCRIPTION Use Permit application to allow the conversion of a vacant ground floor retail space into a Beauty Salon within 200 feet of a residential district, located at 309 Baden Avenue, in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26, 20.81 & 20.85 Approved as submitted. 8. OWNER SummerHill Homes APPLICANT Marketshare, Inc ADDRESS 1410 El Camino Real PROJECT NUMBER Signs08-0028 & P03-0092 PROJECT NAME Type "C" Sign Permit -Summerhill (Case Planner: Stephen OConnell) DESCRIPTION Type "C" Master Sign Permit for Summerhill Homes to install temporary on-site marketing signs at 1488 El Camino Real in the Transit Village Zone District. The Board had the following comments: 1. DRB members were concerned about in how long the "temporary signs" will remain on site. Per Elaine Breeze, she indiciated that the signs will remain during the course of sales, maximum 1 year. 2. Check the clearance height on the sign closest to the street that there is efficent head clearance for the pedestrians to walk under the sign. 3. Reduce the sign on the building to the middle window height (1 tier) and consider another color besides "red". Use a color that will blend with the existing banners on site. Recommend Approval with Conditions. 9. OWNER CITY OF SSF APPLICANT Bob McLennan ADDRESS 360 Oyster Point Blvd PROJECT NUMBER P08-0046, PP08-0001 & DR08-0021 PROJECT NAME Precise Plan -Spa & Fitness Ctr (Case Planner: Maureen Morton) DESCRIPTION Precise Plan application to allow the establis ent of an 8,900 square foot Spa & Fitness facility in the v nt portion of a 13,100 sq ft building at 360 Oyster Poi lvd on Parcel 2 of the Oyster Point Marina Specific Plan in ccordance with SSFMC 20.59 The Board had the following comments: 1. The plans are not showing the placeme of the proposed signage. Re- design the plans to show the placem t of all of the signs. 2. Re-design and configured the ram o that it cuts into the existing deck and continue the railing with the I ngth of the deck. Re-Submittal Required. 10. OWNER Rita APPLICANT Jhun ADDRESS 828 PROJECT NUMBER P - PROJECT NAME ox~ live Ave 121 & DR06-0095 Residence -New In-Law Unit (Case Planner Maureen Morton) DESCRIPTION "Re-Submittal" -Design Review of a proposed 520 sq ft In- Law unit at 828 Olive Avenue in the Medium Density Residential (R-2-H) Zone District in accordance with SSFMC Chapters 20.18 & 20.85 Applicant did not attend -Item must be re-scheduled. ~~ ~ ~~ m z v v s ~ N p ~ ~ ~ m _ ,` ~ -~ ~ ._ MONO ~ °' ~ D ,~~~ I N ~. I. ~~~ y, ~~ r`C~-=J ~ ~ ~i- ~ ~ _ i y~- l ~ V A Z~ ~ ~ ~ . f~ ~~ ~~' ~ ~'~ V ~ V A TI y v ~ A 1 Z \ ~v ~~{ ~ ` ~W~j~ V~ A V AV~ ~~ ~\ Z 4~N ~ ~ t ~ ~< j e - m yv'. f ~!'_ ~ ''.~\a `, -~a.r.r r~~rrr::4 - `d) `fl r\ '"~~~\.Cn ~\~~ \ \~:: f - - t ~ '`, T~ p m~ I ~ - C}.\\\~\~ `\\\\\Ou\~;\\ ~ r'rrr~r`, 1(~`\.'~`;~N Op\ /~ : _ RAJ -t ~ V`v\` \ \~~~`v~ ~ h ~~\ ~ \ ~ I- ~~vA`vv,~' C` 14~~sr ~ 0 ~ G~ -rt I ?^ 1\.~ \ m a I ^ - \VAA \"~AA ~ ~~A ~ v ~ ~~~ ,~\ ~ i m I ~ _ ~ v:\A\~~''~~..' ~~. ~A~tX~i i'V\VA ~ ~~ ~ ~ ~ E=rg- 71j~ ~~ ~ - ~ ^ m I: A '~ V~ ~. i VrV~~ V~\ ~. AV wv~V A~ 3 m j ~ ^ I ~ O 1 - \~.A v~~~~.\v v \~~ .. I ~3 ~ 4 ^ i ~ \~ \ \y L $a E' p - ~\ .>, \ ti ~~'\ +, i ~F~ ~ y~,:~\~' ~ ~A; 1 ~\vv ~ ~ ~ ~' \\ .~ T \\\\\ \ I N ^: \ ~ ~ \~ E d ~~ ~~~~ ~Vv m~ ~ ^ ` \\ ~ ~ ~. `~ ~ ~~ ~. ~ I A ~ 7 /~ vv,~v~ v~''~~ v„~. v~~,v~ 0 z I~ ~' ^ ~ A ~~ ,. ^O ~. ^' VA~'~`~ V ~ ~~~\ ~, ~ . , \~k t ~~ .v yvv ~~. v ~ vvv k ~\ ~~. VA ~~~~ ~ AAA ~,A ^ \\ ~ • ~ \ \ \ \ %~ ~r ~ v ~ \ ~ ~~ ~ v~,~tir,r } r ~ ~^ '~ ~ ' ~ ~ ^ .~ ~ h k . ~ ~~rr rrrr~~orrrr~e~~vrr~ t. *. _ ^ I ^ ~ .. ^ / ^ Y ,~, r ~, r' r r `~ • u.l r ,..~ `~' 1I~1 ^I .--. r:~l I~ ~~ r D ~' ~ ~~~-° ^~^^^ ~ X~ ^ ~ X~ ^ ~ o ~ ^ Zp~ ~ ~v ~ ~ C7 ~ ~ o ~ C° v m - u °' ° z ' a ~ ~ n ' n D ~ -t o ~ 6 o ~ I c . n in - ~- i `G ~ Cn O ~ N Q C7 ct ~ ° O ~ O N N p) O ~ ~ ~ ~ ~ ~ y O ~ O 3 N N O .cn-. O (D N COD p' ~ ! _ _+ ~ x o~ o~ o~ C W a o ,~ ~ c p O O (n - I- ' A ~' cn m ~ m m a ~ ^ p ^ o ~ ~ 3 ~ ~ a ^~~ n c ~ ~D ~ ~ ~ ~ 'O ~ ~ o~ O ~ W ~ ~ a ~ O ~ m ~ O cn o~ o~ o~ °o ~ °o ~ °o ~ c ~ N ~ ~ W `~ ~ N ~ (D c c c c c c } 2001 TAROB COURT MILPITAS CA 95035 PHONE: (408) 262-0677 FAX: (408) 262-9328 ! ROSEVILLE OFFICE PHONE: (916) 773-7460 FAX: (916) 773-7250. By sending this proof, it is our intent to improve the turnaround and accuracy of your order. Prompt response is required to avoid any delays or rescheduling. Please note: colors as displayed on this drawing are for presentation purposes only. Actual colors of final product will vary due to production limitations All Rights Reserved By Marketshare. Inc. No Unauthorized Reproduction Allowed. t a _ ~,y ~...p ~~'~'r~ err.: T~~ ~~-+i''~r' ~^i'~r'.~,~"'~4~ °°°: #at ~~"~ w•a,,~ ~. u. `k ~~ . ~ -~~;,, r=te '•~n ~'4y'!~~ - r _.L a.. ter. a.. •a~ '~ ~ -+m ~. ~_ r fug. ~G.. L S' ~4-'~9R""YO6 ~'S J~ ~.:~"~.,plry~i;'4 .~iy;u lt. ~., x.+~~~'a"' y,~ r~l®' ~ ~1.~~ ~.~.~11 9,.. ~, ~' .~ ~'~L. 1 ,, z, .- _, ~_ .~~~ ~ _ -~ .y ... ~. *~ ' 1° R ` ~~ i c ~ , ~ ~ ~., ~ ' _ 7^ ~, _~ p ~~ +. i ~.. ~ tJ YZ ~"~n ~i. r I K .- ~~' ~: ~~ a '•- 1 ~ ~ •i ~~ ~ - 3'. - ,~~, ~~ ~ ~~ y l~ gyp' }. ~' ~ ,` ~.u bid :l~~ll:j;'~':. ~. NS`_~~.. ~~ w ~. Oz zv 03 <~ m o' cD rn 0 N W d -~ . v m ~' n ~~ m n W 0 a o~ z 0 m CJ1 v CJ] C/7 1 N W C/~ C rn T 2 r-' C"' x >~ n 0 3 q.. D A N D 0 z w D ,~ ~ ~° ^^ -a ~^^ ^^~ X~ ~ o ~~ ^ ~ 'chi ^ ZOO ~ o ni rn~ ~n ~~ -p ~ W ~ (D cn v N m a v n ~ ~ ~ ~ ~ ,Z n ~ C ~ n O "0 " ~ D ~~ O 7 p (p 7r 3 7 7r p 0 0 °w D A~ ~~ ~~ ~ ~ °' ~ o ~ ~ o ~ ~ o ~ ~ cD - ~ m ~ t it r-a ~ O 3 to ~ ~ ~ ~° Cn .''-. N to rn n 3 3 ~ ~ ~ Q ~ ~ ~ n c ~ ~ p ~ N ~ ~ Z ~ ~ ~ ~ ~ o o ~ m ? D o ~ ~ (n m ~ .n. _~ T p cD cD p cD ? O' ~ C W ~ ~ ^^^ ~ w ~' c ~ ~ O 7 N ~ = (D ~ ~ ~ ~ _ ~ = ~ ~ p m ~ D v n N X o (D o O rn ~ x D ov ° m ~ C W a n o ,~ ~ c ~ rn ~ O~ 017 r ~ ~ ~ ~ o o~ o~ ? ~ ° o f ~ (D ~ - ~ < ~ ~ ~ to p ~ ~ m Q s ~ ^o m .c~ O m Z7 ~ ~ ~ D ° Z ^^^ o ~, , ~ ~ ~ m c ~ m ~ D ~ ~ -a -a cpi> o v o v o -p c o 3 ~ `~ ~ n N p 0 0~ g~ 03 cn rn rn ~ ~' ~ `~ ~ ~ n ~ ~ sv o. ~ m 2001 TAROB COURT MILPITAS CA 95035 PHONE: (408) 262-0677 FAX: (408) 262-9328 / ROSEVILLE OFFICE PHONE: (916) 773-7460 FAX: (916) 773-7250. By sending this proof, it is our intent to improve the turnaround and accuracy of your order. Prompt response is regwred to avoid any delays or rescheduling. Please note: colors as displayed nn this drawiny are for presentation purposes only. Actual colors of final product will vary due to production limitations. All Rights Reserved By Marketshare, Inc. No Unauthorized Reproduction Allowed. #` S+ µ' `{F ': ~5.... A rr a ~ .~ -~... ~,F-~ ~ ~ ~ ~~ ~~ ~~ ,~ ~, ~ ~- ~ ~ _ ~ ~~ ~~ ~ ~ ~ ~ ~i ;~ 4 C7 ?~ ~ o ~ z I ~ v ~ N o~ cD rn 0 0 D v 0 v m m ~• m a m 5 a W 0 Q c n 0 z 0 m rn 0 D ~~tiooooo D Ncncnv,cncn v ^^ -a ~ ~^^ ^^ ~ ~ ~ .m ^ ~ o <~ ~•~ ^ ~ c. ~(n ~c~ ^ z_Q ~ . ~(/~ rm_ cod rno ~ n v ~ 0 ~ - ~W cn N ~ ~ o o ~ ca ~ ~ ~ ~ n o ~ ~ ° c ~ ~ ~ = ~ (n D ~. O m ~~ ~ ~ > . >c ° 0 o°wo°oJ ~ao~ 00000 D °o~ ov ~ ~ ~ _" m m v n n . v o c n o -~ o ~ ~ 0 ~ 2 ~ 0~ II m ~ m 7 m ~ -° ~O ~ ~ ~ ~ ~ ~ n n ~ Qu ~ 00 OD ~ a o (n V) (~ 7 ~ 3 ~ ~ ~ ~ d ~ ~.~. ~- ~ ~ ~ ~ (~ O Q (~ N z o- n 3 ~ 3 ~ 3 ~ o o ~ m ? D ~ ~ -~-. Cn c° o ~ ~ ~ o n o ~ ? O v ~ ~ m W N N N N C.JI N N U1 ^ ^ _ O ~ n ~ m ~ ~ ~~ O O ~ ~ O N ~ CD N (n N' ~ n N ' ~ = O CD X ~~ y (T CJ7 C77 C.)i O Ui U7 O ~ ~ a u' o ~ ~ ~ ~ ~ ( D p ~ - ~ m ~ ~ ~ x ~ ov om ° ° C W ~ 0 ~ ~ c N 0 ~ N ~ ~ ^ C7 7 ~ D r ~ (O/l ~ 1w ~` W ~ o~ o~ ~ 7 - T p a Z a ~ D D ~. ~ ~, ~ D o ~ ^^ ~' ~ o~ ~ W ~ ~ m ~ -gyp ~ c~ a 0 om o-o o 0 m ~ y' ~ ~ W p `< C7 ~ ~ . v ~ v ~ ~ W ~m ~ D ~ ~ ~ (n ~ fV ~m _ ~ D ~ ~m mz -~ zz n~ m r m D (n C m 2001 TAROB COURT MILPITAS CA 95035 PHONE: (408) 262-0677 FAX: (408) 262-9328 / ROSEVILLE OFFICE PHONE: (916) 773-7460 FAX: (916) 773-7250. By sending this proof, it is our intent to improve the turnaround and accuracy of your order. Prompt response is regwred to avoid any delays or rescheduling Please note. colors as displayed on this drawing are for presentation purposes only. Actual colors of final product will vary due to production linvtations. All Rights f~F'SPrved Gv Marketshare. Inc. No Unauthonzed Reproduction F\Ilowed. ~ ~ ~; K f _,.. rQ ~,~ `~.~ ~ P ~° h ~ ~ ~ . i~~ -`~ o O ~~~ ~ ^^^~^ ~ `-^ ~ ~ ^ ~ Z~ ^ ~ w to ^ Z O . ~ to ~ ~ ~ n ~ v D Orn d 'O p fD [u ~ O `G ~ W nni ~ ~' r iv ~ ~ O ~i ~ ~ ~ ~ o v o v o v o1 LU a 2v O ~ < SZ ~, ~ ~ ~. N I I ~ fD 7 R7 ~! " N 'n-r o m oV D °o ~ °0 3 °0 3 n S S 3 S o .~+ ~ ~- ~ a O d ~ ~ ~ rD ~ rib v+ ~ Q ~ r., ~ ~ sZ 3 ,'^+~ O p D ~ s D ~ O -o O~ ~ ~ ~ O ~ "~' T O O ~ _ ~ ~ x ~ ^ ^ ^ O o a <_. ~ ~ n O~ O O ~ O °1 rn l/1 n ~' ~ _ ~ ~ " ' Y~ o v o v o v 11' p ~ r"1 ~ ~ ~' c ~ ~ ~ ~ T .' ~ rp ~ ~ p~ 00~ p~ Q ~ p N ~ !p ~ ~ ~ ~ lQ ~ f~D N O .. D r'6o OZ ~' '* W m s `~ n ~ ~ ~ D D SZ rr O ~ O 'O O ~ K ~ ~ ~ ~ ~ T 3. 003 p3 007 O `G 211 ~ ~ ~ 2001 TAROB COURT MILPITAS CA 95035 PHONE: (408) 262-0677 FAX: (408) 262-9328 / ROSEVILLE OFFICE PHONE: (916) 773-7460 FAX: (916) 773-7250. By sending this proof, it is our intent to improve the turnaround and accuracy of your order. Prompt response is required to avoid any rlelays or rescheduling. Please note: colors as displayed on this drawing are for presentation purposes only. Actual colors of final product will vary due to production limitations. All Riqhts Reserved By Marketshare, Inc. No Unauthorized Reproduction Allowed. i ~• ~, _. ~' ~.,,~,, t ~ 9 W ~f. F r ~ ;< t } ~ ., :~,; .. s 5 ~• ~.., ~F +~ %: ~x , ~,,~,,, _ r _~ ~~ ~a~. ti ~ ~ ~,~:a ",~ ~' ,a ~' ` „F~ a ~~~k ~~~ ~~° ~. ~ ~ ~~ ~, ," ~ °~~; gyn.°~'~". , ~,~,, ,~.,~ '~~ ~,~: ~ n ~ ~ ~. k ". ~4 ,.. ~~ ,~-~, ~ ~~ ~ ~r~~ ~ ~w' t~ t#~ ° u~ - +mrti ~'t ~M _. ' ;~~, x ~~~~ ~` :~; r ~} ~ T ~ ~. '~ Z IIi d ,.fit N r_r Z m m p v N p rD 7 r-t !2 3 '-t Q W Q C n_ O~ 7 Z O .-t N A ~ -_ O z rn r n D Z O O N N X N N p C D ~ m W ~ ~ C m D ~ ~ m ~ r Z p Z 0 ~ ~ D to ~ ~ C r C m N ~ p ~ QO ~ D Z C vt D n ~ rTr Z ~ C m ~ ~ m ~' ~ r _ ZOp Q°pp 00 ~ ~ O Wmi DDD r1OD (l ~ r O Z r DT ~O ~~ z~ G7 ZQ ~Z D (~ rn ~ ~ ,_ D °' o j p ^ ~ ^ ..a ~ O W ~ ~ o w D O~ O~ N v S3 0°3 003 v7 v1 N < Q N ~ ~ ~ ~ ~ ~ to x ~ ov ov v,~ O ~ O A ~ ~ ~ 3 ' ~ rD -t . D Z O ~ ^ ^ ~ ~ ~ 03 O~ O~ d ~ ~ O ~ n O Q i X ~ O O ` ~ C ~ ~ II ~ l / D ~ O ~ m ' ~ ~ ~ ~. n ~ ~ ~ ~ o n N n ~ ~ yr n -~ ~ ~ (p _ ? ,..' v, ~ p t^ n ~ n n n ~ ~ n ~ _6 ~ Q ~ N 'p ~ v' Q C ~ ~ cp rP ~ ~n ~ fD O ~ ~ ~ ,-t n S ~ T ~ ' rr ~. ~ ~ r -t s m ~ m ~ f'1 O p D~ ~ 7 D O7 ~ c o " ~ ~ n ~ o n, o c rt n m r ~ O ~ °' 7 r 7 D . -r ~ , -t 7 O o n <. ~ rT n Q rD O " Qo ~ O °i N to v ,p1+ S ~ x ~~ r^ ~ ~' n ~ ~ O O p ~ ~ ~ ~ ~ r _~+ r D O 7 N W _o m ~ 'J ~ O ~ n 0 ^~ 6 ^~ O O u7 p N ~ n ~ r" O 7 in ~. ~ r -t O N Q° D .W a D Q C 6 ro N ~~ ~ ~ ~ N n ''• ~ =• co rv p - fD ~ O rt ,-t ~ ' t `c m o 7 ~ ~' ~ n rp ..,J ~ ..F. ... ~ rlo Dr n nt 2001 TAROB COURT MILPITAS CA 9503s PHONE: (408) 262-0677 FAX: (408) 262-9328 / ROStVILLt OhhlCt PHUNt: (vtb) its-ivou rHx:1y io7 i i3-ivv. Dy Senuury uiu pivui, ~~ ~~ ~~~ ~~ ~t~,,. ,.. ,,,,N,...~ .,,~ ................. ........-~,....-, _. ,__. _.__.... _._~ response is required to avoid any delays or rescheduling. Please note: colors as displayed on this drawing are for presentation purposes only. Actual colors of final product will vary due to production limitations. All Rights Reserved By Marketshare, Inc. No Unauthorized Reproduction Allowed. '~~~ .~~ ,~-'. - .. ~~ gip,. ~i _.. - wh~~u,~r ~i'1_ V1 T n ~' ~ z v p, ~3 ~~ 0 c r~ 2 i~ rn 0 N Ul I IV N 0 v ~• ~~ Q W 0 a C n O Z O N N ~. . A ~ N O D N tV X N l/1 C D ~ m W ~ ~ C D ~ m ~ ~ Z O ~ D ~ to C m C N n ~ i O - sp ~ D z D n ~ m ~ C m ~~m ~^~r zoa Q°p0 ~ ~ ~ ~ W ~ DDD LIOD = nor Ozr ~tn~!' tn~v, D ~ ~ ~ ~ . N ~ ^ ^ ^ ^ ~ 6- N ~ ~ ~ < m O ~ ~ ~ ~ ~ Z O ^ r v ~ O c r1 v O ~~ v ~ o v X ~ o ~~c ~ ~ II v D,~ ;° o~ox- ~ ~ 3 ~ ~ rn ~ o v o v n~ v ~ ~ ~ ~ 3 ~ Q t;, N n ~ c `< V7 n ~ ~ N V1 ,_; O 3 '~-. ~ ~ ~ ~ ~ 3 0 ~ ~ 3 ~ v v v of c ~ ~ .~+ ~ ~ O N ~' N 7 ~ N ~ .Ni ~ !-~ A o o D o v, o v, ^, v+ n 7' n 3 = ~ ~ v. ~ ~~ Q ~ K ~ -6~ Q C lL~ ~ i^ rD to ~ rD v W o~ 6 ~• n ~ D v~ `^ O~ ~ c O c~ ~ v o c s ~ ~ ~ O ~ r~o 2 O °i ,~~- to x - ov ov v.v ~ O a On ~' ~ ~• ~ C O Q ~ W ^ ^ v ~ ~ ~ ~ O W V] D o0 3 °o ~ °a ~ Q ~ p ~ Q- N rD ~ ~ 7 in (p ,~. n C fv1 O ~ ~: ~ 0 O n l=r ~ ~ ~ ~ ~ ~ O ~ D ~ ~ D ~ s ~ ~ O ~ oo ~ oo ~ °0 3 ~ ~ ~ ~ r. ~ W J ~ T ~ ~ o v, o ~, o v, _ `v,' ~ ~ ~ 2001 TAROB COURT MILPITAS CA 95035 PHONE: (408) 262-0677 FAX: (408) 262-9328 / ROSEVILLE OFFICE PHONE: (916) 773-7460 FAX: (916) 773-7250. By sending this proof, it is our intent [o improve the turnaround and accuracy of your order. Prompt response is required to avoid any delays or rescheduling. Please note: colors as displayed on this drawing are for presentation purposes only. Actual colors of final product will vary due to production limitations. All Rights Reserved By Marketshare, Inc. No Unauthorized ReproducUOn Allowed. °~x S - ~ Plannin Commission 0 ~~ ~~ g ~ y H j Sta Re ort c'~LIFOR~~~ ff p DATE: August 7, 2008 TO: Planning Commission SUBJECT: Time Extension of: 1. Commercial Planned Unit Development Permit allowing parking in a portion of the front setback. 2. Use Permit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking rate. 3. Design Review of a 101,171 square foot Home Depot store, a 24,215 square foot garden center, open at-grade parking and a 2 level parking structure. 4. Transportation Demand Management Plan reducing vehicle trips. 5. Type C Sign Permit allowing a master sign program consisting of new building facade signs with a total sign area of 1,103 square feet. Address: 900 Dubuque Avenue (APN 015-021-090 & SBE 135- 41-41 PAR.1) Zone: Planned Commercial Zoning District (P-C-L) SSFMC Chapters: 20.24, 20.74, 20.76, 20.78, 20.81, 20.84, 20.85, 20.86 & 20.120. Owner: Arcadia D.R. Management Inc. Applicant: Greenberg Farrow Case Nos. PCA 08-0004 (Original Case Nos. POS-0035 - PUDOS-0003, UPOS-0010, TDMOS-0003, SIGNSOS-0044, DROS-0020 & EIROS-0003) (An EIR assessing the environmental impacts associated with the development was previously certified by the City Council on July 26, 2006). RECOMMENDATION: That the Planning Commission adopt the attached resolution recommending that the City Council approve a One Year-Time Extension (PCA08-0004) of application POS-0035. Staff Report To: Planning Commission Subject: Time Extension of: Home Depot 900 Dubuque Avenue August 7, 2008 Page 2 of 2 BACKGROUND/DISCUSSION: The City Council approved the proposed Home Depot project, POS-0035, at their meeting of July 26, 2006. The proposed development included demolition of the existing Levitz store and the construction of a Home Depot store, a garden center and parking garage. A copy of the project plans are attached. As stated in the project sponsor's letter, Home Depot started processing a Building Permit for project, but the development was put on hold. At this time Home Depot wants to consider proceeding with the development, but the entitlements have expired. The project sponsor is requesting aone-year time extension. The SSFMC Title 20 Zoning Regulations provide a two year approval for projects including those involving a Commercial Planned Unit Development, Use Permit, the Type C Sign Permit, and/or a Design Review from the effective date of the City Council action - in this case the approval date being July 26, 2006 with an expiration date of July 25, 2008. The SSFMC Title 20 allows the City Council to grant up to a one-year time extension. If approved, the new expiration date would become July 25, 2009. Because the City Council took the final action on the project the time extension is subject to the review by both the Planning Commission and City Council. ENVIRONMENTAL REVIEW: An Environmental Impact Report with a statement of overriding considerations was previously certified by the City Council on July 26, 2006 and does not require any action to be extended. RECOMMENDATION: The request appears reasonable and the applicant has indicated their intent to consider construction of the development. City staff supports the granting of the time extension and recommends that the Planning Commission adopt the attached resolution recommending that the City Council approve the one-year time extension. eve Carlson, Senior Planner Attachments: Draft Planning Commission Resolution Adopted Conditions of Approval Applicant's Letter Approved Plans RESOLUTION NO. PLANNING COMMISSION CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION RECOMMENDING THAT THE SOUTH SAN FRANCISCO CITY COUNCIL APPROVE A ONE-YEAR TIME EXTENSION NO. PCA08-0004 OF A COMMERCIAL PLANNED UNIT DEVELOPMENT, USE PERMIT, DESIGN REVIEW, TRANSPORTATION DEMAND MANAGEMENT PLAN, AND TYPE C SIGN PERMIT FOR A NEW 101,579 SQUARE FOOT HOME DEPOT FACILITY, 24,215 SQUARE FOOT GARDEN CENTER, AND ATWO-LEVEL PARKING STRUCTURE SITUATED AT 900 DUBUQUE AVENUE WHEREAS, on July 26, 2006, by Resolution No. 59-2006, the City Council of the City of South San Francisco approved a planned unit development, use permit, design review, transportation demand management plan, and a Type "C" sign permit for a new 101,579 square- foot Home Depot facility, 24,215 square-foot garden center, and atwo-level parking structure, situated at 900 Dubuque Avenue ("Project"); and WHEREAS, building permits have not yet been issued for the Project; and WHEREAS, under South San Francisco Municipal Code sections 20.81.090 and 20.85.090, unless extended, the use permit and design review will expire, effective July 25, 2008; and WHEREAS, the South San Francisco Planning Commission held a duly noticed public hearing on August 7, 2008; and WHEREAS, as required by SSFMC Title 20 (Zoning Regulations), and based on the entirety of the record before it, which includes without limitation, the South San Francisco General Plan and Municipal Code, the Final Environmental Impact Report certified for the Project, all reports, testimony, and minutes for the July 26, 2006 City Council meeting, all reports testimony, and minutes for the August 7, 2008 Planning Commission meeting, the Planning Commission hereby makes the following findings in support of a One-Year Time Extension of a Commercial Planned Unit Development, a Use Permit, a Transportation Demand Management Plan, a Design Review, and a Type C Sign Permit situated at 900 Dubuque Avenue: General Findings. The findings made by the City Council pursuant to Resolution No. 59-2006, incorporated herein by reference, still apply to the Project and support approval of the one-year time extension. 2. Environmental Impact Report. As required by the California Environmental Quality Act (CEQA) [Pub. Res. Code §§ 21000 et seq.], a Final Environmental Impact Report (FEIR) and Statement of Overriding Considerations and Mitigation Measures was certified by the South San Francisco City Council at a public meeting on July 26, 2006. Mitigation measures were adopted to reduce many of the identified impacts to a less than significant level. However, significant cumulative traffic impacts attributable to the development cannot be feasibly mitigated. The project proponent revised the site plan to reduce some of the impacts, improve circulation, and increase the amount of parking. Granting aone- year extension of for the planned unit development, use permit, design review, transportation demand management plan, and Type C sign permit does not require any changes, revisions, or additions to the previously certified FEIR, nor does it result in any new or more severe significant impacts. Accordingly, pursuant to CEQA Guidelines sections 15162, 15163, and 15164 no further environmental review is required to approve the one-year time extension. (a) A Statement of Overriding Considerations was adopted for those significant impacts which are unavoidable. The Statement of Overriding Considerations concludes that significant and unavoidable impacts resulting from the development, specifically, traffic impacts, are outweighed by the benefits of the Home Depot development. Approval of the project will generate a new source of significant tax revenue for the City. The Home Depot store is estimated to generate gross sales upwards of $40 million per year, resulting in a revenue stream of approximately $400,000 per year to the City. The Project is expected to employ an estimated 150 to 175 full-time and part-time employees, primarily derived from local communities. The Project will provide retail sales of building supplies, lumber, hardware and associated items for construction, landscaping, and home improvement projects in the area. Additionally the project will provide rental tools and equipment to be leased for such projects. Finally, the Project is generally consistent with objectives and requirements of the City's General Plan and the Zoning Code. Commercial Planned Unit Development. As required by the Planned Unit Development Procedures [SSFMC Chapter 20.84], the following findings are made in approval of a Planned Unit Development (PUDOS-0003): (a) The site is physically suitable for a home improvement center. The development is similar in style to existing adjacent buildings and shares a similar floor area ratio and will reinforce a commercial environment of sustained desirability and stability by matching the development quality and design. Adopted conditions of approval require that the new building and site improvements conform to the City's development standards. (b) The exception allowing a reduction in part of the front setback adjacent to the open at-grade parking lot is acceptable in that the planned development will be of general benefit to the community by providing a service and diversity of products not otherwise available in the City or in any one location. The exception will not unreasonably be detrimental to the health, safety ,welfare, comfort or convenience of persons working vicinity of the property in that the development provides for improved access and circulation and is of a design that is a significant improvement over the existing building and site improvements and is a better fit with the existing nearby buildings. (c) The project complies with the provisions of the California Environmental Quality Act. An Environmental Impact Report was certified by the South San Francisco City Council. Mitigation measures were adopted to reduce impacts to a level less than significant. A Statement of Overriding Concerns was adopted due to cumulative traffic impacts associated with the development. A Mitigation Monitoring Program was adopted to ensure that all mitigation measures are implemented. (d) The retail development is consistent with the General Plan Land Use Element designation of the site as Business Commercial. The proposed project is consistent with the General Plan which designates the property Business Commercial and the East of 101 Area Plan. Retention of existing retail development is a key principle of the plan. Policy LU-4a supports development of retail use in areas designated "Planned Commercial". The proposed development's floor area ratio (FAR) of 0.38 is well below the maximum FAR of 0.5 allowed in the Business Commercial land use designation. (e) The retail development will not be adverse to the public health, safety or general welfare of the community, or unreasonably detrimental to surrounding properties or improvements. The development is designed to comply with the City's Design Guidelines and the architectural theme of the surrounding commercial developments. Conditions of approval are attached which will ensure that the development complies with local development standards and requirements. (f) The City's Design Review Board determined that the proposed building design and site improvements comply with the City's Design Guidelines and recommended approval of the proposed development. 4. Use Permit. As required by the "Use Permit Procedure" (SSFMC Chapter 20.81), the Planning Commission makes the following findings in support of the request to approve a Use Permit (UPOS-0010): (a) The retail development will not be adverse to the public health, safety, or general welfare of the community, or unreasonably detrimental to surrounding properties or improvements. The site is physically suitable for the type and intensity of the land use being proposed, and the compatibility with adjacent developments was thoroughly analyzed in the Environmental Impact Report. Conditions of approval and mitigation measures were adopted to ensure protection of public safety, reduce traffic, reduce parking demand and ensure compliance with Federal, State and City development and environmental standards. (b) The retail development is consistent with the General Plan which designates the property Business Commercial and the East of 101 Area Plan. Retention of existing retail development is a key principle of the plan. Policy LU-4a supports development of retail use in areas designated "Planned Commercial". The development's floor area ratio (FAR) of 0.38 is well below the maximum FAR of 0.5 allowed in the Business Commercial land use designation. (c) The retail development meets or exceeds the minimum standards and requirements of the City's Zoning Ordinance which designates the site Planned Commercial. Retail use is allowed subject to an approved Use Permit. Conditions of approval were adopted to ensure compliance with the City's development standards, reduce parking demand, provide security and ensure that the site is well maintained. (d) The development is consistent with the goals and objectives of the Redevelopment Program for the Downtown/Central Redevelopment Project Area, and specifically with the following: i. To create and develop local job opportunities and to preserve the area's existing employment base. ii. To replan, redesign and develop areas which are stagnant or improperly used. (e) An Environmental Impact Report for the project was certified by the South San Francisco City Council in accordance with the provisions of CEQA. Mitigation measures were adopted which will reduce all identified impacts to a level less than significant. A Mitigation Monitoring Program was adopted to ensure that all mitigation measures are implemented. A Statement of Overriding Consideration was adopted required because of cumulative traffic impacts associated with the development. 5. Type C Sign Permit. As required by the "Sign Permit Procedures" (SSFMC Chapter 20.86), the following findings are made in approval of a Type C Sign Permit (Signs05-0044): (a) The master sign program is consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages master sign programs. (b) The master sign program is consistent with the requirements of SSFMC Chapters 20.76 and 20.86, which requires an approved Type C Sign Permit. The size, materials, colors, graphic style, illumination and other sign features are in keeping with the visual character of the area and are reflective of the building design and exterior finishes. The signs are of a straight forward design and are clear and readable. (c) The master sign program will not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. The large sign area is needed due to the unique nature of the use and site and orientation to the regional traveler. 6. Transportation Demand Management Plan. As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the Preliminary Transportation Demand Management Plan: (a) The Transportation Demand Management Plan measures are feasible and appropriate for the retail development located at 900 Dubuque Avenue in the Planned Commercial Zone District adjacent to other commercial uses. (b) The performance guarantees, consisting of an Annual and Triennial Reviews, will ensure that the target alternative mode use established for the project of 28% based on a Floor Area Ratio of 0.38 [SSFMC 20.120.030 (C)] will be achieved and maintained. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of South San Francisco does hereby recommend that the South San Francisco City Council approve the One-Year Time Extension of the Commercial Planned Unit Development, Use Permit, Transportation Demand Management Plan, Type C Sign Permit and Design Review for the subject project situated at 900 Dubuque Avenue, in the Planned Commercial Zone District. I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the day of , 2008, by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: Susy Kalkin Secretary to the Planning Commission 1130304.1 CONDITIONS OF APPROVAL POS-0035 Home Depot 900 Dubuque Ave. (As approved by the City Council on July 26, 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 City Council approved plans, as amended by the conditions of approval including the revised plans prepared by Greenberg Farrow, submitted in association with POS-0035. 3. Prior to the issuance of the Building Permit, the landscape plan shall be revised to incorporate the Design Review Board suggestions made at their meeting of May 2005 and shall also include mature shrubs, trees that have a minimum size of 24 inch box and 15% of the total number of proposed trees shall have a minimum size of 48 inch box. Larger trees shall be placed along the loading area screen wall along Dubuque Avenue. The landscape plans shall also include landscaping of the garage roof deck to soften views from the intersection of Dubuque Avenue and Oyster Point Boulevard. The garage deck landscaping shall include trellises with vining material. Trellises shall also be placed in close proximity to the garage deck perimeter. The landscape plan shall consider the inclusion of palm trees at the main entry. The landscape plan shall include an interim 2 year screening element for the wall mounted trellises until the vines adequately cover the trellis. 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 revise the plans to include increasing the height of the loading area screen wall to occlude views of trucks in the loading docks, provide greater design articulation of the pallet enclosure that more closely matches the remainder of the building, modify the design of the loading area so that it appears as a plaza area when not in use as a loading area, and use a green accent color under the main entry signs. 5. Prior to opening the business the owner shall obtain and thereafter maintain a City Business License. 6. Prior to the final inspection the applicant shall have a Final Transportation Demand Management Program (TDM) prepared by a qualified and licensed traffic engineer that incorporates the provisions of the City of South San Francisco SSFMC 20.120 Transportation Demand Management. The Final TDM Plan shall closely follow the PTDM Plan approved by the City Council in association with POS-0035 and shall be subject to the review and approval by the City's Chief Planner. The Final TDM shall also be subject to the review and approval by the San Mateo City/County Association of Governments. Conditions of Approval Page 2 of 11 7. Prior to the Final Inspection, the owner shall establish a Site Maintenance Program to maintain the site free of litter and debris and good appearance. The plan shall be subject to the review and approval of the City's Chief Planner. 8. Prior to the Final Inspection, the owner shall establish an Outdoor Storage, Outdoor Display and Sales, Seasonal Outdoor Display and Sales, and Outdoor Vendors. The plan shall limit outdoor storage to the Garden Center and the areas designated for Outdoor Display and Sales and Seasonal Outdoor Display and Sales as shown on the approved site plan. Outdoor Vendors shall not be allowed. The plan shall be subject to the review and approval of the City's Chief Planner. 9. In accordance with the California Environmental Quality Act, the owner shall comply with all mitigation measures identified in the Environmental Impact Report certified by the City Council of the City of South San Francisco. The owner shall implement the Mitigation Monitoring Program including all mitigation measures in a timely manner. The Mitigation Monitoring Program shall be subject to the review and approval by the City's Chief Planner. 10. Within one year following issuance of a certificate of occupancy, owner shall provide public art on the project site. The public art shall be subject to the review of the Director of Economic & Community Development and shall have a value of fifty thousand dollars ($50,000). Owner may satisfy this obligation through a cash payment to the City. (Planning Division Contact: Steve Carlson 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION: STANDARD CONDITIONS The developer shall comply with the conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. II. SPECIAL CONDITIONS The developer shall comply with the on- and off=site traffic, sewer, drainage and other infrastructure mitigation recommendations contained in the approved Environmental Impact Report document for the project. The approved mitigation improvements shall be designed, furnished, constructed and installed by the applicant's consultants and contractors, in accordance with plans prepared by the applicant's consultant and approved by the City Engineer. The work shall be constructed to City Standards, pursuant to a secured encroachment permit, or off-site development improvement agreement, obtained Conditions of Approval Page 3 of 11 prior to receiving a building permit for the subject project. The cost of all work and permits to mitigate the infrastructure impacts of the subject project shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. A. The design of the project shall include settlement and retention ponds and other approved devices, such as grassy swales, that will filter pollutants from the site's storm water runoff, in compliance with the City's and County's storm water discharge permit requirements. B. Provide a sight line study at each exit so there is adequate stopping sight distance. Revise the northwest property line to include a horizontal curve to improve the Dubuque Avenue roadway based on the results of the sight line study. The Developer shall pay for costs relating to the design and construction of the improvements. The Developer shall also install city standard driveways at each exit. C. The applicant shall submit on-site pavement construction, pavement repair, and curb repair, striping, signing, and traffic control plans for the interior parking lot(s) and driveway isles within the site that will be used by Home Depot employees and guests. R1 "STOP" signs shall be installed at each exit that will be used by the guests when leaving the site. Traffic control signs shall be mounted on 2" diameter, galvanized steel poles. D. Upon completion of the building alterations and site improvements, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire frontage of the subject parcel, as may be required by the City's Construction Manager, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the subject project. E. Prior to the issuance of a Building Permit for the project, the applicant shall pay the various fees detailed below. III. ON-SITE IMPROVEMENTS A. The applicants shall design, construct and install a drainage system capable of accommodating a 10-year design storm. 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. Storm drain pipes, shall not connect to each other at a "blind" connection. All storm drains shall begin and end at a manhole, catch basin, inlet, or junction box, in order to provide access for maintenance. B. A 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 Conditions of Approval Page 4 of 11 and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvements to the site's drainage system. The applicant shall design and install the drainage improvements described in the approved report, to the satisfaction of the City's Engineering Construction Manager. C. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities located within the areas subject to travel by the guests, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. V. OYSTER POINT OVERPASS CONTRIBUTION FEE The applicant shall pay the Oyster Point Overpass fee for the proposed building, prior to receiving a building permit, in accordance with the Standard Conditions referenced above. The subject proposal fora 101,171 SF Home Depot store and 24,215 SF Garden Center with a 2-story parking structure would result in a fee of $0, which was calculated as follows: Existing Retail: 149,356 sq. ft x 48 trips/1,000 sq. ft. = 7,169.09 trips Proposed Retail: (101,171 + 24,215) sq. ft. @ 48 trips/1000 sq. ft. = 6,038.11 trips Total new trips: 6,03 8.11 (new trips) - 7,169.09 (existing trips) = 0 net new trips Fee: 0 trips x $154 x [8260.41/6552.16 (Engr. Construction Index)] _ $0 VI. EAST OF 101 TRAFFIC IMPACT FEES Prior to issuance of a Building Permit for any building within the proposed project, the applicant shall pay the East 101 Traffic Impact fee, in accordance with the resolution adopted by the City Council at their meeting of September 26, 2001, or as the fee may be amended in the future. Fee Calculation (as of May 20051 (101,171 + 24,215 SF) GSF @ $6.25 per each square foot = $786,212.50 (Please note that the traffic impact fee is proposed to be increased. If the applicant has not Conditions of Approval Page 5 of 1 l obtained a building permit and begun construction prior to the date on which the fee is increased, the applicant will be required to pay the revised fee.) VII. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the area east of US Highway 101, downstream of the proposed development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices, biotech facilities and retail, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints downstream of the subject site. In order to fund these improvements the City Council has adopted a fee on October 22, 2002, which applies to all new development within the area east of 101. The applicant shall pay the East of 101 Sewer Facility Development Impact Fee, as adopted by the City Council at their meeting of October 22, 2002. The adopted fee is $3.19 per gallon of discharge per day. The Carollo Study, which forms the basis for the system upgrades, calculated Office/R&D uses to require a capacity of 400 gallons per day per 1000 square feet of development. Based upon this calculation, the potential fee would be, if paid this year (the fee is subject to an inflation factor, as determined by the Engineering News Record San Francisco Construction Cost Index): 0.4 gallons per square foot (400 gpd/1000 sq. ft.) x $3.19 per gallon x (101,171 + 24,215) SF = $160,513.14. The sewer contribution shall be due and payable prior to receiving a building permit for each phase of the development. (Engineering Division Contact: Michelle Bocalan 650/829-6652) C. POLICE DEPARTMENT 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Building Security a. Doors 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. Conditions of Approval Page 6 of 11 2. Glass doors shall be secured with a deadbolt lock with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. 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. 4. 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. 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. 6. 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. 7. 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 ofthree-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. 8. 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. b. Windows 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or asingle-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When iced, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. ZS/16" security laminate,l/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval Page 7 of 11 1. Louvered windows shall not be used as they pose a significant security problem. 2. 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. 3. Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings 1. All glass skylights on the roof of any building shall be provided with: a) Rated burglary-resistant glass or glass-like acrylic material.2 or: b) 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: c) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. 2. All hatchway openings on the roof of any building shall be secured as follows: a) 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. b) 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. c) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. 3. 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: a) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, Conditions of Approval Page 8 of 11 spaced no more than five inches apart and securely fastened. or: b) A steel grill of at least 1/8" material or two inch mesh and securely fastened and c) 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. d. Lighting 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. 2. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. 3. 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. e. Numbering of Buildings 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. 2. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or paiicing lot, shall also display the same numbers on the rear of the building. f. Alarms 1. 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. g. Traffic, Parking, and Site Plan 1. Handicapped parking spaces shall be clearly marked and properly sign posted. Conditions of Approval Page 9 of 11 NOTE:For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. h. 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 of TL-15. 2. Fencing should be of an open design, such as decorative wrought iron, to preclude scaling, and maximize both natural surveillance and territorial reinforcement. NOTE: Proposed height exceeding 6 feet will require a variance, which upon design approval, is encouraged to minimize inventory shrinkage. Gates to proposed fencing should be alarmed, also. (Police Department Contact: Sgt. E. Alan Normandy 650/877-8927) D. FIRE PREVENTION: Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3. Install exterior listed horn/strobe alarm device. 4. Provide class III combination standpipe-sprinkler system conforming to NFPA 13/SSFD requirements. Standpipe connections to be located on first and second story of parking structure. Additional connections to be provided inside building, location to be determined on submission of rack storage plans. 5. A manual fire alarm system shall be provided that will alarm both audibly/visually throughout the building if activated and also alert the Fire Department via an approved monitoring station. Install fire alarm panel at front and rear, location to be determined. 6. Elevator if provided shall not contain shunt-trips. 7. Minimum height clearance under parking structure (13.5 feet) CFC 2001. Provide 20 foot wide clear emergency vehicle access road. Indicate as fire lane with no parking allowed. Conditions of Approval Page 10 of 11 Access road shall have all weather driving capabilities and support the imposed load of 68,000 pounds. Road gradient shall not exceed maximum allowed by engineering department. 10. Provide fire flow in accordance with California Fire Code Appendix III-A. 11. Provide portable thermal imager to mitigate search and rescue of occupants from high occupant load warehouse structure. 12. Provide fire hydrants; location and number to be determined. 13. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 14. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 15. Smoke Control design/criteria to be approved by Fire Marshal. 16. Provide emergency illumination. 17. Provide exit signs. 18. Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code), State and Federal codes. (Fire Prevention Contact: Bryan Niswonger 650/829-6645) 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. 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 filter type catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. CDS or Stormceptor units alone are not acceptable. These units must be used in series with an additional treatment measure. 4. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. Conditions of Approval Page 11 of 11 Any 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. 6. Plans must show the connection of the wash area to the sanitary sewer. 7. Plans must show the location of all drains in the maintenance area. These drains must be connected to athree-compartment oil/water separator and the sanitary sewer. 8. Must demonstrate how the storm drains will be protected during construction. (Water Quality Contact: Cassie Prudhel 650/829-3840) STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL INDUSTRIAL AND MULTI-FAMILY RESIDENTIAL PROJECTS Unless the use has commenced or related building permits have been issued within two (2) years of the date this permit is granted, this permit will automatically expire on that date. A one year plan extension may be granted in accordance with provisions of the SSFMC. 2. The permit shall not be effective for any purpose until the property owner or a duly authorized representative files an affidavit, prior to the issuance of a building permit, stating that the property owner is aware of, and accepts, all of the conditions of the permit. 3. The permit shall be suspended and the privileges granted by the permit shall lapse, if any of the conditions are violated, or if any law, statute or ordinance is violated, provided that the applicant has been given written notice to cease the violation and has failed to do so for a period of 30 days. 4. Minor changes or deviations from the Conditions of Approval of the permit may be approved by the Chief Planner. Major changes require approval of the Planning Commission, or final approval body of the City. 5. Neither the granting of this permit nor any conditions attached thereto shall authorize, require or permit anything contrary to, or in conflict with any ordinances specifically named therein. 6. Prior to construction, all required building permits shall be obtained from the City=s Building Division. 7. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected City Departments and Divisions Planning and Building Divisions prior to occupancy of any building. Any request for temporary power for testing equipment will be issued only upon substantial completion of the development. 8. All exterior lights shall be installed in such a manner that there shall be no illumination on adjacent properties or streets which might be considered either objectionable by adjacent property owners or hazardous to motorists. 9. No additional signs, flags, pennants or banners shall be installed or erected on the site without prior approval. 10. Adequate trash areas shall be provided and enclosed by a six (6) foot high decorative masonry wall. Adequate solid gates and vehicular access to such areas shall be provided. 11. All ducting for air conditioning, heating, blower systems, accessory mechanisms and all other forms of mechanical or electrical equipment which are placed on or adj acent to the building shall be screened from public view. Standard Conditions Page 2 of 2 12. All parking spaces, driveways, maneuvering aisles, turn-around areas and landscaping areas shall be kept free of debris, litter and weeds at all times. Site, structures, paving, landscaping, light standards, pavement markings and all other facilities shall be permanently maintained. 13. There shall be no open storage materials of materials or equipment on the subject property, except as approved by each permit. 14. The construction and permitted use on the property shall be so conducted as to reduce to a minimum any noise vibration or dust resulting from the operation. 15. All sewerage and waste disposal shall be only by means of an approved sanitary system. 16. Prior to any on-site grading, a grading permit shall be obtained from the City Engineer. 17. All existing utility lines, underground cable conduits and structures which are not proposed to be removed shall be shown on the improvement plans and their disposition noted. 18. Landscape Maintenance 1. All landscape areas shall be watered via an automatic irrigation system which shall be maintained in fully operable condition at all times. 2. All planting areas shall be maintained by a qualified professional; the landscape shall be kept on a regular fertilization and maintenance program and shall be maintained weed free. 3. Plant materials shall be selectively pruned by a qualified arborist; no topping or excessive cutting-back shall be permitted. Tree pruning shall allow the natural branching structure to develop. 4. Plant materials shall be replaced when necessary with the same species originally specified unless otherwise approved by the Chief Planner. Revised Februaryl999* ?~~ - ~c~~ A P R O F E S S I O N A L C O R P O R A T I O N C A S S I D Y S H I M K O D A W S O N KAWAKAM I June 18, 2008 S'><A FAC'SIIV~ILE AND :J.S :~~A~L Mr. Steve Carlson, Senior Planner City of South San Francisco Planning Division P.~. BOX 711 South San Francisco, CA 94083 f i ~~._, r __ _~~{_fs :. SUN 7 0 7008 ~- x..~ ~. Re: Home Dermot Protect: Permit Extension Request Dear Mr. Carlson: As you know, on July 26, 2006, the South San Francisco City Council adopted Resolution No. 59-2006, which approved Home Depot's application to demolish the existing Levitz building at 900 Dubuque Avenue and in its place construct a Home Depot store plus a garden center and parking structure (together, the "Project"). While Home Depot subsequently processed a building permit for the Project, the project was put on hold for a variety of reasons, and to date Home Depot has not obtained the permit or commenced work. However, Home Depot continues to lease the Project site and currently expects to be in possession of the property for at least several more years. l~~ie t0 changes in 1~OT??e L1eYC?t'S plans ~Or AvY~nSinr in the R~~r Ar~,a~ Ngme DPy~t 1S now seriously considering developing the Project in the near future. However, the current entitlements for the Project are due to expire on July 25, 2008, and it would be impossible for Home Depot to obtain a building permit for the Project by that date. Therefore, pursuant to South San Francisco Municipal Code Sections 20.81.090 (regarding use permits), 20.85.090 (regarding design review), and 20.84.140 (regarding planned unit development permits) Home Depot respectfully requests that the City of South San Francisco grant aone-year extension of the Use Permit, Design Review, Planned Unit Development, and Type C Sign Permit approvals conferred by Resolution No. 59-2006.1 A one-year extension would enable Home Depot to fully examine its expansion options in this critical market area and, hopefully, to construct ahigh-quality and attractive Project with the potential to provide substantial additional sales taxes to the City. Furthermore, if the extension were not granted, the Project ' It is our understanding that the City's approval of a transportation demand management plan and form of hiring agreement (both of which were included in Resolution No. 59-2006) is not subject to expiration. Please let us know if this assumption is incorrect. 20 CALIFORNIA ST. SUITE 500 SAN FRANCISCO, CA 94 I I I TELEPHONE: (4 I 5) 7 8 8 - 2 O 4 O FACSIMILE. (4 15) 788-?039 w w w c s d k l a w c o m Mr. Steve Carlson, Senior Planner City of South San Francisco June 18, 2008 Page 2 site would remain vacant for at least a few years (the minimum time it would take to locate another tenant and re-entitle the site), if not much longer. We thus believe that an extension would be in the best interests of both the City and Home Depot, and hope that City staff and decision-makers will agree. We look forward to hearing from you regarding this request. If you have any questions or comments, please do not hesitate to call me at (415) 788-2040. Very truly yours, l_ Deborah L. Kartiganer DLK: ci cc: Ann Jerhoff Beverly Metz Anna C. Shimko Frank Coda Caroline Shaw Candice Myers-Doyle N C Z 1 x m c m ~„ a ~ O T~ C~ O O i _~ rn Dq zD = T m O D c nm N rn n O rn T ~o Z~ D C Z n A ~~ Z m ~~ D r ^T V A Z a r -- N ~y A ~~ .. r I A W c c ~, ^ n Q` c A V CJ~ m m I n Ooy O ZWW nm~ r ~ N T N W C W~c ~~~ y~tiz CJ~ r ~ T 1 °Ac~, T ~NNV'= c:cx~m G.^.. Cr ~ m :n to m t 'i C ~ N ^ u ° u u ~h D ~i ~' Ai ~ ' ~ r~ ~ ~~ iY fQ rt-I Z ~~ 6 ~ ~ ~ o~ 7 p ~` ~ ~ J ~5 ~ F ~ ~ , O tip ~ ~ ~ ~ j~ ~ ~ ~ ~ poo ~ ~ ~~ ~o ~ ~ ~ ~ ~ 1 k ~ o 8 ~i ~ ~ y n~ A i ~ ~ m a u ~~~ ~ ~rl ~, ~ C ~ I 3 D I ~~ rs li ~ ~ ~ ~ N I ~ ~ ~ ~ ~ ~ ' W ~ ~ ~ J ~ + Q ~ ~ y ~ ~~' ~ ~ ~ ~ : k k i ~ ~ ~ y n ~ ll7 ; n ce ; YY' a ~ T T JN.r ,~~~n X ~~j~in~li~~ ~ N U e`~i ENmczr ~~l~u~~ty1~ ~ w()~ LT A Ar, mz s '~"'i m S ~ H~ e~~ N u X ~n~©~A~ r. nllpmCln nr O1 W~~~~~o u~~~r,s y ~tJ ~Q~ r m~m mr ~i~ ~_ ~P z 0 nril'tiLmm~ Xr~,Oiu>z w3~r~m~ ~IDN _( W V~i'Nr l:. HeZ~~~ ~0~~ ~~T, S 0' ~ ~~ i o _. Ao C~ yL (n z z ~ o r^ T s_ { ~ ~c ~c ~ o~ h~ c ^oaooooaoooooo^ i s ~ y r~ -n o § ~ ~ ~ A A ~ ~' G~~~ ~~ rZ ~ n n N ~ O r T ~ (N~ - 111 ~' ~ P ~1 ~ ~:. ~~€ r m m X.FnA =~~(ii~ A~~qQ~~~~~ O '~~`~~1 AI NII~ Z el~~o nr. r^~ ~ ~~w"' 1•ym D ~o~m g~ ~ l~" r ~~ ~ in '~ ~_ m n Z 3 D v Z Z v ~C O c z D O Z° C T I m Z~ rn nz _ C m 0 n D x ~~ ~-~ -~ j .,f` ~1. ~~~ ~~ f U ~~~ u ~~~ ~~~ ~_7 0 ~! z~~ ~~~~o V1 8 ~ ~~~' L V'\~ o~$---~ ~ g 3C~~ ~~~~.. Z ~ 0 ~~ ,Oo-~ ,~ E ~ ~~ U ~ 0 -n z l S i, s.'; a ^~ . ~. d D Z N O 0 0 ~., C o ~ = m A C m Y A m Z m ~ T ~ ~Z ~ Z m c n ~ ~ m O _ n D ~„ r_ O T Z D ~~ <~ Z~ rn ~~ n~ a~ r _ T O~ 70 Z D v N A --I m r A ~D N 0 A 0 T i XI' ~~a ~~ON ~~~ F ~ ~~~~~o o~ ~ ~~~ ~m T ?~~p~ ~~~ ~ ~~~ m rn JO 1 C i~ Z n C V 1 Tm V rn n T OoD nWm ~ .A yk Cco ~ ~ W OA 3 ~ O DDN y r OOO ANN yT meow ~~ mOO ~N ~~~~ nx 10 9DNN O u ni ~~ cf1 N vmN -~ -a v~+x v ^~vy -+ ~ -+ N'D r ® D ~ Dm 8~ O !^Pm~ D;G V ~ a £ ~~~ ~~ ~~~~ p v u ~ N R m~ ° ° w m ~~ ? ~ ° ~ a?m '-` ax= Z o ~ ~ m ~ ' a ~ rQix ~ z; r ~ `" x C N ~~ m O ~- °=w Pm 9 ~/~ WfA~ . ~J m9CD 27C 2 0 c u i 1 c~L (/ b~~ ~~ [.Ri=m wnn ~ °m rS ° v~p ~ ~ m~? m O G o ; o Z ~ ~ ~m 'fsl Op °mm0 ~ ~O mO no° ~ ~ ~ Z ll l~1 ~ Z m mm ~ D ~m _ n =~ m ~ O C O ~ = n D~Om a ~ u ~ ~~~ ~~ Ong -I ~ v~ ~ c~z N vv y. ~m A O ~ v ~ m x ~ o'~~ m m n A~ ~ n m D o ~ ~ ~'~ _ , O- z w C y m 2 n9 C Z Z ~0~ ~~ [ w~ `L Q fIn o o Y 0 0 fn =~~ o ~ ~ b~ ~~ ~ Z Z $- g 3 m D Z= A Z L '~~ zo,~~ O ~~ o N SS N m m mA Z .~, m m D m O 4 ~ c m L < ~ O a ~ m ~ m~ m N m ~ ~ ~° ~ z z 'n o q -I N u 7D ~ ° - m 7 Z m ~ ~ 0 9 2 ~ ' ~ z> ~~2~ 'S $ o`~ ~ 3 0o 3 nn y pg -i 3 ~ -nl o m ~ z m ~- ~~ m u ' Jw w °~ ~z~ ~ ~ ~ ~~~ ~'~ m ~ o ~ ~ ~~ `~ ~ ~ ~' Z ~ y ~ ~ ~ O Z _ N ~ , m o ~ ~ pp y y µ ~ ° g N O ~ O ~~l'1~ sy>~Og~ O N ~ 1~~1~02_ 1n~ ~ ° ~'~j n r9 ~V1 rr 1~~ N O N NN V If j j y y~ D N y~ m tn~ ~ yO U ~ (l f~ n O Z D v p N ~ \ m 2 '~ C ~ n ~ ~ n p y f7 ° !~1 t~~l !~1 t~'1 l+l f~'1 N VI V1 ~j f~'1 m ° G p~ --1 32 UI VI IA N N V1 '~1 ~1 +~ VI IA N y Z m m 0 ~~~ 0 ~ myn _ ~~~_ m, ~ ^'-. C o ~ _.. _ ~o < GQ~p v 7 ;_mOOC (n ~ O Q r~l -. ~ m m7Z Q V C ° _ ~ ~nr rn Az :y r ~~ Z^ on~ _ ~~ D T ~ z O ~~ D c Z = ~ A n ~'~ rn n O ~s ~, D ~ rn ~" r ~:.~ --- ~ O Z C D Z n A <~ Z~ 1"I ~~ ~N Q 77 z ~~ N ~r A ~~ m r ,C V I rn N rn o A ~ n ~ O T ~ CCA fZ1 w w ~ r m a , ^ CCo V' O] Q7 O T ~So ~~~ T X ~ D N n `° `O = 'ter ~ ~~N$mD ~ W i 0 W I F~ 7 N ~OOUNL ~ { i o f,j v p 4 ~. S'^ s.a ov ~~rr ,~~ 'se$ c~~~ ycx Q.':, zm- ~~3RR N . ~ ~. _ N' -~ n ~, ~'-~ _,,. a~ o ", ~ '~' .z ;_ w ~ Via= i, ~, z y ,yam ~ it !~ ~`\ ~` ' ; ;~~ `'1 ~ '; ` '+ ~'~`_ nz ll ~~ l iJ~ r° D ~ x g A ~~ ~-~ ~sl o ~~ ~° ' ~~ m=~ m'- ~ - 1 mN ~`, ~ o m Tmm,= ~~ ~, l m -, c ca zA n / '~~ ~~ ~, oc ~;.. -l V - ~ ¢ ~ n 8 ~' ~ y i~ ~~ o ~^ y , F 3 `-' ~ Q O ~QJ[/]~ D D fl1 W g O ~" °- T , c n ~p r ' ..a v = _ - a = c~ ~J -1 0^ 1' i69 y -~ oy_ ;a .a N ~ ~ ~ o n,~O n Sind 1. W o -i._N{~ 9oi ~ mnA~ mD nmu '~~ z~'a ~~ o~ ~'~ ~n~- Z ~ z c~ ~ xzs~ z ~ ~ y °1 C ~ r 1 RI O O 9O C D~; 0~9 f ~ pN o~ o.KOn OL uA !~^., m".,? ~ a v n-mac, n'On 7C z0 ~ N ' O L Z ~.m_ ~ n,yi~~p _ II .: 2 n -~ a A _ ,o m° z ~ m D o- ~ y W ~'~ 2~~Z Q o„~ mo u~ T-~n~ AI ou n ° fit z ~ o O or u c_ 2 ''^ Z m 9 m _~ n0 C = O nZ W ~'~~ n ~c'o~n in o7 n n o '~ ~ nC~ ~ ~~~~ Q rli rmn Q n c i~ ~ --~ o-.F) ita C N m D~$A c ~~ °~ o_o<y ~ ~y s y vz ^ v A m m r ~ oi~~ n T r% r r 2 m~ T ~ L IN N~~ ~ ~°~~~ ~ ~i'z^ ~ Q n~ y O` V c zy'=~ Q ~~ 9 m o r_' Z fx ;~ aZ i m Z m r ~~o ~L~~'~ cA ~Z iv N~ o n® Z D m 0 4 sZ ~~O O ~ o'^ m~ y,~by v~AC `-<i~ ° ?; y ~ Z O ~ µ c a ~ a o ~rl a~ sZ~~ z~ ~ ~ ~~ D --O ~ ~ b ~- m m Z fl'I r ~ ~, m~ ~;~~ ~ nm ~,- ~ ~ f O o c ~~ n n v c m m ~ '~ i W r,~ Z J ~ :v ~ is 0 ~'~' ~,n TT~? °z z° ~ n-- ~_. ]l ': Z N N ~1 ~ L- O >C ~ZDY N O 4 NN p~ ~ ~ ~ H- 1+ C ~/ v~ i -' ~r C J ~ O O U £ -"",- "~ (On O N U!O J J p0 ~j C U~ O O ~L~O~ \ In .. Z ~ ^~ ~G VI VI In N(.^. VI ~ N. TI (P N n b ~' ' J ~ N N ~~. 1.1. D D D D D D a In J 1 Cn`, n n 0 Z a 'O "~' - N + ~ (l ri D (l O m - y (; - m m m m f' ~ In 1/I ~ f~ m n -~ ~ ~ rn - n`9 !n In !n rn ~^ in ~i ~ ~. to 0 7 D z A c O ,r ~ ~ d.~ A i. N o C o ~W _~ cn .O Z m j T ~ 70 Z c Z m n n O n r T Q /~ z D .. A L m nW ~_~ T A L y _. 'J ~r -~ ~.. O 0 i:i A O A ~~ ,1..1...., } ~; ~~~~ ~ ~ r~ .~' ~ ~ .. e;~b ,~ ~ v 1 fa >T nom ~ t ~~ ;=~v rY v~ Rs~#s i®n ~ ~~N - y. ;~ r ~ ti~ t ~ ~t ^~~~ - ~ § ` =' _ 7 ~ j. Y -t----- za~- ~ ~ 4~ ,_ ~~._.. N m O ~ '~ .. 2I ~\~~ ~ ~ C<E~aR ~ ~ ~~ t ~ ~ ~ ~..~ ~,..., ~, ~ ~ r ~a, ~ \~~~ (tW drY ne' to° ,~ fff 7 1 ~ 1 ~ ~~~ -` ~ •. 10 = o ~i v a%d;. m ~~ w 1 _ °~ ~ ~ / aiT ~ppA ~. ~ y' ~ .D ~. ~ ~ t'I J ¢n tm~ ~? alF 7 A ` ~` \ pm v .~ d nr y~ (p T J 1 i~ yy %f ~ /)! n )~m ~i ~~ Z O ~ ~.e ~' C/17~ ,~ , ~~1 ~ i rh ~., a ~ ~ ~~ j ~~ , ~ ~' ~ F -~ -~ '~ ' >~ ~ t ~ ~ is o z ~ ~ ~'1> ~ ~~~ " ,~ ~ ~ ~ '~ ~, . ~ ~ ~ ~_ ~' r Y \\1 ~ ~ # ~~ D.' ~ ~~~ - I ~i~ YY~ ov ° ~ f ~,°~ " &"~' o m mf ,. ,. '~ ~~ ~; ~ ,, ~ . .~ ~3 jjJ ; ~H m ~ >« ~. / r oy SON n d i ~_. ~ ~.ar ^ ~ r R ; ,M1 ki' ~ ~~ ~ ~ ~ ~'~ ''~ , ~, ~~ ~ ~- fie: _~ ~ _ ~ ~_ .` ~tJ ~~ m a4 ;: ~ C-~ ~ ~~__ y r _. .rT~_" '_. ., t 1~ rn ~ ar+- ~. . R"` '~ ~ - _~ ~ yp. I'Tl ,~ rn ~~ T 6 / ~ ,~ C C~J- n W W ~ ~ /r (nm1., V, DO C wo ~ ~ m m 3 0 ~ 9 ~ O ~~~ rn mo ~-N ~- _ i ~ r r ~: ^~ ~ Z q I _ o° ~ _ m N ~ VA ~r^~ ll~ I az T ~~m~f~7 oo ~ ~ _ S ~ a N ° - ~ f~ a o - !pA SN ~q S ~Ta ~~ ` ~ ~ ~ ~~,,:': ~, ~ ~~ yek ~ ~ M I ~s b~ ~" ~ i s ~~` { ~i ~ , ~ ~ , a t ~ +,~1- ~~ ~: ~ ~ ~ - d •~ { ~~. + ~ + 1 IOY /~ , aamq 1111!33 OO yD (.~ ' ] ~ ^' AD f~ i ~ n cn D~ VO ~N_ DT ~ ~I vm ~x (~ I N O r m D L A D -i y vmx D,Jp ~ z Ta ^~Z, ~Tm n mp 9 tl TT ~rl ~ C ~ 7 _ y. T m rr N_~.. . o ~" . 1"1'111111 a ov gg 1~1 D " F , I { j (~^ . °~ a~ z ?I om-~^ 0 I^ c L C ~. ~ m ~A " ~, ~- NZ ? G Z ~~ .~ ~ O ~ r r T. Zr j L ~ ~ o T. L c o z- '~'A " ' 'I ~ jo r,z Lo p C s I~ ~ = m O L C ~ m ~ L1pl~~ Za. Z z ~ z'-^ ~or~" o~ n ~,n S:y miu~ /m~ ',A Uo ~:Imj m-. n Z I~ n, - ~ ~ ~ ~? S G ~m ~~~ . Z ,a ~ o m /Z1 ~~ mm Z m ~ ~ m m 1D1 ~ 1 Q(n 1~ D.i~@ 0~q z -q q '~'I<!> zc A c °~ti~ y2: (~ v~ 0 r ~ 0 m o ~ r-1., , r. y ~Ij A.° 0 ~nl m~ 0 ', ~; D ` ~ Y m D rn z vaa m S - ;~ oo~~ Z N ~'O - m r,~ 5 0 ~ y ~ ~°~ ~ 0 ~O 9 ~ - i ~/ ~ - Z Z = 3 g 9a I '^" yT ~ "'°~' , 0 ,z _ n c ' UU r- q q ~ o ~ nG'i ~ Z ~D D i Z O ~ O m s < D~ ~Or ~ . a :. J , ~ ~ ~ C ~ a 'p ~A° ~,~ ~o'rz ~ ~I~ D Ao v ~ D m z z 'T c ~z__ r vi r _ °~ '3 ~~ ~ o 3 ~ n _~~ z .ul ~ ~ ` O na ~~ nzy~ _ ~~ N o ~ N N ~ ~ r_, .. O ~ S+ O Y OOi ~1` L 0 0 `'- ~ K n N o N .n 'J Ui A~ O °j V O /~ ~ 2~~'x ~~~tilx N J ~ U° r NN -I AT VI Tl µ D VI 1, D U l > 'i ~ 1, 11 D D U1 T - (.1 N-~ W - J m N~ 'n ~ Y Y n r \! y ~ 1-; f ~ ~ 1,1 ~ o rn ~ ~, , ~, m ~, -1 ~ ~, m ~1 ~~ N ur ~, „ v m r- U. ~~ 1 rr N . - ~ ~- 0 i r O A _~ O Z 3 A N O Z A -~ m V1 0 O o C O i ,~ C _pm m D~ Z~ ~ m O z c m Z m 0 0 n m r -v T 0 O ;f7 Z D ~C VJ D ^Z J A <~ Z `m ~/ nW a~ r -n A O~ Z D ~o N ~y A ~~ A ~O A 0 D x ~o 0 A 0 0 N O -~ z ~ ~ ~~OD Zy~p r'Zmou CCCo 3~~or~ m 0 ~DDNn o~~omm ~°am~n~ ~irn~°n~°noD 4 C ~z~m om~ m n~~ ~c~ m r 11 11 ~-111 Coq ~ ~~ ~ ~ ~~ ~ ~ ~~ ~~ ~ ~ ~ ~~ ~~~ ~ ~ ~ ~ ~ ~ '4 ~ 4 4 4 4 4 a ~~ R RRRR g N O a z A m 1 c -~ m N O ~ o O O ~ °c Z Np TT Z D i 'n m O C Z m n n m. O T O 0 Z D /C V 1 Z n -~ <r Z m r T M o~ A Z D . N ~y A ~~ w 0 C o rn o ~ rn o ~ 3 n O Z n Z rn n Sn n> T ~~A~ r` AOww ~Zm~ ccco W~WA C 3330 O J D D ~ N D -l r~ m O O O O ~ m ~ V A'AN ~ O N N ~ 1 ao `'~. C.~o wO m ~ T H ~ A T 0 O a x ~O N 0 A v ~D 3 3• R~~. R~ ~~ bb aa 4 ~q ~ ~ ~~ ~ ~~ ~~ ~~ R ~ ~ ~yyyq y~ NOS ^ Nfri .n D ~~ ND A ~ ~tltZ ypN~ ~• ~~ 2 nZ A ~~ • C k g € a~ ~~~ R9 ~RX ~q~ Ry}' R~$ ~~ J/ _.1`ti ~~ ~ _ ~~ ~~ ~~ A ~~ ~ t ' ~~ - '~ ~~ ~ a a i o o I ~ ~ ~~ I a '~ . ~ / R ~ 'S I ~ ~ -'---......~-- --`- -- ~' 4 8'p ~ ~~ ~ ~ ~R ~~ ~ j ~ ~ ~ - -- - /~ II ~ ~ ~ ~ ~ - a -__ .- ___ N ~I ~ ' ~ ~ ~~~~ A ~ ~~ z ~ r / ~ ~ RS~ RE ~' '~ P ~ / I I~ ~~ r i'~ U --..._ ~~ ~ ~ ~ ~~ . rt - ~f ~~eFe' ~~9 ~~ q> ~~ ~~a ~~`F \ O~a 2 I ~~ ~ ~~ -< t~ yT ~~ I~ c~ _~ l O n S i i~~ ,Lila ~~g~~IIII~(III , o m 1!III (II ~11II iI Iili) III m = O m m .> N ~ n Dr, t i ~ i 1 1 1 l i t 1. ~ ~ R i f f a ~ Z g ~#~~ ~~~ ~~~~~~~§~~~ N I m ~ ~~ ~ ~ m z N ; ~ n Z N ~ C,) ~i. ~t - ~~ ~ ~ ~ ~ $ ~ ~ ICI i J G . ~: C ~7 i r N ~ ~ $ ~ w. ~ I gS t ~~ ui ~ o ~ ~ <. ~~ v. a n ®®m#1l•il-•n9•~a80b$[gm®®OOp~ ~ i~ C:7 u ~ _ v ~~~ i i.i ~ i ~ t i t ~~~ t i F i t t qgq ~ t A A O ; ,^y5 9 ~ g °c_ ~ ~ 3 F rl> J O Z .i m ~, m C A C Z~ m ~~ e nW a~ r m ~~ A Z ti D N T A -~ m r 0 611 0 a X 1D O A tD ~ ~ Q O O = c D~ Z y T m Z C Z "' n n O n D r_ T 70 Z ~IIFTai z iN m~ a m~^g m NZy n / ;~m0 S::s" o ~o Nn s^~ A ~3~mo S T ~~oSi~ ~ 1 ~~1 i x rn ~~~Amm Z ~~~ Spg; O ~QO N pa rn rn JO 1 C V`UI „~ / m ` F ~ Z n C rn V rn ~_ -~ n O T z~0 _n 00 w .~ ~m~ ~~A r aa~o ooopm -+NNN~ C ~~a~ m ~~mGn-1 f~: . ~. ~~ 1 ~. ~_ .- ~_ ,: ., ~ :; L.~~ I ~ ps toI aawm ~v " '~ 0 r' Y; 9m O O ~~~~ D309 m~ f ~~ ~~~i, a~ ~~nc_~~. v%~ 0 m-+ Uv~^ v o= ao Q 9 C W N -~ pa~5 a . Z Z. z p ~ „5 ~$~ $m ^a°om oom ~ ~-~z m a a a v o_ i w ; m m ~ D Z ~ O ~ o ~ ~o..~Z a~ ism ~~ 3m ~ § m'p Z . < -~ O m y ~ I 9 5 ~ m ~~ o~ mg ~g ~ m 0 6 yr ~ N K a 3 Z~ C D ~ a o ~ ~ 1 m ~z " c =' °- m a "' z m In _ = a Z _ r b N R's mF~ ~~nN of n A n1- ~ q ~ ~ m ~ ~T 0 ~ pa N ~ wa ~ ac i Ai~~ o 0 0 g ~ O O ~o~ \ 2? ~~. _ 0 o /~ D ~f1 O~fl/1 01 c o~ ~~ ~~ o~ ~~ ~ ~ ~~ ~ ~ ~~ ~ ~ m o. ~. • F O~ ~ ~ ~~ '~.f~~i O~ Jm rC AZO Xm ~ DA S g n ~ 1~1 j j g- p z ~ 0~ c A p z tl~-1 D I.Ib A ~O z O A : -~q ^~ '~; ~ ~ m ~ - a so ~ x p ~ o~ ~ m ~ m ~ . ~ m 1., N N u ,• ~.. o ~ ~ °c A 0 m a ~ i i. 1 iv 0 O Ipi1 9 p 1 ~ f ~1 I I 1 ~ W V m 0 A N ~ O N I m v C m A 0 Z D ~ ~~ i~ ~.,. ~ ~ m n D r 0 A Z D O p ~ N c o = (~ y 70 -I ~ r T cn A w r- z ~ _ ~ cn T m II O Z m ~j O__ (~ S rn n O ~ rn r_ T O Z D C c.n Z n i^ A z m in ~D T O A '~,z D ^ ~~ o N m r u A N ~' T 0 A O A X .P N ~O O~ a A t T n n O C Ao Z °' C /) W n ~ m ~ . ~"~ NV1N ~~°o 330 ~ ~ w D~N rn N ~ N m O~N~m boo,; ~ r ~ ~~,~~ ~ `~1 n n D r m J W -I ~ 1 (n i~ rn O O Z n ~- ~n r W W ~ T O O =z m r m Y O -U N w u~E -r- Dt~-'Xra~mp -IA~O-~i~ C1~~XcnD ~Nv~N-n Dt~t m .~~3 Dr. p prp~ gyp, m z~ 0 ~ _ 3~_~~~ y.W"f/i."..` } !rGA7C ~,E is ~ 'n.S?Ct ff "~i7 a ~ ~_ i .~ .,y a i X. _ h w ~ 1 r ~&< ~~s'4 ~ is ~~ ~r r~ ~~ ~ip ZN O~ Xm!-~D rnrn ~z ~~ ~~ ~m n p• pX r~-Dp ~ N~ '~N o ~ z -~n ro 0 ~' - ~" ~ 3~_~~~ ~- 1 _ I~ 1 ~m d~ 7C 1 ~1- V r zN XN 00 p ~ r tyt p ~ p ~ N NC ~ ~ ~m rp O N O D z A c -~ m 0 . ~ ~ o Q C °c = c ITI a .o Z y ~L T~ m O D m z n - m n O ~ rn T r -v ~ O ~ _. Z _..I D _ C in ~ - Z n A <~ z~ m ~~ r .~ o~ A Z .~ ~r N ~y A ~~ ^ m r m A ~D T N rn o A ~~ py O ~ n~ (f) ~_ ~t co W ~~ n ~+ 3 0 ~°~ x `° ~Nr T m V A ON~m/ ~o ww.~`~ • p p m N ~V10W O A ~~ V ~' ®x ^~I ~Z ~~' s ~~ a I ~~~ ~~~g ~~~~~ ~~ ~~ R~ k~~ N W { ~~,~ g F, ~ In Si ~ z ~•-m• ~~~g ~~~~ ~~~ ~~~ ~~ ~~ .~ Ilr W m m 4449M Z n m D m IQl7I, M ~f • 4+f ~~~°~qq115 OP r~ ~~ ~~ p~p lil n m ^Z^ lJ m z m ^iR z t„~f m '-q ~e 4 ~~ ~ ~g ~~ D W ',,-•-mt"1~ t .fit ,~, ~~J ~~ ~^ b~.~~t F ` ~g~ ~, ~.. ~.~~~ g4 ~S ~'~''' ~, ~ €oQ {S~ £~ 's~4 t !° '`~ ~~< ~~,.~ P s•-m. .~ -~ n 6.".! F ~! ~~ ~5 0 F t -v, -~'•_m~- ~~~ n III _~ '--~ m rn n O D D 0 s., ~ €k , _ Z `~ -~-I ~ y ~4 ~~ _ m r o D ~~ ""~ ^~ ~ o o _~ s _,r `` j ; ~~ ~- ji ~1~ ~~ I 6 y i 1- ~i { B ...._ _." ,.. .. I~ ~ ~ ~i F :~, ' `` Y-. e ~ d ~ o ~ t~ ~~ ~a O O OCR O ,• ~ ;f~ ~ t ®(~®~ o ifiai jj ~~~.. ~t r ,~ ~~ ', i~ :- ~ x ~m ~ ~ b "`m s~ Qz n n oy z o mA O D ~; m '^- a$ y z m ~ xl o ~ v z w ---, W j ~° ~~ ~. ~~~ ~~ A 4 ~; r $t s ~`~ ~~ ;~ _, ~~ ~~, ins T ~~ 1J R / t ~' ~l ~i k r R N ~~:~ ~~ ~I y q4 ~ ~~ ~~~ i t c ro o w~ rr v n~ i z y ,,,, m ti m M N~ ~ X1 o ~~! o ~'•m~!rn ~ Q y xm xr x ~ 2N U! i~ ~ x ~ x o. m ~ V ! nl Q n NL V;A ~.~ , .v O~i•OOO O O ~, ~ ~ L ~ ° z z L ., ,~ 2 2 ~ _< c m r h' r m ~ ° n o v w v ~ o N c N 0 Z A O ~ o Q o C o = T y~ rn D q ~}- Z q 1 D ~ O n^ n rT1 O rn T O 7J Z D C C,/) (Z I A~ ,~ Z~ m ;W ~_~ T C~ Z D ~~ N ~y ..- ,. -.-- O w N rn ~., 0 x A C m TrnJ n ~ °~~ m Z~~ r °T~ m ~ ~ ~ 7 ~ 3 T _ D D yyy~ ~_ rrr~n N r O ocoo°m~ V A N ~~ m - ~ h N ~ 0o `C Woll O~ V VOi P J O N r ~~~ '~~~,N~ i~i~ m cDn m r m D ~_ Z, gig fi ti 3 1. - - ---- cJrnn ~~ ~~ rn r ~' < ~ _ .~ O ~. Z ~~ c ~~ ~ ~ e 5~ n~ ~drl"~ I : ~If I _ 3 0 5 3i ~! ~~~ - ~ ~~~~_ ~~ i ;_ ~.~. ._ ~ ~ ~~ Q~z ncn ~~ on $° ^-on~a o2 o^ g r m a nnnn'n oD ~ -~ -~ w ~„ w --° ° ~~ ~V ~~ ~~ ~+ n ° ~ a ~ a c _ a ~ ~D ~- ~ O _ = p G in ~ 2 ~ d `u a~ ~ c a~ v o a V I ~ f a s rn r r-- 1 3 D a O ~ ' ~~ ti ~~ e' '1 ~ _~ _~ _~, 9 ti. 3~ i z 0 4~ ~j _ rn ~~ ri y ? ~ i~, ~ Z ~I~ x a 3 I ~~~ i~i } 4r I s ~l ~~ ~~ ~+6 a ~ _gy~ tl a ~l ~~ a # _____J ~, y 1 f_7 ~ Iml ---~~~ ~~ ~ I '~g ~~ #~_ iTi -~v: z a~: ~ ., ~~I' ",m ~+ 9f ~ i 4 b~ ~.,~~~ ~~ ~.r C ~. l" -{T~ ~ ~ e "x ~'- f ,~ ~4 1 ^ ~la y ~ 3 4 K ~ Y T ~~ r > V ~1 ~~ 1 3 i 4 E a x 4~°~x~~s~~.~ Planning Commission O A c A~ Staff Repot '~LIFOR~1 DATE: August 7, 2008 TO: Planning Commission SUBJECT: Anchor Drugs -Review alternative methods for changeable copy and refinements to the proposed signs related to the conversion of an existing office building into a mix of retail and medical office uses at 161 S. Spruce Ave. in the Planned Commercial (P-C-L) Zone District, in accordance with SSFMC 20.24, 20.76, 20.82 and 20.85. Owner: Richard & Jennifer Jajeh Applicant: John Muffareh Case Nos.: PCA08-0003: P07-0114, DR07-0071, SIGNS07-0049, VAR07-0006 RECOMMENDATION: It is recommended that the Planning Commission accept this report as fulfillment of the Condition of Approval to submit alternative methods for display of changeable copy and approve the refinements to the sign program. BACKGROUND/DISCUSSION: On December 6, 2007 the Planning Commission approved and application to establish an "Anchor Drugs"-branded pharmacy with associated retail and offices mixed with medical offices within the existing building at 161 South Spruce Avenue. Changeable Copy Options The applicant's proposal included the installation of two wall signs and one monument sign. The monument sign included LCD display units proposed to accommodate community service announcements. The Planning Commission approved the signs but required that the applicant "submit sign plans that depict alternative methods for display of changeable copy for review and approval by the Planning Commission prior to issuance of a Building Permit". The applicant has extensively researched alternative display methods and has learned that the LCD units actually only have about a 20-foot maximum distance for optimum viewing, so they would not be effective for communicating to passers-by. In addition, they are used to view higher-quality graphics. LED units, which can be designed for either video or message display, have a greater range of viewing distances. The applicant learned that LED units can be viewed from 45 feet to 120 feet, depending on pixel size. For example, 22 pixels could be viewed at Staff Report To: Planning Commission Subject: Anchor Drugs 161 South Spruce Ave. August 7, 2008 Page 2 of 2 about 40 feet and 34 pixels could be viewed at a distance of about 60 feet. In addition, the LED monochrome type signs tend to produce copy which is somewhat grainy and rough. The material submitted by the applicant includes a more detailed analysis and examples. The applicant has revised the monument sign proposal to include two 6'- 4" wide by 4' tall LED full color electronic display units, one for each side. The display would have 20 pixels and multi-color graphic capability. As required, the copy would be limited to community service announcements and would not include any corporate graphics or advertising. Staff supports the change to the 20 pixel multi-graphic LED system as the most legible and appropriate type of changeable copy system for this sign. Refinements to Sign Lettering In addition to this change to the electronics in the monument sign, the applicant has also worked to further refine the company logo and corporate imagery. In that regard, the design of the lettering on the wall and monument sign has slightly changed. The new design incorporates a less blocky and more sophisticated font style which relates well to the architectural design of the remodeled building and the new monument sign. Anew corporate logo is being developed which will be incorporated into the signage to help establish the business identity. These minor revisions, which are reflected on the plans attached to this report, are an improvement and enhance the visual character of the overall proposal. ~) Maureen Morton, Contract Planner ATTACHMENTS: Conditions of Approval, December 6, 2007 Applicant's letter dated July 13, 2008 Sign plans, as approved and as refined CONDITIONS OF APPROVAL P07-0114: SIGNS07-0049, VAR07-0006 & DR07-0071 Anchor Drugs 161 S Spruce Ave (As approved by the Planning Commission on December 6, 2007) 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 P07-0114, prepared by John F. Mufarreh and dated December 6, 2007, except as otherwise modified herein. 3. Signs shall be limited to those depicted on the plans referenced in Condition No. 2 above. No additional flags, banners, pennants, freestanding signs, etc. shall be permitted without prior approval of an appropriate sign permit issued by the City. 4. The business management shall ensure the site and perimeter properties remain free of litter generated by patrons and tenants of this building. Hours of operation shall be limited to 7:00 AM to 9 PM daily. 6. The applicant shall take all necessary measures to prevent noise, light, glare, or other objectionable elements from adversely affecting the surrounding area beyond acceptable limits. 7. No signage, including the electronic changeable copy sign, shall include advertising copy. Messages displayed on the electronic sign are limited to health related public service announcements and may not advertise the availability of goods or services for sale. 8. The applicant shall submit sign plans that depict alternative methods for display of changeable copy for review and approval by the Planning Commission prior to issuance of a Building Permit for the monument sign. 9. The Landscape Plan, prepared by Kikuchi & Associates and dated October 23, 2007 shall be revised to show the proposed benches in a location consistent with the proposed site plan prior to submission of plans for a Building Permit. 10. The use shall be subject to a 6-month review period, during which time the City will monitor the use. If any problems are detected or complaints are received, the Planning Commission reserves the right to modify the use permit as deemed necessary. (Planning Division: Chadrick Smalley, Associate Planner, (650) 877-8353, Fax (650) 829-6639) Conditions of Approval Page 2 of 7 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 acid Industrial Developments", contained in our "Standard Development Conditions for Subdivisions and Private Developments" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division at no cost. 2. SPECIAL CONDITIONS a) The owner shall, at his/her expense, repair any broken sidewalk, curb and gutter fronting the property. b) The owner shall install a City Standard sewer cleanout, so that the building sewer lateral can be properly cleaned. All work shall be accomplished at the applicant's cost. c) Any new/remodeled signs shall be placed out of the City's right-of--way or any public utilities easements. d) Any work performed in the City's right-of--way shall require an encroachment from the Engineering Division. The owner shall apply and pay all fees and deposits for the encroachment permit. (Engineering Division: Sam Bautista, Senior Civil Engineer (650) 829-6652) C. Police Department requirements shall be as follows: Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Building Security A. Doors 1. The j amb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 16001bs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. Conditions of Approval Page 3 of 7 2. Glass doors shall be secured with a deadbolt locks with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. 3. 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. 4. 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. 5. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazingz or the equivalent, if double-cylinder deadbolt locks are not installed. 6. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should beinstalled onpanic-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. 7. 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. 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. B. Windows Louvered windows shall not be used as they pose a significant security problem. 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or asingle-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used,there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. ZS/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval Page 4 of 7 2. 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. 3. Secondary locking devices are recommended on all accessible windows that open. C. Roof Openings 1. All glass skylights on the roof of any building shall be provided with: a) Rated burglary-resistant glass or glass-like acrylic material.2 or: or: b) 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. c) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. 2. All hatchway openings on the roof of any building shall be secured as follows: a) 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. b) 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. c) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. 3. 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: a) 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: b) A steel grill of at least 1/8" material or two inch mesh and securely fastened and c) 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. D. Lighting 1. 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 Conditions of Approval Page 5 of 7 on or about the premises and provide adequate illumination for persons exiting the building. 2. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. 3. 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. E. Numbering of Buildings 1. 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. 2. 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. F. Alarms 1. 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. G. Traffic, Parking, and Site Plan 1. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. H. 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. Conditions of Approval Page 6 of 7 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 of TL-15. (Police Department: Sgt. Jon J. Kailas (650) 877-8927) D. Water Quality Control Department Requirements shall be as follows Trash handling area must be shown on plans and must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. Show connection of trash enclosure drain to sanitary sewer. 2. Applicant may be required to pay an additional connection fee. Please provide Environmental Compliance Coordinator with the existing and proposed number of sewer fixture units or estimated water use. Contact Cassie Prudhel at 650-829-3840. 3. Amalgam separators will be required for any dental offices located at the site. (Water Quality Control Department: Cassie Prudhel, Technical Services Supervisor (650) 829- 3840) E. Fire Department Requirements shall be as follows 1) Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2) Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3) Install exterior listed horn/strobe alarm device. 4) Elevator if provided shall not contain shunt-trips. 5) Elevator to meet emergency medical requirements as to size. 6) All Non parking space curbs to be painted red to local Fire Code Specifications 7) All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 8) Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. Conditions of Approval Page 7 of 7 9) Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code), State and Federal Codes Local Fire Code and vehicle specifications and templates available at http://www. ssf.net/depts/fire/prevention/fire~ermits. asp (Fire Department: David Scardigli (650) 829-6645) ANCHOR DRUGS PHARMACY 481 Grand Ave., SSF, CA 94080 (650) 827-7105 Maureen Morton South San Francisco Planning Department South San Francisco, CA 94083 July 13, 2008 Re: Monument Sign Electronic Display and Building Signage Report for 161 South Spruce, Anchor Drugs. Mrs. Morton, I am writing you in regards to the Planning Commission's request for additional information regarding the electronic sign (changeable copy) located at the new monument sign at the front of the property along South Spruce. The monument sign as presented and approved by the planning commission will have an electronic display area designated for community service and informational announcements. The target audience is to pedestrian and vehicular traffic traveling up and down South Spruce. Our goal is to provide additional awareness in order to assist with patient turnout for planned events held by Anchor Drugs and Vendor held events. Refer exhibit `D' attached, rendering of the monument sign. There are many different types of electronic signs on the market today. In order to determine which sign type is suitable for our particular location we must evaluate the following: • Is your sign primarily used for graphics or changeable text? • Is multi color capability a necessity? • What are your minimum viewing distance requirements? • Is a display for large venue (stadium) or highway required? • Do you need video capability? • Image quality? Clarity of the image and text. • Size limitations. Answering yes to a number of the questions above will put you into a category of an LED or LCD. LCD type signs are used to view video and high quality graphics at close range 6 to 10 feet and require multiple screens. This type of sign is not what we are looking for because our graphic needs are minimal and our viewing distance is much farther away. LED monochrome type signs are used to display one or two colors max and are just used for changeable copy. The image quality (text clarity) is very grainy and rough. Viewing distance is from 60 feet min to 100 feet max. Pixel spacing is about 30 to 34mm. After an extensive review of our sign type with a member of the technical staff at Daktronics we came up with the recommended solution for our sign type. Recommendation is the Galaxy 200, full color electronic message center with a pixel spacing of 20mm minimum. Anchor Drugs Design Requirements: • Minimum viewing distance of 40 feet to 100 feet. • Multi color capability to be used for varying copy displays. • Quality print (text quality) • Cost • Size limitation of the sign. The minimum viewing distance best for our location is about 40'-0" because our target audience is someone approaching the sign via a bus or a personal vehicle. Anyone sitting around the sign or within 40'-0" will have trouble reading the copy. The print quality and minimum view distance is dictated by the Pixel spacing. The more pixels' you have in one square foot the better the image. Since one of our goals is to have a clear image that does not appear too grainy we wish to use the 20mm pixel spacing. This will give use a high resolution image and the closest minimum viewing distance on the market. If we were to use a pixel spacing of 30 to 34mm we would have to settle for a grainy image and a minimum viewing distance of 60 feet. We wish to use afull-color electronic message board in order to have flexibility with color copy only. It does not mean we will use the color capability to its fullest extent but it is nice to have the flexibility since the installation and costs differences are minimal. Our size limitations will limit the type of sign we can use. The Galaxy 200 is best suited for our sign size and viewing distance. Exhibit Explanations: • Exhibit 'A' is a full color electronic messaging center with 20mm pixel spacing. The size and shape of the image is similar to the electronic image in the proposed monument sign for Anchor Drugs Pharmacy. The only difference is that we will not have images such as the one shown in exhibit A. • Exhibit `B' is a much larger display (15'-5"h x 23'-2"w) used for freeway and shopping center venues. It is a full color display with 23mm pixel spacing. The Prostar model is a high resolution display which will allow for a great graphic presentation to be viewed from a fare. Exhibit 'C' is a LED monochrome style message display. The sign is limited to 1 to 3 colors max. It is strictly used for message displays only. The background is black with the messaging appearing in one or two colors. These message boards images tend to be grainy (30 to 34mm pixel spacing) if the right pixel size is not used. The best image quality is a pixel spacing of 20mm. Exhibit `D' is the proposed monument sign for Anchor Drugs Pharmacy. It identifies the copy and the electronic image location. The only difference is with the proposed area of the electronic image. The display will run from side to side because of the manufacturers requirements regarding image proportion. The attached elevations of the initial and proposed building signage copy. Please look at the changes and I think you will be pleased with the changes. The signage will be on all of the current and future locations. My goal is not to confuse you with the technical information identified above. I just wanted to show you the limitations of the sign types we have to choose from. The technology limitations really dictate the type of sign we can use. Anchor Drugs Pharmacy is going through a restructuring. The sons of Paul and Mona have assumed more operating control of the business and are looking to improve identify and image of the store. Richard and Raymond have hired a logo and copy designer to help them improve this facet of the company. Attached you will find two sets of a-evations; one is the building elevations submitted with our initial review, the second attachment is the revised design that indicates revised copy (text) and a space for a company logo. The logo is currently under development. The logo image will represent all facets of the company and will be used on all paper ad's and TV advertisements. The logo will give the company the brand identity it currently is lacking. We will forward the logo to you for review once the image has been completed. Anchor Drugs Pharmacy is moving to broaden its market demographics, store locations and is using the project at South Spruce as the flag ship to establish its brand identity and concept for all future developments. Anchor Drugs Pharmacy is proud to have South San Francisco as its base and will be using that long standing business relationship in our future advertisement and promotional brochures. Thank you for your time. I look forward to hear from you regarding this matter. You can contact me at 650-619-9950 if you wish to have further discussions regarding this matter. y ,. Jo Mufar eh, RA, N AR chor Drugs Pharmacy i u~~. 1 v1 1 home Contact Us ~= `.~, Fir,'?. ~4~ ...._ - ;(E ; Highlands West Dental Shoreline, WA, United States Product Line: Outdoor Message Center (non-video) Model: 48 x 80 matrix 20 mm RGB 3400 Series Description: Galaxy®LED Display Full-Color Electronic Message Center Matrix: 48 x 80 Center-to-Center Pixel Spacing. 20 mm (.78") Dimensions: 3'8" x 5'9" (1.12 m x 1.75 m) Description' 2-sided outdoor display Control Software. Venus® 1500 CLOSE WINDOW 201 Da,~ctronics Drive PO Box 5126 Brookings, SD USA 570065128 ter 800.8435843 1605-697-4000 fax'. 605697-4700 sales@tlakironKS com Sitemap I Copyright Notice I Privacy Notice I Webmaster http://www.daktronics.com/photo_detail.cfm?cc=CC-06318 6/11 /2008 LUi\~i Vl11liJ ...~~,,, ~/, A rake i of t ~I~, V61,~ (, ~" ~ r Taylor Cadillac Toledo, OH, United States Product Line: Outdoor Video Display Model: PS-23m-192x256 Description: ProStar® LED Display Full-Color Electronic Message Center Matrix 192 x 256 Center-to-Center Pixel Spacing. 23 mm (0.90") Dimensions: 15'5" x 23'2" (4.70 m x 6.16 m) Description: 2-sided outdoor display Controller: Venus® 7000 PS-23m-192x256 CLOSE WINDOW 201 Dahtronics Dnve PO Box 5128 Brookings, SD USA 570065128 tel 8068435643 1605-697-4000 1 faz 605697-4700 I sales@oaktronics com SuemaP I Copyright Notice I Privacy Notice I Webmasler Homa Contact Us http://www.daktronics.com/photo_detail.cfm?cc=0006610 6/11/2008 TAYLOR LUl~ll Vlll ~.J i HIV IVJ St. Paul's Lutheran Church Oklahoma City, OK, United States Product Line: Outdoor Message Center (non-video) Model: AF-3400-32x128-20-R-2V Description: Galaxy LED Display Monochrome Red Electronic Message Center Matrix. 32x128 Center-to-Center Pixel Spacing. 20 mm (.78") Dimensions' 2'8" x B'10" (81 mx2.69m) Oescriptlon: 2-sided outdoor display Control Software: Venus® 1500 CLOSE WINDOW 201 Daktronics Drive PO Box 5128 Brookings, SD USA 570065126 tef 600-6435643 1605-697-4000 I faz. 605697-4700 sales@tlaktronks com Sitemap I Copyright Notice I Privacy Notice I VJebmaster ~/~ I- Q~G 1 U1 1 home Contact Us http://www.daktronics.com/photo_detail.cfm?cc=0005927 6/11 /2008 :. ~ ~ ~~ ~ ~ ~'" ~.~ `.~K'~ae ~~k a _ ~ yth1;~ e ~{ tyy~~~r~ v~ r F t i s ~`: ~ r y ~,~ , '~. <, ~ ~ r 4 .. ~ ~ r~ 5 i, r i ~+t' ~~~" a~ ~ ~~•~ ~~~1 u~~..b. ~ ~:.,~. f~ ~ _ ~ it L' ~ - r~i .~Jjf~A'~ ~t ~ r~ a; y~"~ t;, i ~~ 1 ,)i, X11 rr ~ r~,~ ~ . ~`~ 3 i, , r; Y ," 1 ~' 3 ~C; -.. ~ +` • ~f r ` 'ate i „. ~. . . n .-. ~. . ,, ' ~' ,^ ~#i ~' ! . ~ `~ i , ~t ~ ' ~" lz ~.. ~ q-~ ~ ,, ~ ' ! T~ , ~ ~ ~, Ci ~`~u" • '`' ~ ~ r ',~~~' 4 ~ F \\ ~ r' r. t f ' ~~1') ~ ..f - r ~~ ~~ -f h~~~ ~. ~ _ T .~- i .f, kr.. _...... .. ~` ... ... ». .lr_ . ,~ ' _ _ ;~ ~~ e y f t..~ , i; . 4 ~, A ~ ~ r~ . ~ r. ,~ d t _-~a 2 ~i i' ~' ~~ { +- ' , k: f 1 ~\ Y'~ \ ~ 1' i-~ ~ , ~ , p • '1, ~ ~ j ~ F~ a . . ~ t` IT ~ ~`~ 5.~ ~ . ~ ~ _, ~ 1 1= ~~ 1 4 t ;'~ 1~N 5 ~ ~ 1 f ~,. t , t .,~ ~ ~ ~ .",fit ~`~ ~~ .1 ,~~ 1 i l ~ ' ~ A ~- i~~ l y ~; ~~ ~ f ~t~ tl ~ ,:; ~~ , ;, ., ~I .. 1 nmm~I my 0 0 ~ ^' S Zp ~t Vii=~C o TI ~"7. ~caiaX n~ O? m~ o Z C ~~ N~ I ~ z~ b n "~ O G~ nna vin ~r4n ~o ao ~"n c,,Z~~~o a~o~m~ o z om~TVi o= on ~g 0 ao ~z Fa zC 0 ~ ~ m N z m ~~ x~ ~i ~ ~ _ _ .1 i. ~. 'b, _ cn~mr m--i~ ~ ~ z X p ~Z{ O D fmm1T S.p Zp ~'ipZG7 r~*rno~in Z-Di~~o m ~ ~ n m = ~ m zoz~~~z ~ o z ~ z N N ~ ~ ~ _ D Z ~ m ~ ~ ~ '~ z z ~ Z --a n z -Dn ~ a Z p ~' ~ ~ Z O p ~ ~ O m [rnilnZ~ D m ~ r ~~ ['1 W O ~ O Z N a~~' ~n ~a~z ~~~+ ° ° om m c~c-1 in zF~s ~'OCZ m z ~A ~ Z~ m ~ mo z zc~i om >°a n -c ~ ~ z yi z ~ r~ i~~~ o~ ~ I m~z / ~ KI ~ D D ~ rn o rn ~~~ a~ ~ ~ ~ Q (~ ~ ~~D~ N ~ ~ ~ N ~ O O 0 ;-~r to ~ D ~ I~~~ ,zn- ,~rn , m ~~ r n D r-D '°m {{z ~rn o< n D D ~ -i O OZ Z D °mFmF~~~°~~5 rmFs~~°~vr'is N ~m~ mzm~~^v ~m~°-m zmA v mm ego o`-~;~g~ ~r`+~z or ~'LAZm zny nr`Ra m~~y~ c ~ma m~~a~~r a ppaofm--~rQr--iva ~ pp~'z ~Q,vs-~"-~ OD ZG=amf~1 mryn 2~=0m-m-y-~ mmrn r~i. v m ~ ~ =N ~ ~ &° ~ = N v~ ~a~ ~a~ om ~~Cpr'~ sAr r'} N G' 1- N G 7~ vK _ 2 -J ~ S v~g vim= o N `~ K ~ lt1 $yyQ v Z g ~ ~ ~ a a n •~ i 0 Erna R1 ~~ ~ ~ D~~ ~ cQ~ ~ ~ ~~D~ ~~ ~~ N ~ O ~ O ~ 00 0 rn _~~ a ~r r O I i~~'?r~, ~ ~ ~ m,~z 'gym ~ ~ n ~ o ~ G ~ 'r m Or :nm D ~ ~ ~ Q izz D <:~ ~~~s u ! ~, c; ~$o ~i 0 N x c N ~ ~ ' m rmn ° O c CmL+° z n 0 m 0 ;~ ~ V7 ,z~z ~- G) ;um ~ITi U) .Z (~~) ~~~ ;,gym Lr m D i Q Z ~ D ~~~ m 3' C~ I~ z~= ~~~ g" S ~ ~' = a~ m~ Nxy ~ o~ ` y~ a~ ~ ~ N ~ ~ a ~ m ~ ~ z ~ 3'-6" 3" 9" it'• 2" ml. C f1 -+Vl n_ ~'do O~ mp o <~ m m = 5 ~~ m m ~ ~ poZ a Z :'~x- O' a .ZmJ I ~~ z _ ~orT~n ~~ ~ p~ A Gp r~~m ~Ar n ~~~ ~~~ O I O ~I o N I o v~° ~ ~ _ > n ~ DC O z w ~ m nac~ ~"go o A~Q~ c7m Z ~' v a m a ~ r m m ~ C m ~ yS y ~~~ ~~ ~~~ 9" 9 9" I~1 .TOJ s ~ p p p - s~°z m a m~ z "~~~~ z cz O +'~~~ W ~- 'mpph n ~ 2 m N a -~ ~ ~ O y ° ti m ~.-~. A 0 ~ a F ~ a 0 o °'_ z °. 0 4 nn~ -~°~a m °_r°' ~T m~'y ~ rr ZNUj ZOOO W -p a0(+~i0 '~ bum ~ ~ T~ r a 'min x c a "~ ~ ~ ~m om ~ m ~ ~ m O z z 0 ~y~'~~ " ODAm z v -+ c ~ ~ Fic"~' ~~~ r zp N ~ a C ~ N m(~1' °z m ~ o p = °oc a o~ ~ rj ~~ x c G c'~ z a ~'I' 2'-2" Z^J 10' 0" }IN _Ia I m I~ oZ'n tnWZ U) A~tMTiC z ~ ~„~ S ~ ~ ~~~~~ i v p) I Z ~~ ® ~ W ~~~ ~ o n n ~. ~~ ~ ~ ' ~ ~ ~ ~) y yir r.~rj ". ak r ~ ~~~~ ' .'say ~k 7; 4 , m. ^,,~ 57e ~ 1~ 7~~ ; q;.. y , , `~n" d j '~1~,; , ' , ~: [I. ~ I i 0 m z ~m n ~~ CN~ r ~ a~mW ~~~~ v~~~ r`q's~ ~ v ~D `~N °m ~ "oA~ 2 o_ ~ nx =c z N~ rn o ~ n _~ nm v~ cnaZ z~~ m °~o pz m m ~.~ ° NoIn aln~ ~~N '~t0 -ni z °v z c'~ a '. ~~~ rm,-nN mr~i 'I n o~~ ~o z< A N N A ~ ~ n ~ ~ m r*I a °op o~ po~a~ c~°° z,- A~np A~OyvN~~~~ NZ °~O vc"'oC°-on x~m c~ O ~zo~v~io~Oxr+~i~~z~ zo Zpn p~a~~nrONpn~ ~1 ~n ~~p am~~~r+i N~~ p ~ ~ '<z~o ~rl ~ N" ~ o vzi~ o ~ z~ z ~ rn ~~ c~ ° 0 CITY OF SOUTH SAN FRANCISCO INTEROFFICE MEMORANDUM DATE: August 7, 2008 TO: Planning Commission FROM: Susy Kalkin, Chief Planner SUBJECT: 648 Commercial -Design Follow-up As directed by the Planning Commission and City Council in approval of the Planned Unit Development associated with 648 Commercial, staff has been working with the applicant and the Design Review Board to address the remaining design concerns on the project. The Design Review Board considered the prof ect at its June meeting and had some significant comments and directed the applicant to address those concerns and return for additional review. The applicant subsequently revised the plans and returned to the Board at the July meeting. The Board was very pleased with these changes and recommended approval of the revised design. Notable changes include the removal of all conditioned space from the steel frame area, so that all of the area that encroaches into the required front setback is now exterior balcony space only. Based on the recommendation of the Design Review Board I have found the design consistent with the Design Guidelines and have approved the project. Pursuant to SSFMC Section 20.85.060, the Planning Commission may, by motion, appeal my determination and direct that the matter be scheduled for further consideration at the next Planning Commission meeting. Attached are copies of the most recent plans and the minutes of the July Design Review Board meeting. The Board had the following comments: 1. The Board was concerned that the traffic circulation route within the gr plaza may be confusing. The applicant agreed, and stated they will be inve gating possible surface treatments, bollards, curbing, or other elements more clearly delineate the vehicular circulation route. Boardmembers caut' ed that whatever is done should not detract from the integrity of the plaza t should read as a cohesive space. 2. The applicant indicated that pedestrian bridges may a installed at some point in the future, to provide access from the parking ga ge to the buildings. The Board was not comfortable with leaving this open-e ed, and requested the submittal of architectural illustrations. 3. Boardmember's strongly recommende at no bridge be constructed across the middle of the grand space, as had b n proposed by the applicant. Boardmembers suggested the the applicant loo routing the bridges from the garage to one building to the other rather t n across the plaza. 4. The parking structure des' seems imcomplatible with the building architecture, especially the angular fade treatments. The Board questioned the idea that the positive/negative sp a treatment of the opposite facades would, in fact, be recognizable. Th garage elevations will need to be re-designed and re-submitted. 5. Make sure the ilding design incorporates provisions for irrigation and maintenanc ccess to any proposed planter boxes. The applicant should further explore a essibility to the multi-level planters at building facades for proper mainte ance. Consider incorporating balconies where these planer boxes are bei proposed. 6. T e back buildings need more articulation. Re~iibmittal required. 5. OWNER Javier &Elvira Valencia APPLICANT Javier &Elvira Valencia ADDRESS 648 Commercial Ave. PROJECT NUMBER DR08-0023 & PUD07-0001 PROJECT NAME SFR on Commercial Ave (Case Planner: Gerry Beaudin) DESCRIPTION "Re-Submittal" -Design Review of asingle-family dwelling at 648 Commercial Ave in the Multi-Family Residential Zone (R-3- L) District in accordance with SSFMC Chapter 20.20, 20.84 & 20.85 The unanimous consensus of the Design Review Board is that the revised design is much improved and there are no remaining design issues. The Board had the following comments: 1. As indicated by the applicant, the side entry will be removed from the plans. 2. The front element has been changed to a walkway/balcony. 3. Anew survey has been required by the Building Division to verify the actual location of the building relative to the property and setback lines. Recommend Approval with Conditions. The Board had the following comments: 1. The plans do not reflect a viable single-family home. For xample, they are lacking a living area for the occupants. 2. The proposed project looks like a boarding ho e, in ead of a single family dwelling. 3. Check with the Building Division to deter net Building Code requirement for living area/space. 4. Re-design the floor plan to incorpor e a liv' g area. Consider reducing the number of bedrooms to crea more ' ing area.. 5. The application is missing ph 's and ite plan of the existing dwelling. 6. The north elevation shows differe gable than the site plans and are shown as two different si s. Re se the plans to eliminate the discrepancy. 7. Verify the Floor Are atio AR) calculation. The maximum FAR for this project is 0.07. 8. Provide a color oard. J Re-submittal 5. OWNER Jajeh, Jad & Nawa APPLICANT Jad Jajeh ADDRESS 113-115 Gra Aven PROJECT NUMBER P08-0026~~ Signs -0017 PROJECT NAME Type "$~` Sign rmit (Case Player: Gerry Beaudin) DESCRIPTION :Type " 'Sign Permit for a new non-illuminated blade sign on a ' bui mg located at 113-115 Grand Ave & 220 Cypress Avenue in t Downtown Commercial Zone (D-C) District in accordance with SSFMC Chapters 20.26 & 20.86 The Board lia a following comments: 1. Mak sure the anchor bolts/screws match the dwelling. 2. Pr posed project is for one sign only. Recommend Approval with Conditions. 6. OWNER Javier Valencia APPLICANT Javier Valencia ADDRESS 648 Commercial PROJECT NUMBER DR08-0023 & PUD07-0001 PROJECT NAME Valencia Residence - SFD (Case Planner: Gerry Beaudin) DESCRIPTION "Revised Plans" -Design Review of a single-family dwelling at 648 Commercial Ave in the Multi-Family Residential Zone (R-3-L) District in accordance with SSFMC Chapter 20.20, 20.84 & 20.85 The Board had the following comments: 1. Consider eliminating the bay window and adding a balcony to reduce the massing in the front elevation. 2. DRB members are concerned with a second side entry that is being proposed that was not on the orignal set of approved plans. The new side entry could be creating a side yard encroachment. Verify that the side property line and setback are accurate. 3. Consider designing the front section by reducing or pulling back the walls and wrapping the steal. 4. The proposed 15 gallon street trees will not work for this site, consider a taller specifies that will accommodate a 40 ft building height, ex - London Plane Trees. 5. The dwelling needs more articulation -consider adding planter boxes or seat walls & more street trees to help soften the massing on the site. 6. Consider framing out the driveway with add'I landscaping or incorporate the landscaping into the columns in the front section of the dwelling. 7. Verify that the driveway will work for backing out. 8. Visually lighten up the railings as much as possible. 9. Provide a color board. ,,, Re-Submittal Required. 7. OWNER Arturo Ramirez APPLICANT Nora Barrientos ,,- ADDRESS 309 Baden Avenue -'" PROJECT NUMBER P08-0047, UP08-0007 &I'}R08-0020 PROJECT NAME Use Permit - Beauty. Salon r di ) B "~: n eau Gerry (Case Plan Y llow the conversion o~acant t i li DESCRIPTION o a on cat Use rmit app ound floor retail space into a Beauty Salon yvfthm 200 feet of a residential district, located at 309 Baden ~~nue, in the Downtown Commercial (D-C-L) Zonixy~bistrict in accordance with SSFMC Chapters 20.26, 20.81,&x20.85 Approved as submitted. 8. OWNER SummerHill Homes APPLICANT Marketshare, Inc ADDRESS 1410 El Camino eal PROJECT NUMBER Signs08-0028 P03-0092 PROJECT NAME Type "C" 'gn Permit -Summerhill (Case Manner: Stephen OConnell) DESCRIPTION ype "C" Master Sign Permit for Summerhill Homes to install temporary on-site marketing signs at 1488 El Camino Real in the Transit Village Zone District. ~.r~-r.r-.r .~,, .rte-~.r-i .r~.r -~*~ %rimmri rr rrnri rr r~r+n^ 0000000 0_ aoo nnnn nnn nnn m aDnn as anann xam "A~an~a" cn-+v AOOOr r•-x nnrrivpc yxm EC,~oazzxrrcD^ ACE~vrAOgN -iir0~nm ~o`o'po~r rrr- ~i~m am Aoa ~~~a x~n yir~rz.r~°o~~m „ nc zn nA c~nmrr n .~Sa nvr -~~r Anc' _ _ nF ti m. (~ G " A G n o v w nn c~nn nc,nn mmr~nnrr r~rr r~rrmmrv v ovvvne no vre r~o vovv nnp nnnnn nn non nn nnnn p DDD ~~0~^DDD~r2 ^Z px^~j ~f rpC %X 9pr Z22 rrxDX AA^Ap ppp'J """'p Apl'I f'1pA pprpr Df'I f'1 °ppf'ID Dp COfm'r fm'mrCO aN DNa DZrmo An"'Z D, ~;C-~ D DNA Zr C/~ AOOm~nnnC p^~i't"f`t f'tC pp AA -1 AIr'r C_Cr'lnnr'Ii~nAn^ DI~EACE Vl2'ISnZAAAC~ ~~nC ZnD rr ~'~ti titi Dnm9 3f°1FdA r°G^~G Ab ZGCD°Cnx --~2 y -~-~ mt1m AAN r,,DAA OD ANy dfD'pZ nn G-~ixNi ~E,E ENZ r21'IZ f'1 )C t~1 ,DV fm'A mAti~mAD AD 32 ~~ '~_ ~ .. f`I%N Zr~N min°p (n rn m< ~DG~ Q9 x ~% 2 r~l /11'tDAVr n ZN ~r "'S t'r-in ZrAr, c C„-A~2A Dr~N Zn Z~A, xp x A~ ~ AZy~N L1rA 2 °vc zoo nn^m-'~ <~ r,. °o raiooon ', -~oa _A~no'no ~''=~oA ai ~w~a'^z pm cn ~ iNytiti N ~ n ~' rxi~c ao 2..ma n_°.a ar'^n V y ~ O D A Z° D D 2 ° pA ° p°A OAp n Z r N N ~OZ FIZZ ZDr'Ai AN E~ r Zr n0.y G .~.. ~f'1 -r ~2 A Z ~ Zaatl~n f'IZrpy S m ~ 2 m ~ n Z p Cb ~ Z ti y p C C Z D p D L O Z A Z A D AD ~ Z,^ ° m A A iSI D mA== D %A rZ'i -1 n D A TZ - A bo A y y n -~ AA pZ r Z ~ ~ _ry _ r xZ / Ax^ rA pA D A n y -~ bbd n r r r m rf D ~ n z N ~~~ ~h ~~ ~~ ooi-Ai rAi~rAi rAi.rAion dA z yy om~nm AN A A ti m r;n=a=j=~ ~~C <~oU i'~-t v N o v ^pooo m o Nzzzz G"•-• °,°A~ ~mm °v~°~i°v°r -r °n°a ~A~~a n?z Zb tl2 = L1~ on ° N Ss Sx222x 22 y-- - ~-;i~oSr Ngx Air'nx ~+<im cmin mi n z yzcr i r n f~' A~vi ~p~o l1 D ° N ~ v C`1 ^~ G,/,,_, p /e J i.~ AA A~AAAAAAA AA AA CN-r'-'xx 20°93 Cf rN'IOr x^ DfA'i" r1 Nt1 t1~m I'I Db "' G m zee arm,~o oc oxr~rar~c ~~v:G o---r-rg .-. •ZjAA ~IACp OIa'Iy..r C2 ~2 ZA'~S2rN r m d O F'~ "O -~ p Op 0000000 pp ZZZZ ZZZZ D ApDl~'fA Ar DO AV onn CZ ^~ZpO ppf~lp p cA~ii vni ~-Di -Air r<i< ~iinn~ r<i rGi -' ? E l~nn('1 D~II ~UV n, AnA ACr,aZ OOD-ZDU = myT~iH~Ap D rrrr 2 2222222 2323 22 C/'IpDpN^D Dmt'1fnD^ ~ zo~~+~icmi='•~n xxnxmn --r bZA m..r C°'n>-nCt ~ ~~ Z y ZD ~- ^o DOm DAAD pz yNti = ? H-r rNiv_ ~ Ajp ~~~mopnn - • _ (/ V° . ` , n 1-r m r 1 NDZD.= x ~.+ EC C,"1^m;mC1b ZNA ApA.. '9p G p D200 yZ ym f'rA Z ~N~ prm ZA ~~ADD A L~ nb ~ rmpm A ~ m r , n A rpA nDZ ~ rrm`•rr- NDmr G ZDybTI pm n~D2 2 +IpO ntir pZp A <A bLl CEb^ p A DI'rm Z E ZZ DD m - f Z Zr2~ym m2- E y ACID n ~ m npa 2 TD,D p' pocy ~2n ma D n Z y ~L..,\ \V' ^ (( ~l \G: fN ~ D ~ DZ OuZ A ~ ADD A £ F~~ ~ ~C ~ ZAA ~ ~, z AN D I m E 3.r-. Z 00 r bOA Dm A~ CO ~m Dm rr'1y n~~ Z p n ~ A m y _ ~ n ~ A r r C Q ~ ~I ~( } '17 Z ~ a ~ m m A n czi ,~ a ° bb A 9 y n n ~ np °z ~ G - ~ ~ ° A A N N A AZ' AO = n V .. • (p C n b A A / ~ ~,,,% G G! ~ ~ > ~ y ba ~ o ~ G E < .. -i oo~o mdi ~4'CCNiy ~!i N i r ~r l ~-yEEZA ~Eoxxon~ -~ C Z iU~GDaA°°°Ax=Ai^f nom N i v oo g 0. EEE ~m z oooA~ o ovc~nN+Z <C CN+Ni `-i n ~aC Q.~ nnrEia Ea EE EEEEE mnn r_-~-cn°mic r-~i .x~'vieAO A~~ AwA mn z ,_ 2 =ti-' cyynLA vr^c Gaon ~~ l Z o<pi'rAO~ooox x ~ ~ rii vm^EAr m m~czm N y oN xinv nrm~n' ~moo~ N °Nxv° NO °A D p0 m r n r r~ tai vmc °o -~ nn~m m=o ~ rnmonin`-o ~~m~v°n r' ny.umacrr zAA cz Fmi D ~~ j lY D~ ApA p"~mx E CD E rr e nA°o~ Sa o D z~' ~p~ C 'Iy DAn p AAANU y:p2G nl ~ii A<ma 0 r., r ntiAd2n _ ~ .. CC 2 A Ann D D v,~yOAr cA SAC, zv D Z ^ ~" ~ A o ~ ~ A _ ~~m A o C x v o o G Dr A n .`G? v n y ~ A z N ° n o ~ ~ r<i ~~ Q ~h n E ~ ° A f o p < A v A EL a N ~O ~ ~~ ~ m= ~, ~ O N. ~ O ~. D'~ ~m O~ mm ~~ N ~D ~n O m n D O PW WDDDD DD D W N N N ~ " "' _r„ N~o AAppUr'r^VA y A A A A A X AAA O °v~c'c'°y~a° o °OD DOZ DOO y d~rd in-1v~~n ~n~ `n eo m=ooA~oN~ P P ~~ mm ~ o m~mo~~omr c A<rrz prrri0 yNnN ppp Grn r° y y O b r L A z ~_~ N~~ N~ -A= Nn ZC •~ G A p ~ m< z° v a o "' x 2 N D ~ ci _ p a` i n o zz o A n y Z z o ._ n Z Ei E r n i x `~ 2 ~ i i~ 0 A ? `~ n a z 2 A _ ~ o ~ N ~ x -+ 0 A N < n p z o(D+ o ~ EDACED _ ~Om1N 1='1 VHOCI ~yaj~ rCjD rlN~l 2 Zn "32 A ~ mn A~FOi Ar' G9p yn2 •r Dn F yZ-i ., Zy ~G A mr r D ~_<~~= rN A n o~ d nmo p 2cn o ° m m ~ j2y f'1 A i ~ r io z'' mCpO v ~ D n o° ~ i~>y mOCCDA1~KCl 30 p m2 A~r^ w m ` ~~ D o~y z vro~~ ~m c rn~=°A ov in iAV:-cn zA no T m V /~ ' - 1 m...~i A d cznA~j A "' T 11, A ~cai Sd zy~o o< i nrGia mp z v n W m ~J`J A O oA == ~ o < < b m p D X r ~ T n O 1 \ ! m U7 op m ~ d m n~ ° ~ v A V m Gl m b p 70 m V O N K m n z D A r~ A ~ o = n ~ m D D A m n ~m ~_ ~ ;nn:A ~ N -.~ UO ~~ x < CD No a`F O ~2 mD =G Nx m ~i u°n ~p Ulir OD PNrb Nu~~tl~n nro ~- A (A v n m ° N ~ r em u. z r i i g J't.D, y ~ , c' '> n' i m \ ,byhYO' 'r ~+ '4 _~~ ,n;~ otlo~,,,,a .~ r~ r k yz ~[ z~ n n zn `~ z~ _z ° z O ~~ r b - D r 0 nz A= NA o c n2 m NA on r -. A~ A ( n lJJ nd~A nn Az xr A <~ m ~o ~~~ < rN`1 A A ', n~ nm D N x C ooN ~:i A° ~ o ~ m ~ O ~ ~_ n~ -~~~ F N y A N n ~~ D A `D' =~mo -o ° ~~m r p~~ D m ~r° az ~~ z ~mm z 0 D ~ F r ~~"a,5 re F.le_y,,NuT 4~~ _ e; .,,.a.~, f g r ~,.,,~q,,. 1 r . s f ' +.m,i. EM, .,~ , x r 1 r 4 a~ e ., F ~< ~ ~~ r 0 v 0 ~~ ~~ d r., ~ Z 0 d D ~~ D A Z C] C ~ ® VALENCIA RESIDENCE Z£ d ~ : ~~-0~~+jip~° ~ ~g ~ ~~_.~' - BAUKUNST ~ .51.~I,FKr r~PT~. ~ O ~ 0 648 COMMERCIAL AVE. SOUTH SAN FRANCISCO, CA .. ,~~si3y= ~~5~`~ ~ T5fi50rn,°.~11 241n FfiSCN GM~G~n 9<Or`.~ ~ ~_ ~ E 9„,K~,;512r,~~,y>,r~~« ~, ,v9~.~w,:s~~,~.~,~e~~:.o~r. ~ D 1/4':12' ~ ~ I V ~~ O O ~ I I ~ I 1 I I I,~ ~~ A n E m A Z i ~7 ~ O j•r G ? y p Z A < _ ~ S ~~ s 4 ~. P , ,. ~ ~_ ~~ ~~ /z ~ ~.1 J Jl.! 00 D D~ ~~ -n = O Dml ~n lJ m m z -~ Dn V J m lJ L O O U7 m m r< V / m m D U7 m m -~ . fi..,, .{t ~:r ~ _ ~K t~` -s ~~.~. ~~ , .yy 5, t\~ J ~ •.. r I: «~ ~ ~ ,.r- .:, . ,,,~, , µ -.x~. _ t t.: r ~, _- . .. ,~ ,;r,. ._; . J R) ~ `.' ~ ~ m A Ul ~O L7 C/1 f~ r ,, -~, ,, ~ ~~ D O D D -I T~ D ~~, ~, D ~- z z ~ oo r~ -~ -+ '~ c c m o~ ~_ D ~ Ti ~ ~ ~7 Gl z fTl D ~~ o D f'l ~ Z (7 ~ ~1 C ~ Z ~ d ~ frl .Z7 ~ n 3 C in iTJ n C (7 ~ -+ r- od z ~' J ~, rat r- a 3 D X -Tl D J c_n 0 -v, o z ~ n r- D i~~ o ~ 3 ?7 N Z ~ ~ .o ~, o ~ W D z r~ e ~, z ~, ~ ~ ~ ~ A ~ J J , D D ~, ~ ~ -i c r= n o ~ W o Z ~, iTJ f'l ~~ f'l ri ~~1 C Z u r~ n CJ L _i C G 0~ W Rl fU CIl -p ~ W -~ OJ a. o o ~ o J J ~ ~ D ~, r ~, a7 ~~ -o 0 fO v J m 0 D D D X V J y g VALENCIA RESIDENCE ~a~~~~~~~~ s~;~~ F~. ~A1F ~ `kQ3' N BAUKUNST '~ ~ $° 648 COMMERCIAL AVE. ~ '~ n SOUTH SAN FRANCISCO, CA yy ~ z ~ ~ w~~.,~s~z,~:~~~,~,«~, ,N~~~~,~A,~ti„A,,.r~,. O N ~ I Z i 1 ~ n j o 1 ~ 0 a c ~I ~1 '~l:Al I'! ~ i..-_I ~_-: i I ~ u, '.~ w = i. -~ ~ O~-~ U. ~P .... N 2 Q ~ r D " m m m ~ ~ z ~ m i ~~ ~ 2 ~ < z > o i C J ~ y~ r N ~ o m ~ ~ ~ i 1 Z i N y m 0 i m D A_ Z I a o ~ o In A nC -1 G j z o~<<^ !~ ~n~°nZ ~ N z3~rzn.A A n (1 Cl Z D D N ~ ~` -a o 0 i ~ tD I AO o TOPOGRAPHIC SURVEY FOR m 648 COMMERCIAL ST., SOUTH SAN FRANCISCO, CA. o~ m ~ L)OMIN(~.I[_ ~ Q,~> J(.)~_,~{~ I ~.~ 4D HU~IBOLDT COURT PAgFICA, CA. 94044 (650) 359-0947 FAX (650) 355-2445 ~~~ O ~ 'I j d A!'rr~F ~ ~~~~~ ~/n' ~~~` a ,._ ,~~' `~,o' a5 ~~ (~ U7 m 0 U7 m ~\ D z ~^ D m r D z D m z D z 656 COMME (50' WIDE) ! \ i' y ~<\ P.L. C.L. 2ND LN. (20' R.O.W) > U I I ; N l -n m m o o p ~ Q Om O_ T FRON I' N a_ IB CK e ~~ m a m o v n z ^ ~~ I " D z ` 3 - I ~ I aK pv,n ~£n n °on D ~J _. D^ I~ v MIN. DRl _ _ ~_ _ _ m E Y - -- -- ~ _ - - -- - -i ~A eNZ zo ^eA ~_ ~~ Ll ~ m ~ ~ m 1 o I , ~ >= ""~~~ A I 3 I~ m I I 9A ~<~ i ~I I ~ I I I i I m y n ll I m i I I I I II I -- I -II -~..,- ~ ~~ _N; I m=1 I .~ ~~ i _~ mD 4 ~~ ~ /~ _,. ,ax~ I _ ~~~ _ O m ~''_6 ° v z ~= I ~ u' I I ~o ~ I =_- -- -- ~o Z I m a ~ ~-~~. I D I Dr .o I=-- I I r I o f= ~.. An A r -_ ~ ,.... .-.. ~ I I n= i I ~ ~ '~- _ FRONT SE ACK 6 MIN. DRIVEWAY-._ ---..--..--.----_ -~~-~ ------T I ! ~ ___ '~ , 1n _ " I o -- ~ __. _._.__- __.. _. ~ _ ~ - Dtm B~EI MOMENT rRantE~ I o ` ~~,,~i{Iy- 2 N I ~X.y ' ' \/ '. ~ f ~ I 654 COMMERCIAL ~~~ ~~~ x 646 CO MERCIAL 644 COMMERCIAL ~. ° (5WID) 2 ' - - - --- - _- -- -o ~.. - ---- -- _,~-_,~ S7DEWA1_K W o `n o _ - ____. _. ° 1n p3 / i ~ D (~ ( ~ ..._ ____- _ __. ..__. 2E- _-- __.__ _-___. ° ~~~PLANTI G STRIF~ _ / I (SUBJECT PacWERrl1 ~--PLANTING STR1P _ -__ _ __- ._ .-. _. __-- _ _-_ -_ _ __ 6J6 COMMERGAL o ? CJ' <r Ci yf'1 ~ A Z Z r J ym = oz <~ A~ di a a m" ~~ za N< < m un a p< zm ~ 'gym '^ -. <n xn ~ o ey Ay v " < r A A~ f d "g C.L. ~~ " COMMERCIAL AVE. (70' R.O.W.) VI_ANTING STRIP / CURB CUTS SIBEWALK P-L. ~ s VALENCIA RESIDENCE - ~R da LJ ~. ~~$9~~~ I:SI:EC~F[Jfi OATE ~ff~ ; BAUKUNST ~ 648 COMMERCIAL AVE. ~ R ~ ; n 6 n ~(,1= ~ ~, , ° SOUTH SAN FRANCISCO, CA ~ 1 65. A55n12f.) (, CbO ~S ~C~3 ' ~~~~ ~ ~; ~ *,,,~,a,~,,,,~,~„a„„ E: os~K~~snxcryr noo co... w' nn~ P.L. C.L. 2ND LN. (20' R.O.W) 50.00' ---- --- - -- ~ ~ i I r------------~ ~~ u o 'T~7 ~ 1 I I ..1~.1 I ~ I I a I I I I V ~ I I I I I n~c I I ~g 1 i~ , _. I I ~ I I ~° I I „f I JlJ I n I I ~ I ~o I I ~ `i 9i3 I ciz I I n° n, wT r I ~ I 1 m ' ~,/ "~ i ,I m I L_ I ~ 1 I o ; __ ~--- -~-~ om ~ I I I I O II NyN L_ ~~ am ( II Npc 1 1 I ~ II °po ~ I ntn I r1 1 II I I j ~om I i O1o 1 I p I D ~ I V ~o I I_. Tm I O I I m° 1 I I I ~ li ms i / n~ I 1 ( ~z I ~ I I 1 ~ II m I ~' I O II ~ I I m izll~ 1 ~= I I I I ~= ~ I I 0 I I <~ 1 I L_.._--__J vA -~-~ L--___--J m , 1 I ^~ I ~ 1 ~ I z 1 ~ ~ °~ i~ I C I I D I =~ ~, z , ~~ ~, I 1 0 1 0 I y ~ .__ -._ ti - __--.___ n y -~ ~ ( I I I ~~ ,'~ I I A~ / D I i 1 I t ~I I I t o ___~ I Z ~ ~ ~ .,y. ~ I ~ ,„„~ I I I I w.,w~, ~ I A I I I I I I I I D 1 ,~ i I _ I TT I I '._ ---' 1 I ~lJ I ~ -~- -- _- _-... m ~ I ~ ~. [yl ~ I ~ - ,. I --- ----"' , I I I D O I I e^ I _~ t- I __ mp 1 P ~ ~ ~A I ~p , ~..~ _ _ o _ _ p~ I I Am I ~~ ~ ,~ m _ ~ ~ ~ I I r n , I I I I I v, a ~- - - - -~ ~- -~I _ _ _ 50.00' _ _ _ _ 648 COMMERCIAL 648 COMMERCIAL 648 COMMERCIAL r- __ __ ___.________(S_UE~J~~LPAQP1tRTY)______.___~ (SUBJECT PROPERTY) (SUBJECT PROPERTY) m ~~ m om C ~ o -___. _.._ _ ___._.__.. _. _._.-__-__...___-- by E a~ m =o r ~~ _~ ~,o O :t^ 3tl m C.L. COMMERCIAL AVE. (70' R.O.W.) m C~ O ~ _ __ - -- ~7"'~ PLANTING SiR1P / CURB CUTS SIDEWALK _ __ _ _ __ m _ -- _- - -- ---_ r=fl P.L. _ - - - - z m ~ s VALENCIA RESTDENGE $}E~~~II^~ ~ ~~Q~~~ !sumcoH oiae ~ ~ ' v BAU KU NST ~~s ~ 648 COMMERCIAL AVE. ~ ~ 9~ p SOUTH SAN FRANCISCO, CA y5~$~ ~' sar-a~r!awn a,m!uw. noN C:~N. cn ann! ~7A~ '-6'~0 e:,3 ttG] F~ £0.I5S.ifR3 a ~; ~ E GnuKUns:P000iyeMwco~n ~~,,~t~K~n=!~.~~~!r<!,.,P~a... D~ m~ ~z mD ~~ ~~ r~ o~ o~ ~~ ~o rm Dp z p m ~ -~- O z X70 ~ z ~ 0 °D o ~r ~ m -o D - ~ ~ o z~ ~ o ~ 0 m p i I _~-- i v. I ~ 5 1 1 I ~. ___. YIti=-___ ~p_~i -- - - ------ ~ I s _... --- - - S'.2. ' ---- +, '~ .~ . , I I i _ I ~ _ --- _- --(1 - --- ~w; _. (p ) a. -,~, - - -~m> ~-- -~~~ _- -- _ __ /i.. -- -_t= ~-jar T_. r 7- ~ ~~-~i~f 1 - r ~ r --- -l_1 -- If L 11 I f ~~ ~ - ,. / ~ ~ ~-r sa r - , ~; ~ m ~ ~ - ~ ^~ ~ ~ __-- ~, a ~ ~ u --~ ,~ ---- - . ~ 11 .~ ~ ~ ~ a ~ _ .~~ T ~ ~ 6. t. ~ I g 6. b•T• - -Y'-2`.-- 1' B' 12 6 '9~ z .1 z -- -~- --.~-r _ L r -- - - _ ._ , d. ~ I ~ D O~ ~' ~ ~ F ~- ~ r3 5 -F 9' .- -_ <_ r - r ,~~ I v ~o _, .: -~ -~ I ~ ~ -~~~ -- -- -- ~ r~ + J~ ,~ r a -I-~. i I R w L_ (-- I , > p O ~ ---- ~ -- ~ ,-n -- ~ ~--------~ 1. ,,,~ ~, (oj lm) (Tj (c~) (x) tl., (n) (J (a) _ _ _. _ _- ~ ~ g VALENCIA RESIDENCE ~~~~~~~~~ ~ L- N ,~_~; ~ BAUKUNST //~~ 648 COMMERCIAL AVE. sy~'~A ~ ` ~~ ~~ ~~ ~ ~~ ~ ` ,\ l,' R~y ~/!C ~ 5af I wn nwnua oaN Gry, cr. 9x015 b E. bauhtn+st2000pYelgo. cem W:lw+Mrnsinrtlnlec~ne c~m. n ° SOUTH SAN FRANCISCO, CA - _ 7 '~`~iO9""°' F.~"~~fW3 ,„sued cor+ onTe Iv oo m ~~X °pm~ ~: ~ rn z ~. z~ i -fl ~ ~' i- D O~ O~ m r D z _ ---- -~ N I I .. z I ~ /5, II iv -gym ~~ ;; ~ ~ ~- ~~ ~ , , cn ;; cn r z -~-~ O ~ ~ 3._,.~ ~ a'_la' I' ,z. b. O ~ ,;._ ,, -° `\ I I ~ ~~ ~ - ~ I -__-_-----_-_~ I D r ; ; ~ D zm ,~, i ~,~ ~, ; ~ ~ ; m r ; ~~ ~` l ~' r \~ ~ I I ~ i I _ \ ~ I I ` _ ~ I , I ` o z X i~ ~~ X N0~ ~ ~ ~ z ~~ z ~ ~~ `~ m -o D ~'~~ \ D \ D ~ i ~ ~~ ~ ~,, zo m ~ ~ ~~ -- ___-~ ~ ~~ . II o J r y - v----- a=-- as ~~' z- F\ _ ~ '~ i /, _ __.-5-° -.__ ______~. a _____13'-3' m ~'-10' B'-)~~ V J'-5' B'-0' I6O'il_ -_- 1 LLL ~g ;~ _ _ -_ log. ._ ,, _ _ _ - - z_lo. a ~ B ~! ~ ~~ ~~ g~g - a 8 L 4p4 -s~=ir - - .~- ~~ N g VALENCIA RESIDENCE -~~~ s .. `~`~`~~`~ ~~ ~~ ~ ~SG~1ei^F~ ~~ATE ~ a ~~~~~~ ~~~ BAUKUNST 648 COMMERCIAL AVE. ~ r 53e .. ..:,..•,. ~ rn o b ° SOUTH SAN FRANCISCO, CA pp ~ rea5o X55 zoo ao ~s5 ~ eaois ~~i}~ , i ~ E oa„k~„s,i~ya,,~,~ w ~~,,,~, ,~,~~,ue ~„ N ~ -p °~O ~m ~ ~mQ ~0 ~, ~z 00 ~z 0 ~O D~ z i ji ( s._, F~ ~~~ I~I iii ~ iii iii ;ii i,; I!I i. ~ ,i ~; „~ , ~i ~,~~ ~,, ~~~A ,,, i~~~ ~i~ i~~ iii ill. ii! III 'li iii i~l '! ,;.--T ~~~ ~~~ -P -n ~ _ ~,oo Om ~1O ~z - z~ z 0 0 NNE oz~o moo ~~o Om O~ ~' rz DO ~z O O - _ ., F ~R _ ~ -- - _ __ __ - -- - i ,- ~l •„ 4 '! ~ u , i _~ I ~ ~ I - ~~' o --. ~l -- ~~ i ~~ e ~ i~l t ' ' ' ~ . ' . 1 ~~ ~ M i i .17 -R _ i 1 -y 5 5' B' - ~•_$• _ l i _ 1 -• i i iI~F~ ~ ~~ -.__ _. _. __~ I ~~ ,~ Y _ a ~~ _ nG .._ __ i l it \ °~,1 I i ~ ~4 _~ i_ m ~r-_- -- ~ -~ =~- ~. ~m '.,:-::: - ~q i i i i 1- - _ -_ F ~, i ~ __ _ I ~ __- __, ~ ~ll ~ 1 ~ _~ ~~ ~- .- 1 _ _ ~~ ~ ~ ii 1. i t ~ _ _- _ -- --: _- --- o~ N s VALENCIA RESIDENCE 4 ~;~j~~p~l~ , ~-~,1.~ „.1 ~d ~ ~ 648 COMMERCIAL AVE. = ~t` f; BAUKUNST b SOUTH SAN FRANCISCO CA pt§~~~ ~ ~ ~,~,.a~ ~ ~~~~»` ~ ' " . j " k , A f-.. ..~.i ~ri...,~C:Y.\ury..lxxi...i.t~' N/t.n.~i.ris x~..~l.<.in. i.~.~ ~ 0 z D m O z m r m r~,n 0 ~_ z D r- ~7 ~_ O m m r m O m o, O -.~ m U7 8 VALENCIA RESIDENCE ~~~s ~~m ~ ° W ~ ~ ~ g$~~'~ ~~ `~ BAUKUNST ` ` ~ ~ 648 COMMERCIAL AVE. ` ~"~•m~sn~r-~•~-=a ~ r ally ~ a n ~ S9 Fdirldwn Awrox3, nary Clly, CA 3CC15 ~ ~~ " 4 SOUTH SAN FRANCISCO CA ~ ~? ~ T «°°""2°' F ~''`''~° j E: WukunsUO°fX~yulwo CAm W:bduiunWataAVler~ura IX"ri W ~o z~ o~ ~z O~ ~r ~~ m D m m O i_ 0 z D r m m -~ r:n 0 m m m m O m r~ -ICI D q~_3R ~`L ~y _ 1~,;:l~FC iCfi l~A1E VALENCIA RESIDENCE ~~`~`~{°~ ~~~ .. W Is°~ ~ BAUKUNST ' 648 COMMERCIAL AVE. "~Jag~B(]Y° ~ ~ -~• ~- N ~ [i ~~i3a~ ~ ,P. Fair A nua. L' N(N (:~ W[r ,, , , ~ SOUTH SAN FRANCISCO, CA [S '(~°°ss"°'`'`ri°'~'~' n E. Uar~h~rnal't.000y~yarxx~vom W:[unknnslarciwhrlure mn n 0 s b 7 p gy p- ~ o ~I~ D ~ glo €I ~' ~If( Vm~ PRpvFRTr L1HE j ail _ _ _ •~ t. _ _ ~_~ =O r U7 ~m D O ~° m m cn ~ ~ .~ c ~~ ~~ rn~ ~ ~ ~~ U? ~ 70 7[l zm ~~ ~ ~ ~D ~, U7 O C -~ m! r ~ ~, r D _~ ~ ~ O~ ~ ~ r z O z 1^~, V =o r, ; ~~ ~~~ p ~ g~ $ ~ ~~ n~ ~ n ~~ g^,€_ ~~ _~^ l J m m ~_ O D m D D m U7 m O m O i C m z m OT ('nI V J m n II.-p. 13~-1• - i.11 1 1 1 ~_ ._. ! __ _ L _- L -1 _' f ......._ _ 1~ ~_.I ~~ 1 ~ I II 1 I ~ ! I ~ ~ lROlui SEIRI~CR ` 1 I ~ I l _. - ~-_._I I . -_ 1- 1 i, i ~i ~' _ ;~ bl b li ~jl i,;. ', `~ I I ~ o i j I;;; ji ~ j j I ~_ I 7i I ! ~ ! ~I ~i 111-R• I I to-R• ~ I ~.o-R• I __ -- ~ j I ~ ,I !I .. a ,~, i ~ `11 1 - - ~_ I - ~ 1 __ I~ I - _ . -_ __ -- ~ I i ; 1 ~~ ,I ;; I ,_ ;~ .1' Ij II I I 3J-0 1,, 11 t I'• I 1 ~~ `, obmm ~, ~~ °g~A I -. ~,~ '^ op~,m _.; _... A , j i ~m j j 1 i ~ -- I ---T--- , -1 I 1 j ,' I ~,i I i I I s , I - 1 `Ij ,, I ,, 1,1 -- - - 'j -, I~ PPOPCR - N tY LILAC - - (0 ~ ~ - U D I z I m ~" s V~LENCI~ RESIDENCE .R " fi5 ~~~~ ~~ f ~ •'>1?fJl~y~ ~.~~; ~ ' ~ BAUKUNST g~~ ;'y ~ 648 COMMERCIAL AVE. f ~ R °' ~ , , , ~ ;, s P„ ate„ ,,. >n ~-~ g F o CA SOUTH SAN FRANCISCO ~ ~ `n~'ss"°' F `""`'S;`>•" ' ~ ` ~vi~::'?J(y.~•ypr -,r. e'~>n~ ~V I':'iVNtna3lRr,:l'+IH<1~ ~. f t~.t~iY i Z i, , . 1 m D z 0 m ~', r ~~ m ~_ O z r n C n G r f C n 0 m n D r o - - ,,_o. ., ~_ U, 0 m m D U7 m D O z 'I ~~ r, ~§ ~~ r ~~ ~: I Bg 1 i '~ i . _ I li a a~ R ie ri p n ~ rv ~ ~ ye g ~ ~ -; --,----- ~ii~-~ j ~ rerNr sarewv ~ >:\ i,,~ ~ - ---~ , ,\~ ,~ , -_ _l ;~ - _~ ~, -- ' ~~ '~ ;I ~:: ~~ ~~ ;; _ ~ ;~ -- -, -- (~~-~li i i ~ --- -- i ~ Ili i ~ ~ m ~ ~ i o= ~ I "su ~ I; '~ ~i ~ _ m 0 m - j vaov[arr ~ uir N O Z - OO D Z m D g VALENCIA RESIDENCE 4yy~ j~~i,) ~~~~~° Spa fJ ~lNl f)ATF ~,~, ~ BAUKUNST s~~g ~ 648 COMMERCIAL AVE. p 3aeis E' a sn Fam,wn A,..,n:,,. odwc..y, nA ~~~~p3 ~ '' ~ SOUTH SAN FRANCISCO, CA FY ~ ~ F. G5uaunsl3IX,~(y'JS,xq c.txu W la~.MUnsla'c.rnVwlcro [:cHn E~` `'~F'"55130' `'~ '59~ r~