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HomeMy WebLinkAbout11-06-2008 PC e-packetCITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE November 6, 2008 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or by a-mail at web- ecdC~ssf.net. Mary Giusti Marc C. Teglia Chairperson Vice-Chairperson Wallace M. Moore Stacey Oborne John Prouty Commissioner Commissioner Commissioner Eugene Sim William Zemke Commissioner Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Gerry Beaudin Senior Planner Senior Planner Linda Ajello Billy Gross Associate Planner Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Pacers 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 GC~MMIS~IQN AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE November 6, 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 meeting minutes of October 16, 2008. 2. Use Permit Modification Chamberlin 8~ Kaiser Permanente /Owners Chamberlin /Applicant 220 Oyster Point Boulevard P04-0131: UPM08-0004 & DR08-0044 Use Permit modification and Design Review to relocate the driveway access and modify the landscaping for the new Kaiser medical building at 220 Oyster Point Boulevard in the P-C Planned Commercial Zone District from Oyster Point Boulevard to the internal Federal Express driveway in accordance with SSFMC chapters 20.81 and 20.91 Application withdrawn PUBLIC HEARING 3. Type "C" Master Sign Program Haskins, Richard E TR/Owner Alexandria RE Equities/Applicant 400-450 E. Jamie Ct P08-0058: Signs08-0047 & DR08-0036 Type C Master Sign Program to allow installation of monument signs and building mounted signs on the site located at 400-450 East Jamie Court in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.32, 20.76, 20.85, & 20.86 Planning Commission Agenda - Cont'd Page 3 November 6, 2008 ADMINISTRATIVE BUSINESS 4. BURNS & MCDONNELL ENGINEERING/applicant Shell Oil Products/owner 135 N ACCESS RD Reviewing Landscape Plan for 135 North Access Road. 5. Genentech Master Plan Implementation Acceptance of employee shuttle stop locations and designs. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT sy Kalkin ecretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting November 6, 2008, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/planning/agenda minutes.asp or via http://webl ink.ssf. net SK/bla 5:\ftgewdas\F4a ww%wg Gowi w~ issiow\2oo8\~~-06-08 FzpC ftgewda.doc MINUTES D! ~~ October 16, 2008 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER /PLEDGE OF ALLEGIANCE 7:30 p.m. ROLL CALL PRESENT: Commissioner Oborne, Commissioner Sim, Commissioner Prouty, Commissioner Zemke, Vice Chairperson Teglia and Chairperson Giusti ABSENT: STAFF PRESENT: Commissioner Moore Planning Division Building Division: City Attorney: Engineering Division: Police Department: Fire Prevention. Susy Kalkin, Chief Planner Steve Carlson, Senior Planner Mike Lappen, Economic Development Coordinator Linda Ajello, Associate Planner Bertha Aguilar, Admin. Asst. II Barry Mammini, Senior Building Inspector Sky Woodruff, Assistant City Attorney Dennis Chuck, Senior Civil Engineer Sergeant Jon Kailas, Planning Liaison Tom Carney, Safety Enforcement Officer CHAIR COMMENTS AGENDA REVIEW Chief Planner Kalkin noted that there were no changes to the agenda and added that the Planning Commission meetings are being streamed live on the City's website. ORAL COMMUNICATIONS None CONSENT CALENDAR 1. Approval of meeting minutes of October 2, 2008. Commissioner Oborne asked that the minutes be corrected on page 5, third paragraph to reflect that she "was not concerned with height" and not "height limits" as reflected in the draft. Motion Teglia /Second Prouty to approve the minutes with the correction stated by Commissioner Oborne. Approved by unanimous voice vote. PUBLIC HEARING 2. 213/217 EGrand -Alexandria Real Estate ARE-SF No 21 L.P./Owner ARE-SF No 21 L.P./Applicant 213 8~ 217 East.Grand P07-0106: UP07-0017, DR07-0065, DA07-0001, SIGNS07-0059, TDM07-0005 8~ EIR07-0001 (Continued from October 2, 2008) Use Permit, Design Review, Development Agreement, Transportation Demand Management Plan, Master Planning Commission Meeting of October 16, 2008 <- Sign Program and Draft Environmental Impact Report to construct a 9-story 291,634 sq ft building for office/research and development, employee amenity area and afive-level parking garage on a 7.027 acre site associated surtace parking, and landscape improvements, located at the northwest corner of East Grand Avenue & Roebling Road (APNs 015-041-050 and 015-041-300) in the Planned Industrial (P-I) Zone District, in accordance with SSFMC Chapters 20.32.060, 20.81, 20.85 & 20.120 Public Hearing opened. Economic Development Coordinator Lappen gave a brief presentation and noted that-the Commission received the plans submitted on October 2"d and anew-set with- revised pages only. He added that the project now includes the corner property and an addendum to the EIR was prepared and had been distributed to the Commission in their packet. He also pointed out that Caltrans submitted comments on the Final EIR and he informed the Commission that Caltrans comments had been previously addressed. Niall Malcolmson, DGA Architects, gave a visual presentation of the changes made to the project based on the Commission's comments from the previous meeting. Commissioner Prouty noted he was pleased with that design elements from the east elevation had been incorporated into the west elevation but was concerned that the glazing was not carried into the west elevation also. Mr. Malcolmson clarified that the intent of the glass on the Roebling elevation was to highlight the stairway and would create additional maintenance needs on the west elevation rather than serve a function. He stated that there is a grade change and the parking structure is going down into the embankment and would. not appear to be 5 levels but rather as 3 with the ramping. Commissioner Prouty stated that it will still look like a five story building Commissioner Sim was concerned with privacy for the tenants of this building by having taller buildings, such as the hotel adjacent to it. He stated that layering the landscaping is a good way of protecting the site and suggested giving the fagade more character with a horizontal band width or a use of glass as a windbreak and to ensure privacy for the building occupants. Mr. Malcolmson replied that there are about 80-100 feet of sheer walls on the elevation as recommended by their structural engineer, and they had added some depth and color changes since the last meeting. He pointed out that the strangest element on the west elevation of the building is the architectural precast grid. Commissioner Sim suggested further breaking up the elevation with layering /architectural detailing between the two precast walls. Vice Chairperson Teglia concurred that the landscaping was an improvement and felt that the open section looks like a wind tunnel and felt that screening it or adding glazing around it would make it functional and aesthtically pleasing. Commissioner Zemke questioned how the height of the new building compares to the height of the hotel across the street. Mr. Malcolmson noted that the proposed building is 160 feet to the top of the roof screen and the hotel is about 130 feet, but is on a bluff which would make them look comparable in size. Public Hearing. closed. Vice Chairperson Teglia questioned. if the incorporation of the glazing effect from the east elevation to the west elevation could be added as a condition of approval. Chief Planner Kalkin replied affirmatively. Assistant City Attorney Woodruff aided the Commission with the motion as follows: Adopt a Resolution recommending that the City Council certify EIR07-0001, including findings and a statement of overriding considerations for traffic and air quality impacts; and Adopt a Resolution recommending the City Council: 1) approve UP07-0017, DR07-0065, TDM07-0005 to approve the Use Permit, Design, Sign Program, and draft TDM Plan for the 213-217 East Grand Avenue Office/R&D Project, including conditions of approval with the addition of the glazing element on the parking garage along the Forbes elevation as described by Vice Chairperson Teglia, Commissioner Prouty and Commissioner Sim and 2) adopt an Ordinance to approve Development Agreement DA07-0001. s:~rnCwutesV o-16-08 R'PC Nt%wutes.doc Pa9e2of 10 Planning. Commission Meeting of October 16, 2008 Motion Tegtia /Second Sim to adopt resolutions 2676-2008 and 2677-2008 as stated by Assistant City Attorney Woodruff. Roll call: Ayes: Commissioner Oborne, Commissioner Prouty, Commissioner Sim, Commissioner Zemke, Vice Chairperson Teglia and Chairperson Giusti Noes: Nane Absent: Commissioner Moore Abstain: None Approved by roll call vote Commissioner Sim and Commissioner Prouty thanked the applicant and architect for their high quality projects in South San Francisco. 3. Use Permit -Medical Services Smith, Kathleen/owner Chas Jones/Applicant 91 WESTBOROUGH BLVD P08-0064: UP08-0009& DR08-0028 Use Permit and Design Review allowing a nephrology surgical cehter and an outdoor emergency generator, situated at 91 Westborough Boulevard (APN 013-260-010) in the Planned Commercial Zoning District (P-C- L), in accordance with SSFMC Chapters 20.24, 20.81 & 20.85. Public Hearing opened. Associate Planner Ajello presented the staff report and gave a visual presentation of the project. Chas Jones, project architect, was present along with doctor's from the facility and Cynthia Jansen, business representative, to answer questions. Chairperson Giusti questioned if the patients would arrive by ambulance. Mr. Jones stated that the patients would not be arriving by ambulance but would walk into the facility. Commissioner Prouty asked what type of procedures would be conducted at the site. Dr. Louis clarified that the facility was not a dialysis center but an ambulatory surgery center, and its main function is to clean the access catheter that tends to block on dialysis patients. Chairperson Giusti questioned if the facility would be working in conjunction with the Brentwood Dialysis center. Dr. Louis stated that their company is not affiliated with them. There being no speakers, the Public Hearing was closed. Commissioner Prouty questioned if the generator is for use in case of a power outage. Mr. Jones noted that this was correct. Commissioner Sim asked that the applicant clarify the detail of the green screen. Mr. Jones stated that it is a vinyl coated mesh planting trellis and is designed to be 8 feet high to screen the building. Commissioner Sim asked what the height of the shed was to which Mr. Jones replied that the shed has 8 foot walls and the roof peak is at 9'6". He further noted that the Design Review Board suggested additional screening on the site. Commissioner Sim requested that the applicant provide additional details on the green screen. Commissioner Zemke questioned what type of generator was being used and what the testing schedule was. Mr. Jones stated that it is a diesel generator and is tested for 30 minutes every month, with the fuel being s:~r~wlutes~ o-im-o8 RPC r~Cwutes.doc page s o{ zo Planning Commission Meeting of October 16, 2008 ' r :>~ :.~ changed annually. Commissioner Zemke questioned if the fuel storage was incorporated into the structure. Mr. Jones noted that it is incorporated into the unit with. its own tank. Commissioner Zemke questioned how many gallons of fuel would be onsite at a time. Mr. Jones noted that he did not have the answer at the , moment but could provide it to staff. Commissioner Oborne questioned if this was an above ground storage tank. Mr. Jones stated that the generator is sitting on top of the tank and is above the concrete slab. Vice Chairperson Teglia acknowledged that the purpose of the generator is to ensure power in the event of an outage while the Doctors are in surgery and questioned if there was any need for after hours use of the generator. Mr. Jones noted that there is no need for this. Vice Chairperson Teglia questioned if there would be any issues with restricting the generator to operate during business hours only. Mr. Jones noted that there is no need for it to be run after hours and noted it is much quieter than the background traffic. Vice Chairperson Teglia noted that he has no issues with the generator as long as it is not running after business hours and a timer can ensure that it does not turn on after hours. Mr. Jones noted that he would check with the generator contractor if timers exist. Chief Planner Kalkin asked if the doctors would have any need for the generator to run after hours for any refrigeration purposes. Dr. Louis stated that they do not store any blood products and have no need for the generator after hours. Commissioner Prouty concurred with Vice Chairperson Teglia and noted that the senior center and adjacent residences could be disturbed if the generator is running after hours. Commissioner Oborne questioned the proposed color palette noting she did not feel they were well integrated with the neighborhood. -Vice Chairperson Teglia questioned if a color board was available. Associate. Planner Ajello stated that the color copies provided in the Commission's staff report were the only samples submitted. Commissioner Sim questioned if the DRB looked at the colors. Associate Planner Ajello stated that the DRB did not comment on the color and were mostly concerned with the landscaping. Commissioner Sim questioned if the accent color would only be on the front of the building. Mr. Jones noted that the Chinese Red would be the secondary accent color. Vice Chairperson Teglia noted that the building will not be painted for some time and noted that they could require that the application return to the Commission with color schemes and boards. Commissioner Oborne added that the applicant_can also submit pictures of the surrounding area at that time. Commissioner Prouty questioned if the applicant owned the building. Mr. Jones noted that there is a contingency on the sale based on the outcome of the meeting. Vice Chairperson Teglia noted that some generators emit a lot of soot and questioned if the generator they will be installing is required to have particulate traps or if the output is clean. Mr. Jones stated that that with diesel generators there is soot on startup and clarified that the generator has to comply with the Air Resources Board standards in order to get a permit. Vice Chairperson Teglia stated that if there will be soot, he would like to add a maintenance requirement to make sure that it is cleaned off. Mr. Jones stated that an alternative is a gas generator with a propane backup which is a cleaner method if the Commission allows it. Vice Chairperson Teglia noted that the cleanest method is preferred and left it to the applicants' discretion. Motion Teglia /Second Zemke to approve P08-0064: UP08-0009 & DR08-0028 with the following amendments to the conditions of approval: Motion Teglia /Second Zemke to approve P08-0064: UP08- 0009 & DR08-0028 with the following amendments to the conditions of approval: • The generator shall operate during the clinic's business hours only • The generator exhaust shall be maintained to be free of visible soot • The final color scheme is subject to the Planning Commission's approval • The applicant. shall submit details of the green screen for the Planning Commission to review. Approved by majority voice vote -Commissioner Moore absent. s:~r~%wutes~io-i6-o8 RPC rt~wutes.doe Page ~ of io Planning Commission Meeting of October 16, 2008 4. Parking Comp of America AirportJappiicant Hanna, Elias S/owner 160 Produce Ave P06-0088: PUD 07- 0003, UP06-0020 & DR06-0072 Commercial Planned Unit Development Permit allowing a combined on-site and off-site landscape area of 14,113 square feet instead of the minimum requirement of 47,350 square feet. Use Permit and Design Review allowing a new canopy entry and landscaping, 24-hour operation, generating in excess of 100 average daily vehicle trips vehicles, fences greater than 3 feet in height within the minimum required street setbacks, and expahding the existing commercial parking use on several lots adjacent to San Mateo Drive(APNs 015-113-210, 015-113-290, 015-113-330 thru 350, 015- 113-440, 015-114-390, 015-114-420, .015-114-450 thru 500), in the Planned Industrial (P-I) and the Industrial (M-1) Zoning Districts, in accordance with SSFMC Chapters 20.30, 20.32, 20.73, 20.81, 20.84 & 20.85 Senior Planner Carlson presented the Staff Report. David Sincata, Counsel on behalf of Parking Company of America Airport (PCAA), stated that there has been a lot of activity in the past year and stated that when PCAA leased the property the information pertaining to the use permit and its conditions was not given to them. He added that the site is considered a "hot spot" by the County which is estimated to cost up to one million dollars in cleanup, and a portion of this is where some of the landscaping is and would be placed. He pointed out that the company is negotiating lease extensions. He pointed out that they hired a new landscape architect and want to resolve the issues to the Commission's satisfaction. He suggested that the Commission combine the four recommendations made by staff and require PCAA to return within 90 days with plans and deliver some of the items that are not being delayed due to the cleanup of the site. He stated that some of the items, such as queuing and the entrance could be addressed within the next several weeks. He pointed out that when they seek approval for the minor items, they could report on the status of the remaining items. Ethan Spiegelberg, Chief Operating Office of PCAA, understood the Commission's frustration with the length of the process and because they do not own. the parcel they cannot make some of the decisions. He noted that they had recently changed their architect to expedite resolution of the, issues. Vice Chairperson Teglia questioned if the applicant had determined their commitment to the site based on the leases being extended or not. Mr. Spiegelberg stated that if they had a phased project, they could move on it quickly but some item, like the remediation, need additional time. Vice Chairperson Teglia questioned if the owner are negotiating with PCAA. Mr. Spiegelberg stated that they are in negotiations. Vice Chairperson Teglia stated that the severity of the process or possibility of being shutdown needs to be clearly communicated to the property owners. Mr. Spiegelberg stated that the severity has been communicated and the.risk of being shutdown would fall upon PCAA and their employees. Steve Kikuchi ,landscape architect, noted that he has been retained to work on the project and will be preparing plans for review by the applicant and property owner. Commissioner Prouty questioned if the architect has seen the previously submitted plans. Mr. Kikuchi stated that he has seen the plans. Commissioner Prouty expressed his frustration with the project and asked that a viable plan be submitted in short order. He questioned how soon a plan could be submitted. Mr. Kikuchi noted that it could be within a month, but it is contingent on what the property owners decide. Commissioner Oborne questioned what the level of contamination was and how much remediation needed to be done. Senior Planner Carlson stated that the contamination was probably caused by a leaking underground fuel storage tank and that while the removal and remediation would cause a disruption to the business that since it was such a large site that the business, should be able to continue while the remediation is underway. Mr. Sincata noted that he did not have all the details but knew that the last study s:~M%wutesV o-2~-08 Rpe r~Cwutes.doc ~agesof io Planning Commission. Meeting of October 16, 2008 ~ ~, r ' s~.+ showed high levels of TPH and they need to remove the soil. He added that a report can be given to the Commission on the contamination. Commissioner Oborne questioned if the owner was participating in the clean up. Mr. Sincata stated that they have determined who they believe to be the responsible party and a claim has been submitted. Senior Planner Carlson added that it may be a leaky underground storage tank, being that SamTrans was operating at that time. Mr. Sincata confirmed that there are two tanks on the site. Senior Planner Carlson stated that there should be minima! disruption to the site. Vice Chairperson Teglia noted that the landscape plan can be submitted for review and the items that are in the contaminated location will have to wait until the remediation is done. Vice Chairperson Teglia added that the Commission had previously discussed the dangerous entry to the site and felt that the entry could be moved around the corner. Senior Planner Carlson stated that staffs concern was the entry and suggested improving it because the shuttles were disrupting the traffic. He stated that some of the solutions could be; 1) move the canopy further down on the site and provide some type of deceleration or access lane; 2) the entrance could be moved towards Terminal Court; 3); reactivation of the original entry on Terminal Court; and 4) proved signalization at Produce Avenue and Terminal Court. Vice Chairperson Teglia stated that this needs to be explored further prior to redesigning the canopy. Commissioner Prouty stated that the Commission needs to have a landscape plan within 30 days, a tentative ingress /egress plan no later than 60 days and take an action in 90 days. Vice Chairperson Teglia stated that there needs to be a commitment from the owners within 30 days. He pointed out that it is clear that a fence was placed where the landscape buffer used to be and whether this operator is there or not the owner is on the hook to correct this. Senior Planner Carlson asked that given this schedule if it would be acceptable if the landscape plan is conceptual but has not been reviewed by the Design Review Board. -Vice Chairperson Teglia noted that he would .like to see this in a study session to make sure the issues are being addressed. Senior Planner Carlson asked if the Commission still wants to see 10% landscaping in the perimeter and interior. Commissioner Prouty stated that the plan has to meet the City's minimum standards. Vice Chairperson Teglia clarified that he could consider other options if the project as a whole made sense and if all the concerns were addressed. Motion Teglia /Second Prouty to continue P06-0088: PUD 07- 0003, UP06-0020 & DR06-0072 to review a preliminary plan with assurances of the concerns expressed by the Commission. Approved by unanimous voice vote. 5. BURNS & MCDONNELL ENGINEERING/applicant Shell Oil Products/owner 135 N ACCESS RD P07-0135: UP07-0024 & DR07-0084 Use Permit and Design review allowing an 8 foot tall fence within the minimum required front setback, situated at 135 North Access Road (APN 015-173-140), in the Planned Industrial (P-I) Zone District, in accordarice with SSFMC Chapters 20.71, 20.81 and 20.85. Senior Planner Carlson presented the staff report. Roshy Mozafar presented the project with a visual presentation. Chairperson Giusti questioned if the plants will be mature when planted. Ms. Mozafar stated that the plants would reach maturity in five years. Vice Chairperson Teglia asked for clarity on why the applicant cannot accommodate the standard minimum landscaping depth. Ms. Mozafar stated that due to utilities, monitoring wells and security concerns they proposed to. maintain the landscaping along the eastern portion of the fence but increased the depth of landscaping in the parking area and in front of the maintenance building. s:\M%v~,utes\10-IE-08 RPC M%v~utes.doc Page ~ of so Planning Commission Meeting of October 16, 2008 ~~ Vice Chairperson Teglia questioned if the K-rails were going to remain. Senior Planner Carlson stated that they would stay behind the fence. Vice Chairperson Teglia questioned if the City typically allows the use of k-rails. Senior Planner Carlson stated that the k-rails were a response from a comment from Homeland Security. He added that as long as they are screened and painted the k-rails should be okay. Ms. Mozafar stated that the k-rails will not be visible after several years. Commissioner Zemke questioned if there would be an automatic irrigation system and regular maintenance. Commissioner Sim asked to see what the landscaping would like when planted, at one year and three years growth. Commissioner Oborne concurred with Commissioner Sim. Commissioner Prouty added that the Commission has requested larger size trees with previous projects. Senior Planner Carlson stated that they could be 24 inch box size trees and 15 gallon shrubs. Ms. Mozafar stated that the proposed size of the plants were indicated on the plans. Commissioner Sim questioned if the monitoring wells and utilities can be moved or overlapped with landscaping or if there is a code requirement that does not allow this. Ms. Mozafar stated that there are security concerns, utilities and monitoring wells at the site. She noted that the monitoring wells are located just inside the fence and are shown on the plans. Vice Chairperson Teglia stated that some depth could be created. in between the wells. Senior Planner Carlson stated that staff has no issue with this as long as Shell agrees. Vice Chairperson Teglia added that they could continue the matter to allow the applicant to reflect the change on the landscape plan. Commissioner Oborne also requested a sample of what the landscape would look like when installed. Commissioner Zemke questioned if the wells needed some sort of buffer to allow for the monitoring equipment. Ms. Mozafar stated that they have to be readily accessible. Ms. Mozafar distributed several color samples and asked for the Commission's preference for the k-rails. Vice Chairperson Teglia suggested that she compare the color to the landscaping that will be installed and match it to the natural green on the plants. Commissioner Sim would like to see a horizontal control of where the property line and sidewalk are and where the monitoring wells are located so that the Commission knows exactly what they are looking for. Senior Planner Carlson noted that a civil plan was prepared. Commissioner Sim asked what the center point of the monitoring well is to the edge of the sidewalk. The Shell project engineer stated that they are one foot away from the monitoring well, which is 6 inches but has a pedestal. She added that if the Commission wanted them to have landscaping around it, they could do it by offsetting the fence. Motion Prouty - to continue the item to November 20th to allow the applicant to add more depth to the landscaping area that is currently shown as 4 feet deep. Ms. Mozafar how deep the landscaped area should be. Vice Chairperson Teglia and staff suggested 10 feet deep. Ms. Mozafar questioned why the Commission was requesting 10 feet to which Vice Chairperson Teglia and Senior Planner Carlson stated that this will allow room for trees. Ms. Mozafar questioned if there was a required amount of landscaping. Senior Planner Carlson replied that it is 10% and the proposed project is well below that standard Commissioner Prouty stated that the area is wide enough to accommodate trees. The Shell project engineer stated that a risk assessment revealed that trees are a concern because people can use them to climb over the fence. She pointed out that they are planting the trees where they had removed the visitor parking lot. Commissioner Prouty stated that the trees could be installed behind the wall to give it a stealthed look. Commissioner Sim questioned how long the easterly wall was. Senior Planner Carlson pointed out that the. Commission is discussing a section that is about 160t to 200 feet long. The Shell project engineer stated that they will add trees and reflect them on the drawing and asked if they could retain the currently proposed 5:\MCwutes\lo-i6-o8 R.pe r~Cv~.utes.doc Pare ~ of 20 Planning Commission Meeting of October 16, 2008 ,_~ ~w fence line with trees behind it. She noted that they would like to start installing the fence. Vice Chairperson Teglia stated that both options are ok but until they see what it will look like the location of the fence cannot be determined. The Shell project engineer questioned if they could begin installation of the fence if they agree to move it back 10 feet. Senior Planner Carlson stated that the Commission can agree to this and request that the landscape details return to them for review. Senior Planner Carlson stated that the Commission would be modifying condition of approval 1.3 to require 24 inch box trees, 15 gallon shrubs, and specify a time frame for the applicant to return with the landscape plan. He clarified that the fence would be 10 feet back from edge of the sidewalk. Motion Teglia /Second Prouty to approve with the modification to condition A.3 and returning with a 10 foot deep section landscaping detail in 30 days. Approved by majority voice vote -Commissioner Moore absent. ADMINISTRATIVE BUSINESS 6. 6 Month Review Urban Sprouts Daycare Center Joseph Eberle/Owner Urban Sprouts, lnc./Applicant 1165 EI Camino Real Avenue P07-0113: UP07-0019, VAR07-0005 & DR07-0070 6 Month Review: Use Permit and Design Review allowing the conversion of a former private emergency service facility to a day- care facility with weekday hours of operation between 8 AM and 6 PM, exterior building upgrades, and new fencing and landscaping. Variance allowing 4 parking spaces and an on-street passenger loading area instead of 7 on-site parking spaces situated at 1165 EI Camino Real Avenue (APN 010-391-200) in the Retail Commercial (C-1) Zone District in accordance with SSFMC: Chapters 20.22, 20.74, 20.81, 20.82 &20.85 Senior Planner Carlson presented the staff and noted that there have not been any issues at the site. Motion Prouty /Second Teglia to accept the review. Vice Chairperson Teglia noted that it should not take a long time to get the sprinklers installed. Safety Inspector Carney noted that the owner ran into financial problems and the Fire Department made some provisions to meet other life safety issues. He pointed out that there is an agreement in place and the Fire Department provided emergency preparedness training to the facility staff. Approved by majority voice vote -Commissioner Moore absent. 7. Intrinsic Deerfield 160 LLC/applicant Intrinsic Deerfield 160 LLC/owner 160 So. Linden Ave. P03-0057; UP03-0007 & DR03-0007 P04-0019:. UP04-0005, DR04-0005 & MND04-0001 Use Permit and Design Review allowing up to 42,601 square feet for artist studios and offices suites ranging in size from 143 square feet to 1,080 square feet and ground floor retail area of 4,183 square feet in an existing 67,145 square foot 3-story building, upgrades to the existing building, new landscaping, 190 at-grade open parking spaces, and 9 at-grade open storage yards totaling 75,653 square feet, and generating in excess of 100 average daily vehicle trips, situated at 160 South Linden Avenue (APN 014-241-040) in the. Industrial (M-1) Zone District in accordance with SSFMC Section: 20.30.030 (c) and Chapters 20.81 & 20.85. 5:\MiwutCS\10-16-08 RPG M~wuteS.doG page s of so Planning Commission Meeting of October 16, 2008 Senior Planner Carlson gave a brief staff report. TJ Bianchi, applicant, noted that the property is still in contract although the 12 months would have expired in August. He stated that the buyer is expecting to close by the end of October or early November.. He pointed out that the developer is very interested in working with the City to have a quality development that meets their needs as well as the City's needs. He added that the new owner will continue the current use while they work with the City on a proposal. Commissioner Prouty questioned if the financing had been secured. Mr. Bianchi stated that they have asked their company to carry the loan for them and are looking forward to completing the purchase. Commissioner Sim asked if the developer is commercial oriented to which Mr. Bianchi stated that the developer does residential and commercial projects and can create a good project on the five acres. Motion Prouty to review the project in 6 months. Senior Planner Carlson stated that there is no mechanism to require another review on the project and was reviewed Motion died for lack of a second. Motion Teglia /Second Prouty to accept the review. Approved by majority voice vote -Commissioner Moore absent. Mr. Bianchi asked staff where the project currently stands so that he may provide the current buyer an update. Commissioner Teglia stated that they have a permit as long. as they stay in compliance with the conditions and if there are any issues Code Enforcement will be contacting them.. ITEMS FROM STAFF ITEMS FROM COMMISSION None Commissioner Sim noted that he was informed from a neighbor of development by Mid Peninsula on EI Camino Real. Chief Planner Kalkin replied that the City Council approved a loan for Mid Peninsula to develop a 2 acre site that is adjacent to South San Francisco High School (SSFHS) but noted that there is no formal application at the moment. Commissioner Sim stated that keeping the Commission informed of these developments ensures that the City Council°and the Planning Commission are on the same page especially because the Commission is now looking at a General Plan Amendment for the EI Camino corridor. Chief Planner Kalkin noted that the project will be a mixed use project. Commissioner Sim suggested keeping the South San Francisco School District (SSFUSD) informed of the project on the site to which Chief Planner Kalkin replied that the SSFUSD was aware of the prospective project. Commissioner Teglia discussed that the entire site should be included in the project area in order to look at the entire corridor including the area where the buses used to park because this would create a future opportunity for the SSFUSD.to sell the property if they wished to do so. Chief Planner Kalkin pointed out that the site is currently in the project area. Commissioner Sim noted that the site is in a redevelopment area and was concerned with the overall look of the EI Camino Corridor. He encouraged staff to utilize city resources to support the SSFUSD in their education efforts or to build new school. He explained that something similar to this has been done. in another jurisdiction. Chief Planner Kalkin clarified that the project is not in a redevelopment area but that redevelopment funds are being used for it. She added that the EI Camino Real Master Plan guidelines were approved by Council and it allows the City to pursue grants for funding improvements in the City. s:~.r~Cwutes~io-26-08 rzpc n~tiwutes.doc paged of io Planning Commission Meeting of October Z6, 2008 Commissioner Prouty questioned if a health facility was going into the Oyster Point area. Chief Planner Kalkin informed the Commission that the new facility will be going into the Oyster Point Marina near the banquet hall and that the project approval went directly to the City Council because that is the process provided for all projects in the Oyster Point Marina. ITEMS FROM THE PUBLIC None ADJOURNMENT 10:00 P.M.. Motion Prouty /Second Sim to adjourn the meeting to November 6, 2008.. Approved by majority voice vote - Commissioner Moore absent Susy Kalkin Secretary to the Planning Commission City of South San Francisco SK/bla s:~r~Cwutes~so-i6-o8 RPC rn~wutes.doc Mary Giusti, Chairperson Planning Commission City of South San- Francisco page so of io o ~. y J c'4LIFOR~1Ao ~~ ~~ DA'Z'E: November 6, 2008 TO: Planning Commission SUBJECT: MODIFICATION OF: Use Permit and Design Review allowing aone-story 19,200 square foot medical services treatment facility with open at-grade parking accommodating up to 85 parking spaces, situated at 230 Oyster Point Boulevard (APN 015-023-390) in the Planned Commercial (P-C) Zone District, in accordance with SSFMC Chapters 20.24, 20.81, 20.85 & 20.120. Mitigated Negative Declaration: Previously adopted by the Planning Commission on January 3, 2002. Owner ~ Applicant: Kaiser Permanante Case Nos.: P04-0131 - UPM08-0004 [Original Case Nos.: UP04-0031, DR04-0077, PM04-0003 & TDM04-0004] RECOMMENDATION: That the Planning Commission accept the withdrawal of UPM08-0004. BACKGROUND/DISSCUSSION: The applicant has decided to withdraw the application to close the access driveway on Oyster Point Boulevard and to create a new two-way driveway tying in to the existing FedEx driveway on the abutting property. They are poised to grade the approved driveway and the time needed to pursue the entitlements for a new driveway would delay the completion of the project. S ve Carlso enior Planner Attachment: Applicant's Letter ~, _"_ ..~.i,1 .SS~C.A.`T October 28, 2408 Sissy Kalkin Planning Department. City ofSouth San Francisco 315 iVlaple Avenue South San Francisco, CA 94480 Re: Alternate Kaiser Entry Access Dear Sissy, It is with great. regret that I inform you: that we would like to withdraw the Use. Permit l~lodifcatian from. the November b, 2008 Planning Commission Agenda. l want to thank you and your staff for all your efforts. in getting this approval to this point. T think we all. agree that the proposed alternative Kaiser access was a great improvement over the current flawed and somewhat hazardous driveway entry design far 224 Oyster Point Blvd. Chamberlin Associates has worked hard to create. a better solution to this access, but without the. continued support.. of Kaiser we are unable to pursue this solution: Robert Serafin from. Kaiser Permanence called. me yesterday to inform me that Kaiser maybe interested in pursuing this option at a later date but-that they would like to withdraw the request at this point in time. Again, l want to thank the planning staff far their efforts and support in this process and Iook forward to working with them on future projects. Thank you ~~ Rahn Verhaeghe Chamberlin Associates Cc: Sam Bautista, City of South San Francisco Ray Razavi, City of South San Francisco Anne Hoffman, Chamberlin Associates Robert Serafin, Kaiser Permanence Peter Arthur, Kaiser Permanente zRec~2 estate I~ea~~~r3(~rxtc~rti, Ivfmutgern2r-t~ ~~' Cr~rlsa{tk~iti«ra i~t7\~,<<tL.:;,'~;;ita;l~n~l~~~~ar,:i '~;u~te;~ I'It~~v~.trti~~tt..:.~ 9~~~`;~;-;<'.j~4 t?% _..;-'v%~}I F_~~i~'=~1?'t J~%( ~zx s Planning Commission ~o ,.,~~,A`ti'.a~ 0 o Sta f Report .f ~9LIFOR~1~ DATE:. November 6, 2008 TO: Planning Commission SUBJECT: Type `C' Master Sign Program to allow installation of monument signs and building mounted signs on the site located at 400-450 East Jamie Court in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86 Owner: Richard Haskins Applicant: Alexandria Real Estate Case Nos.: P08-0058: SIGNS08-0047 RECOMMENDATION: It is recommended that the Planning Commission approve Master Sign Program application P08-0058: SIGNS08-0047 based on the attached Findings and subject to the attached Conditions of Approval. BACKGROUND/DISCUSSION: Site Background & Project Location In 2003 the City approved the construction of a two building office/R & D complex on a 6.13- acre site located at 400-450 East Jamie Court. The site is adjacent to the San Francisco Bay and abuts the Bay Trail. The project construction is now complete and the applicant is seeking approval for a Master Sign program. Project Description The proposed sign program addresses three monument, style signs, up to four wall mounted signs, and several addressing, and directional signs. Each sign type is described below. Pro'el ct Entry Monument -One monument sign is proposed at the corner of East Jamie Court and Haskins Way. The sign is designed to identify the entire project as the "Alexandria Science and Technology Center". The applicant has proposed an internally illuminated brushed aluminum sign. with routed out letters. The sign will have a bronze metallic base and the overall design will share modern and angular design elements found on the building. The overall dimensions are approximately 11 feet wide and 4' 6" tall. Four Wall Mounted Si . ns -Two wall mounted signs are proposed for the front elevation (East Jamie Court side) of each building. The sign location is to be within the top band of the building's architecture, centered and in scale with the building area where they are proposed. P08-0058: SIGNS08-0047 & DR08-0036 Type C Master Sign Program 400-45.0 East Jamie Court Page 2 The materials proposed for the signs include aluminum, with polyurethane for the illuminated areas. Internal illumination for the signs will be provided by neon tubes. The maximum sign dimension would be 4'6" by 30' for a total maximum sign area of 135 square feet. Consistent with other sign programs in the East of 101 Area, staff has drafted a condition of approval which requires sign copy to generally be no taller than 42" tall. The 4' 6" (54") height of sign area will provide sufficient area for any corporate logo that may be part of a sign. Any signage proposed to be outside of the 4'6" by 30" area shall be submitted to the Chief Planner for review. The total sign area, including the logo cannot exceed 135 square feet and it will be measured by blocking or drawing a box around the outside edge of the sign, including the logo. Tenant Monument Signs -Two monument signs are proposed, one on each side of the entry driveway. The proposed signs are five feet tall and four feet wide. The signs are designed to be single sided, and are intended to identify the tenant(s) in the complex. The sign is a non- illuminated, with a brushed aluminum face. There is sign area identified for the company name(s) and any corporate logo (tenant artwork). Miscellaneous Signs -Signs such as the building numbering are proposed to be polished aluminum, and located over building entries. Non-illuminated directional signage is also proposed on the site to direct couriers and. visitors to the appropriate location. Staff is recommending approval of all proposed signage included in the Master Sign Program. The monument signs are consistent in terms of materials, colors, and lettering types, and the wall mounted signs complement one another in terms of size and location. The proposed materials and shapes are compatible with the unique shape and architectural features of the building. The signs will be readable from Haskins Way and from East Jamie Court and will help identify the site and the tenants.. Design Review Board The Design Review Board (DRB) reviewed the project at their meeting on October 21, 2008. The DRB had two comments on the proposed master sign program: 1. The DRB requested that a concrete base be included below the monument signs to ensure that they are not damaged by elements and they are protected from moisture; and 2. The DRB requested that the two signs proposed for the south facing elevation be removed. The, south elevation faces the San Francisco Bay, and the Bay Trail. As an alternative, they offered the possibility of including two signs on the north elevation of both buildings, should there be more than one tenant in-each building. The plans attached to-the staff report account for the DRB comments and a condition of approval has been drafted to ensure that only one building mounted sign will be available per tenant with a maximum of two wall mounted signs per building. With the proposed changes, the DRB found the proposed sign program to be well-designed, providing a clear hierarchy of signs, and P08-0058: SIGNS08-0047 & DR08-0036 Type C Master Sign Program 400-450 East Jamie Court Page 3 recommended approval. CEQA: The proposed development is Categorically Exempt from the provisions of the California Environmental Quality Act in accordance with Section 15301- Class l : minor modifications to an existing facility. CONCLUSION: Staff recommends that the Planning Commission approve application P08-0058 for a Master Sign Program based on the attached Findings and subject to the attached Conditions of Approval. The proposed sign program as described above and conditioned in the attached conditions of approval complies with all the development standards outlined in the Municipal Code and is appropriate for the site and buildings where it is proposed. erry Beaudin Senior Planner TMS/ghb Attachments: Draft Findings of Approval Draft Conditions of Approval Plans dated 9.2.08 DRAFT FINDINGS OF APPROVAL P08-0058: SIGNS08-0047 & DR08-0036 TYPE `C' MASTER SIGN PROGRAM 400-450 EAST JAMIE COURT (As recommended by City Staff November 6, 2008). As required by the "Sign Regulations" & "Sign Permit Procedure" (SSFMC Chapter 20.76 & 20.86) the following findings are made in support of a Master Sign Program to allow installation of monument signs and building mounted signs on the site located at 400-450 East Jamie Court in the Planned Industrial (P-I) Zoning District subject to making the findings of approval, 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 dated 9.2.08; Planning Commission Staff Report, dated November 6,2008; and the Planning Commission meeting held on November 6, . 2008: 1. Neighborhood Compatibility -The size, materials, illumination and overall design aesthetic is consistent and compatible with the building architecture on the site and the physical character of the neighborhood where the signs are proposed because they are an appropriate size, and are constructed from modern materials such as 2. Readability -The proportions and location of the signs ensure that they are readable. The monument sign at the corner of Haskins Way and East Jamie Court identifies the Business Park, the building mounted signs are large enough to be visible to passing vehicles and to identify the tenants, and the entry monument signs, directional signage and address signage all help visitors to the site navigate to their intended destination. 3. Integration with Architectural Features -The proposed program is aesthetically pleasing. Modern materials and shapes help tie the signage into to the overall building architecture and site landscape design. 4. Design Review Board Recommendations -The Design Review Board had two comments -abase concrete base- should be added to the monument signs, and that building mounted signs should not face the San Francisco Bay/Bay Trail. The applicant amended the Master. Sign Package to address these concerns. 5. Special Circumstances -The applicant has proposed a Master Sign Program for the site. This will ensure the consistent and orderly implementation.. of signs for the site over time. DRAFT CONDITIONS OF APPROVAL P08-0058: SIGNS08-0047 & DR08-0036 TYPE `C' MASTER SIGN PROGRAM 400-450 EAST JAMIE COURT (As recommended by City Staff November 6, 2008) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial Industrial and Multi-family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by the applicant, dated 9.2.08. 3. The applicant/owner shall apply for a Type "A" sign permit and any other necessary City permits, including a Building Permit, prior to erecting any of the signs approved as part of the Master Sign Program. 4. One wall mounted sign shall be allowed per tenant within .the complex, with a maximum of two wall mounted signs per building. 5. The wall mounted signs shall be limited to the 4'6" by 30' area identified in the plans set, including any corporate logo, 6. At the discretion of the Chief Planner, logo projections or other sign elements may be considered and approved, provided the sign element is in scale with the overall building fascia-area where the sign is proposed. 7. The text proposed for wall mounted signs shall be generally no taller than 42" in height. 8. The total sign area for a wall mounted sign, including the logo, shall not exceed-135 square feet (4'6" by 30'). 9. Sign area shall be calculated by blocking or boxing around the outside edge of the proposed signage, including the logo. Planning Division contact Gerry Beaudin, Senior Planner, (650) 877-8353 B. Engineering Division conditions of approval are as follows: 1. 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(D (D O ~ ~" ~ fD ~ ~ d O (D V7 ~ n~~°con~c~~- omm~~oo Q~o~m-v c N ~ c ~ ~ ~ c Q ~ _ o ~~~-°°'~'vn~ Oocn°~ ~ o n O O O fll n~ C cp ~ O O O ~ O 3 O ~ ~ N 7 0 0 (Q N 0 0~ v v 0 ~ O,O ~~ CD CQ ~ ~ (!~ ~ ~ ~(Q n~ O N ~ _. cD Q1 N > > ~ ~m ~~~'~. o n°~~ c u~ o-~ -v •n o~ ~- a m ~ '~ oco ~v cn ~ < ~~ Qa a- ° ° a~ ~ o ~ ~ n ° c°n n ~ ~~~.m ~ ~ 3 ~~ vii d to ^' O~~ ,n+~ O O O ~ ~- p)'cD m c~ ai a~.~`< ~ Q~ D. c n~ fD ~ ~' - n 7 ~ (~ ~ 7 ~ V1 O O ~ O ~ ~_ O CD n f~D vOi _7 ~ p' N' ~ 3 7 cn O < CD ~ O cD ~ ~ O ~ p .-' ~ ~ „~ n N. ~ n ~ ~, c'~ m 3 ~o ~ a> > co ~ m ~ a~ < ~ o ~/? o v? ?o ~, w ~ V? ~ m Cn m O ~ o ~ ~ N• c~ ^. -- in ~' 'o " cnn ~ ~ - v ~' ~ ca N cn in ~ ~' m cQ' cn - _ cn - • ~ n o ~ v, ~ o ~ ~, ° ~-v; ~ o °_ °a ~ ~ c7n a, no ° n~~ ,' o ~ cn m ~6 °-'om~3~ ~m~.2~~D~ vN'm~cO~ ~ m~N~°~ °o~~ ° N~~n 0 m m °' ng ~'a:mcn~ ~'•m cn ~ a~ ~ ~ ~. m N•~ ~~ c ~ ~ c~ -c°nc ~ ~s~vv_ ° m co -a o 0 ~ n o ~ o ° ' o -° x cn ~, ° -Q_. ~, o aim o o_ ~' ~ ~ cn .D m s co n ,~~moo °o ~, ~~ 0 o N 3 0 Z n C cn D m 2 n~ D~ D ~ ~ , ' ~ ~ o m D ~ '~ D m . m ~? o ~ O ~ ° ~ D ~mZCOZ~ ~ N ~~ ~ D A ~ O ~ y f o # a~~`° D ~ D A ~ -' o Np ~° a 0 " ~ ° O m O ma ~ ~ ~ ~ ° ~' m ~ rn -- ~ O °m ~ D ?m ( m~ 0~ O A O O om o N o~,m 3~Z D r y ~ T ~ N J~ N~ r j ^ m ~ Jt- m ~ a3 < ~ mo ~ 0 Q m . ~ N fD O ~ O ~ £ N m v a ~ ~ ~ n mom ~ 0 0 ~ ~ ~ D T -' , y U'I 1 lJ '. N ~ 1 r~ r in n b. n (~ ~ ~ sv cn c~ o ~ ~~ ~ ~~ ~ vQV~ O ~ cn ~ ~ ~ ~ n ~ -~ N ~ ~ ~ ~ ~ N ~ n .~~ ~- ~; Ql ~ r+ CD ~• ~ ~ v N ~ .~ ~ Cn p ~ ~Q~•~ ~, o -~ O = ~' n ao goo ~ ~ Q o ~ ~ ~ ~ CD ~ ~ ~ - 2 c ~ ~ ~ ~ ~ ~ ~ O ~ ~ ~ ~ ~ C7 ~ p ~ ~ O D p ~ ~ ~ cn ~ ~ O O ~ ~ CD ~, C CD flJ 0 CD ~ CD CQ ~ `~ ~ ~ 3~v ~~ ~~ooa. rCC+ ~ ~ ~ ~ D ~ ~ Q r-r ~ C7 C ~ Q CQ ~ • ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ O O CD COED C-'-D C7 O p G7 C. ~' ~ `~ p ~ ~ Q ~ ~ Q ~ ~ ~ ~~ ~ ~ CD ~. ~ O ~ (D ~ Q CD ~ ~ ~- C ~ ~ ~ ~ ~ ~ ~ ~ cn ~ C O ~ ~ ,~ -- ~ ~ ~ cvcn D cno~mca ~ ~ ~ ~~n C ~~~~~ c~ ~ Q ~ a w ~ ~ ~_* ~ Q 0D ono- ~ ~°~.~ ~ ~ ~'' ~' cn o- ~ = o ~ ~ o gc° ~ ~ Ica ~ ~~ cQ cn ~~° ~ m~~ n cD o ~' ~ cn ~ ~ ~ ~ ~ ~ O v ~_ ~ ~ ~ . CD ~ n~ O C mac°O~~ 0030 D C D ~ 2~O~7y Otn '~oQ~~ f ~~~n O ~ m ~ rmDDm~~ ~ . Z ~ N ~ o ~ ~ v ~~ ~ ~ A c (n 7 ~ m ~ ~ ~ Z . ~ woG)~ O t1 y .~ ] to N D ~o~mm a~nmr D Z7 D ~ ~ -- o ~ N ~ N No `p.. n _. ' ^. (A n f0 O Gt ~ ~ m ~ ~ ~ O m `° A ~ 01 ~ 01 N om3om ~; ~D ~ ~ D r N n~ ~ m d a d ~~~° o O ~ f < x ~ < O o m ti w v~ D o ~ O ~ j ~ ~ ~ ~ ~ ~ o Y d N ,-. CI ~ 0oma~ ~-^~OZ y ~mo~a ~.a3 rc _ m ~ ~ ~ ~ ~~ _. n m'O ~ ~ y ~~ c ~ ~ m ~ O ~ ~ ~ o m n ~ m ~ n O p o l fD n d m m a ~ s r v vi v~ [ ID C:. N N r 1 N N V1 lP r.. 4'- 6" 4'- 3 3/4" H 7 A R~ ~ n r • N ~~ a~~ ~ ~ :~ ~ ~ ~ ~~ ~ ~ c ~ ~ ~~ W N ~$3i ~ ~ $ ~ IG tp 9'oapD o ~~O(~ r ~~c,~~ ° o~^3O F> j Z _ c ~1 O ~[ ~ m m D n .m f w d ~ 9 ~ Op -~ ~ ~ ~ o m m ~ N O ~ r i D N N~ j ~ ~ J N N d D ~ F o~ m m v o" m ~ ~ ~ ~ ~. ~ oN30R1 n N ~ ~ ~ ^`D '^ay ~ ~7 a~ ~ d m° o O '~o~ ~~~ 3 Z r ~ o v i G ~ o. '^ ~ Q ~ `m n m o fe Z ~ r ~.n 3 < ~ ~ 0 0 ~ ° a ~ f .~ ads m ~ ~~ n ~ ~ ~ m a m ~ N ~ ~ C7 C ~ O m O n C n ~ o y O ~p d m (p a N D O D 1'- 5/8" 4" 1'- 5/8" 3" - ~ I~I i •~ i ~. ii / .~I~I•• /~ \ (~j .p, ~. r O ~ ~ m ~ ~ ~ w ~ ~ ~ i~ o n i ~-y G r, v ~' O' O fD 0 ~[ 0 0 0 co m a' Cn Cl7~O~Ul xc~~D~D m D D~ D r mr~m~m -~ m in Z co Z O ~ ~NG)~ ~ # < A ~ Lp~o Odd N d N OJ _N T ~ N Xm D ~ ~ z ~ m ~ o „ ~ m =' ~. ~ D ' °° m n z C m z ~ n V / - Z N ~ N • • ~~~ v ~ ~ ' , to vi - vi vi r :D lC N N ~ 1 N ~.t Vi " ti CX' r a HASKINS WA ~ i - - i ,_.,_ ~_1 I ~ -'i ~ ~ ' f „ r ~ I '~ ~~ ~ i i I O I Irk ~ i J ~ , ~ J.: '~ I _ ~- -1 /( ~ /j - . ~ ~ I I ' I ~I I I I \ ~ I ~w n N O ' O ~ ~ 7n i i ~\ ' 1 ( ` I I ~I ~ 1~ ~~ ~ I ~ ~,>, I ~ (~ ,stn T- - j' I I' I. C 1 ~ rn D N TT ~ . ~ ~ I ~ I D ~ i ; ,, i o , ~ I I ~ ,,~ I ~. `~ ~ ~ ~o I I i i I I I i ~ TW ~ ~ ~~~m ` ~ ~ I ~ ~~~~ E , W . r , O ., ;~ r ~ - i ., ~:~ . II, ~ e ,. t I I I I I I I .... 4 .~.; r ~ .... ~, tl( 1 I I f i / I ` / , . 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O ti~ o H w ~ v Z7 ~ ~ ~n '-1 Nr D Z7 Z7 # O ~ c ° p m ~ ~ ~ o m O ~ . ~ ~ - ^ D ~ ~ o ~ ~ n ° ~ m ~ a . o °i ' ° m -~m `~a A Z1 ~ D N m a ~ coo vmi c a~F< ~`^~O~ O D ~3 O r o m N m~ v Z ~.~o~~ ~~ D ~ ~ N ~n ? n d~ r r N o'o ~°~ co r~0 ~ ^ ~ {~ Z O ~ ~ ~ N y r ~mon~ ~~,y{ ~ ~7 ~ O .- ~ ~ v m m o~c v _ m ~o' o o. ~ f-. °' pO~ `- '° ~ ° ~. o ~ c ~~ N m~ ~c O a~~m m a ~Dm~ ypm m 3 ° a ° Sn c N ° fD ~ m j' d l d 0 (p Q tp 'n o~ 0 .~ 0 rr r r N O C 2 rn D z t~ ~! ~ 0 !~ ~~ rn mN ~~ = ao ~C ~o N Z N . «. 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Nr.:' N N ~ ~ ~ N PJ ;. ~~ o~w- ~~°sx~~s~"~~ Planning Commission 0 ~.° Sta Re o rt ~~ ~~ .ff p IFOR DATE: November 6, 2008 TO: Planning Commission SUBJECT: REVIEW OF REVISED LANDSCAPE PLAN OF: Use Permit and Design Review allowing an 8 foot tall fence within the minimum required front setback, situated at 135 North Access Road (APN 015-173-140), in the Planned Industrial (P-I) Zone District in accordance with SSFMC Section 20.73.020(a) and Chapters 20.32, 20.81 & 20.85. Owner: Shell Oil Products Applicant: Burns & McDonnell Engineering Case No.: P07-0135 [UP 07-0024 & DR 07-0080] Env. Doc.: Categorical Exemption Section 15303(e) RECOMMENDATION: That. the Planning Commission review and approve the revised landscape plan. BACKGROUND/DISCUSSION: The Planning Commission approved the project at their meeting of October 16, 2008 with the condition that the applicant revise the landscape plan to increase the minimum depth to 10 feet for the area between the two existing driveways. (a distance of approximately-162+ feet), include more mature shrubs, move the fence to the back of the landscape area and place large specimen sized trees behind the fence (condition of approval #3). The applicant's revised landscape plan incorporates the direction of the Commission. City staff recommends that the Planning Commission approve the revised landscape plans. St ve Carlson, Senior Planner Attachment: Approved Conditions of Approval Plans CONDITIONS OF APPROVAL P07-0135 135 NORTH ACCESS ROAD (As approved by the Planning Commission on October 16, 2008) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. . 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the revised plans prepared by Burns & McDonnell, dated September 4, 2008, submitted in association with P07-0135 [Use Permit 07-0024 & Design Review 07-0084]. 3. Prior to the relocation of the k-rail and construction of the fence, the applicant shall submit a landscape plan. The landscape plan shall comply with the landscape plans prepared by Burns & McDonnell, dated September 4, 2008 and approved and amended by the Planning Commission at their meeting of October 16, 2008 in association with P07-0135. The applicant shall submit a revised landscape plan that includes providing a minimum depth of 10 feet for the landscape area between the two driveways, increasing the number of shrubs, moving the fence to the back edge of the landscape area, and placing specimen size trees behind the fence. The revised landscape plans shall be subject to the review and approval by the Planning Commission and the City's Chief Planner. 4. Prior to the final inspection, the vertical metal fence shall.be finished in black and the k-rail shall be painted a drab olive green color. The finishes shall be subject to the review and approval of the City's Chief Planner. 5. Prior to the final inspection, the owner shall obtain and thereafter maintain a Business License from the City of South San Francisco. (Planning Division: Steve Carlson, Senior Planner 650/877-8353) 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. 2. SPECIAL CONDITIONS a. The owner shall remove and replace any broken sidewalk, curb and gutter fronting the property. b. Any work performed in the city's right-of--way shall require an encroachment permit. The developer shall pay for an associated fees and/or deposits to obtain the encroachment permit. (Engineering Division: Sam Bautista Senior Civil Engineer 650/829-6652) C. FIRE DEPARTMENT 1. Insure that fence does not block access to any fire hydrant or fire protection device. 2. The automatic sliding gate is to have a knox box attached with a key to the gate insiding. 3. .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 Marshall: Luis Da Silva 650/829-6645) COPYRIGHT©2005 BURNS AND McDONNELL ENGINEERING COMPANY, INC. ! ~~ f~ ~~ ~ . , c 1- ~ a f` I J ~` Fy~ r ~ L C )T t f :! ~ [;~ ~ ~~ ~~ i , ~ ~ 1 ~J u• C I' 1 ' ~ . J~ 1 ~ 1 q m ay ~~ ~~~(,J I fj fP' I Z lC~\XI 1 ~ ~ D ("; [. Ir ~ f' it r„ -, o m Z N m z i ~ i1 ~ ," ~._. l t--/. m 1 ~ITr ~ , z .1~~ ~Y~li~~ . r:;i I ~` ~ •1"1 `r' ~ ~ ~k~ a .[a ~ w 1 - ~ ~ ~~~ ~;'~ ~ 3--, ~ i ,~r ~ ~ , r r6s'~ ~ `r ~ ° 1 ~r, ~ ` ~ ,l ~~f,~~ ~ ~~~~ i ~ ~ ~ a o 1 ~y. A rn ~ ~ ~ I.y -- `~ , 7~1 XI',Ir~Y ~ !Q ....i a n ~ ., ~ '~ T:iii 8~ ~~ c Y 9 ~~R? r.> B i ~ q m°~ p ^~ n ~ €~~ $ ~~ ~~C `8~ z ~~ Po <i ~ £ C ~ N ~ ~ ~ ~ ~ ~ 25 A ~ ~ c 4 ~ ~' a~~ >~ ~~ +. 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A fn nym Q N ~ ~EC ! „_.~ t C ~ n P ~ r o MoD ~ • ,Y~§ a y. v.' ~ 8~ - ~ ~ _~ N ~ N m O;~ T T I' :j~U ~ ' ~- ~ ~ a' ~ ~ ~1 N K' I n ; ~~n N ~ '~ H, ~` s ,° = ~ ~ E i 5 y w y ~ ~ ~ Z ~ r; u~l ~ ~ R~ w ~ ~ 5 ~ ~ . o -n s g ~ n ~- - _ ~ m m o n m n ~o ,.,,,, :~~ g °~x S - ~ Plannin Commission H ~ v staff Report ~9trFOR~~~ DATE: November 6, 2008 TO: Planning Commission SUBJECT: Genentech Master Plan Implementation -Employee Shuttle-Stops RECOMMENDATION: That the Planning Commission accept the shuttle stop location and designs proposed by Genentech in accordance with the Master Plan Implementation Program. BACKGROUND/DISCIJSSION: Implementation Program Overview Genentech has been working with Staff and the Planning Commission on the specific improvements and public amenities that are to be provided as part of the Master Plan Implementation Program (2007). In November of 2007, Genentech presented asix-month Master Plan Implementation Program Update to the Planning Commission. In May of 2008, Genentech followed up with the Annual Report, required under SSFMC Sections 20.39.080 and 20.40.080. The Commission accepted the Annual Report, but did clarify that shuttle stops were an area that needed additional review. Since completing the Annual Report, Genentech has undertaken a comprehensive shuttle stop study. The focus on shuttle stops addresses four key areas: to further the Transportation Demand Management (TDM) program goals, to enhance shuttle stop safety and user comfort, to improve the overall aesthetic of the campus, and to address concerns regarding interrupted traffic flow. The attached plans include conceptual design for five shuttle stop areas. They are identified on drawing 100-L00-001 "Site Key Plan" as "A", "B", "C", "D", and "E". Shuttle Stop Overview Genentech is proposing shuttle stop enhancement to existing stops on DNA Way and Grandview Drive and two new stops for additional user convenience (700 Forbes Boulevard and 435 Forbes Boulevard). STAFF REPORT TO: Planning Commission SUBJECT: Genentech Shuttle Stop Enhancements DATE: November 6, 2008 Page 2 Proposed Shuttle Stop Enhancements Genentech is proposing a number of shuttle stop enhancements. The enhancements respond to both Genentech's and the City's goals and objectives,' including TDM program success, employee safety, efficient movement of employees on campus, aesthetically pleasing design, and uninterrupted traffic flow on City streets to name a few. Staff believes that the conceptual plans submitted by Genentech achieve these goals and objectives. The enhancements include: • Relocation of curbs -Buses and shuttles will move entirely out of the vehicular travel lanes. There will be 9' pullouts on Grandview Drive/DNA Way and 10' pullouts on Forbes Boulevard. • Landscape Transition Zones =Landscape bulb-outs will be installed to identify shuttle pullout/pullover areas, which will allow the amount of paint striping to be minimized on the campus. • Larger Shuttle Shelters -The success of the TDM program, including the shuttles and commuter busses has necessitated the installation of larger shuttle shelters at two locations on the campus -Grandview Drive and on DNA Way near Forbes Boulevard. • New Shelter Locations for Grandview Drive -Two shuttle shelters will be moved from parking lot locations to Grandview Drive. This will add to the pedestrian environment on Grandview Drive and will improve efficiency for the shuttle routes. • Visually Interesting Design Characteristics -Typical characteristics or physical features found in the design of the proposed shuttle stops include meandering sidewalks, curvilinear seat walls, colored concrete, and new landscape planting. The end result will be a plaza-like environment with an identifiable sense of place surrounding each shuttle stop. In addition to the shuttle stop enhancements, Genentech has also added new crosswalks to address pedestrian safety on Forbes Boulevard and Grandview Drive. The proposed shuttle stop enhancements and new crosswalks have been vetted by the City's Traffic Advisory Committee as well as by the City Engineer. Details regarding permitting, maintenance, and access easements will be addressed prior to the issuance of permits for the aforementioned enhancements. STAFF REPORT TO: Planning Commission SUBJECT: Genentech Shuttle Stop Enhancements DATE: November 6, 2008 Page 3 CONCLUSION: Genentech's proposed Shuttle Stop Enhancement plans (attached) address the goals and objectives of Genentech and the City. 'The proposed enhancements are aesthetically pleasing, improve safety, and result in a more efficient campus shuttle transportation and uninterrupted traffic flow on City streets. Therefore, staff recommends that the Planning Commission accept the Shuttle Stop Enhancement program proposed by Genentech in response to the Implementation Program requirement for shuttle stops on Grandview Drive, DNA Way, and Forbes Boulevard. Gerr eaudin, AICP, LEED AP Senior Planner Attachments: 1. Plans -Shuttle Stop Enhancements, dated October 6, 2008 r Shuttle Stop Enhancements Prepared for the City of South San Francisco Planning Commission October 6, 2008 Genentech I N BUSINESS FOR L I F E SUMMARY To improve the shuttle stop configuration and designs along DNA Way and Grandview Drive, Genentech undertook a comprehensive study of the shuttle stop locations and a detailed program for them. This was done with the intention to further support the success of Genentech's Transportation Demand Management program, named gRide. As reported in the 2008 Annual Report on the Genentech 2007 Master Plan, the gRide program provides a variety of flexible and convenient services. This program is designed to provide alternatives to employees in getting to and from work, as well as around the Genentech campus. The program has enjoyed considerable success since the approval of the 2007 Master Plan, given the continual expansion of services. In fact, new services and incentives have been incorporated even since the 2008 Annual Report, including two new East Bay routes, and BART/ CalTrain incentives. The improvements described in this document were developed to enhance shuttle stops safety and user comfort, and to shorten route times to encourage increased ridership. These improvements are intended to encourage more employees to commute to work by alternative means, and still get around the campus quickly and efficiently. As required by the section 18.2 of the TDM Program, Appendix D of the 2007 Master Plan, the initial TDM Summary Report will be submitted with the 2009 Annual Report. The success of the TDM measures has been noteworthy to date; internal review has established that Genentech has already reached the Master Plan TDM goal of 30%. PROPOSED ENHANCEMENTS Based on an expanded study of the shuttle routing and stops, Genentech proposes improvements to the existing shuttle stops along DNA Way & Grandview Drive, and additional stops for user convenience. The new proposed stops are located at 700 Forbes Blvd. (Building 7) to service the Lower Campus, and at 435 Forbes Blvd. for service Genentech's Fitness Facility. The proposed enhancements include: • Curb-cuts to allow pull outs for the shuttles and buses completely out of the street travel lanes, and bike lanes. ^ Landscaped transition zones to define the shuttle pullover areas and minimize striping on the roadways • Larger shuttle shelters for commuter bus stops at two locations along Grand View Drive and DNA Way. • Relocation of two shuttle stops on the Upper campus from parking lots to new locations along Grandview Drive • New crosswalks to address pedestrian safety on Forbes Blvd. and Grand View Drive. By improving the shuttle stops, not only we address safety, but also we will be able to reduce travel time, and the number of shuttles on the roads at any given time. 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