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Home My WebLink About03-05-2009 PC Packet CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE March 5, 2009 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web- [email protected]. Wallace M. Moore Chairperson Roberto Bernardo Commissioner Mary Giusti Commissioner Stacey Oborne Vice Chairperson John Prouty Commissioner Rick Ochsenhirt Commissioner William Zemke Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Gerry Beaudin Senior Planner Senior Planner Linda Ajello Associate Planner Billy Gross Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Paaers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. 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 March 5, 2009 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 February 19, 2009. 2. Sign Program All Souls Church/Applicant Archdiocese, Of S F Parish/Owner 479 Miller Ave P09-0011: DR09-0010 & SIGNS09-0005 Type "C" Sign Permit for new facade signs for All Souls School at 479 Miller Avenue in the Downtown Zone (D-C-L) District in accordance with SSFMC Chapters 20.26 & 20.86. PUBLIC HEARINGS 3. Southwood Center Welch Family Partnership/Owner Joseph W. Welch Sr/Applicant 133 Southwood Ctr POS-0092: DROS-0043, VAROS-0002 & UPOS-0013 Master Use Permit and Parking Variance to establish acceptable use mix and site improvements within the existing Southwood Shopping Center at 133 Southwood Drive in the Retail Commercial Zone (C-1) District in accordance with SSFMC Chapters 20.22,20.81,20.82 & 20.85. 4. Oyster Point Business Park Oyster, Point Lie/Owner Oyster, Point Lie/Applicant 375-3S9 Oyster Point Blvd P09-0016: PUD09-0001, PCA09-0001, VAR09-0001 & TDM09-0001 Application for the following entitlements: Planning Commission Agenda - Cont'd March 5, 2009 Page 3 Interim Interpretation of permitted and conditionally permitted uses for the Oyster Point Business Park Properties, 375-389 Oyster Point Boulevard, in the Planned Industrial (P-I) and Planned Commercial (P-C) Zoning Districts, in accordance with SSFMC Section 20.24 and 20.32. Planned Unit Development to tie Oyster Point Business Park parcels together, in accordance with SSFMC Section 20.78 and 20.84 Transportation Demand Management Plan and Variance to reduce parking requirements and vehicle trips for the Oyster Point Business Park, in accordance with SSFMC Sections 20.82 and 20.120. 5. Rebels Elite Rebecca B. Hazen - Rebels Elite/Applicant Oyster, Point Lie/Owner 385 Oyster Point Blvd P09-0015: UP09-0005 Use Permit to allow a cheerleading gym (indoor sports & recreation use) within the Oyster Point Business Park, 389 Oyster Point Blvd, in the P-I Planned Industrial Zone District in accordance with SSFMC Section 20.32.030 & Chapter 20.81. ADMINISTRATIVE BUSINESS ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT ,J ) -' ~<:~: ,:x:;~ su~a~ Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting March 19,2009, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: httD://www.ssf.netldeDts/commS/Dlannina/aaenda minuteS.aSD or via httD://weblink.ssf.net SKlbla s:\A;gellC~Cls\PlClIICIICLlICg GOIMIMLssLolIC\20c:9\03-0S-0,3 RPG AgevcdCl,~oc MINUTES February 19, 2009 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE The meeting was called to order at 7:30 p.m. ROLL CALL / CHAIR COMMENTS ROLL CALL PRESENT: Commissioner Bernardo, Commissioner Giusti, Commissioner Ochsenhirt, Commissioner Prouty, Commissioner Zemke, Vice Chairperson Oborne and Chairperson Moore ABSENT: STAFF PRESENT: None. Chief Planner Kalkin, , Senior Planner Beaudin, Senior Planner Carlson, Associate Planner Gross, Administrative Assistant Aguilar, Senior Civil Engineer Bautista, Sergeant Kallas, Fire Marshal DaSilva and Consulting Engineer Scramaglia AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of meeting minutes of February 5, 2009. Motion--Commissioner Prouty /Second--Commissioner Giusti to approve the Consent Calendar. Approved by unanimous voice vote. PUBLIC HEARINGS 2. Smart Source Co/applicant C. J HOLDINGS LLC/owner 408 N CANAL ST P08-0097: UP08-0015 Use Permit to allow outside overnight storage of three small trucks, situated at 408 North Canal Street in the Planned Industrial Zone (P-1) District, in accordance with SSFMC Chapters 20.32 & 20.81. Public Hearing opened. Senior Planner Carlson presented the staff report. Commissioner Zemke was concerned with the trucks using the parking spaces and impacting circulation. Senior Planner Carlson explained that the trucks would park in the back along the building which would avoid circulation conflicts. Page 1 of3 Commissioner Ochsenhirt noted that the staff report notes three parking spaces have been assigned to the business per their lease. Senior Planner Carlson clarified that they have amended it to allocate 5 parking spaces to meet the City's requirement. David Denham, Smart Source Rentals, was available to answer questions the Commission might have. Motion--Commissioner Prouty ISecond.-Commissioner Giusti to approve P08-0097: UP08-0015 with a 6 month review. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 3. Appointment of a bicycle plan subcommittee. Consulting Engineer Scramaglia presented the staff report and requested that the Commission entertain appointing a Bicycle Plan subcommittee to work with the Bicycle Pedestrian Advisory Committee (BPAC). Commissioner Zemke was appointed to work with the BPAC on the Bicycle Plan. 4. Study Session Zoning Ordinance Update Citywide P07-0136: ZA07-0007 Zoning Ordinance Update Use Regulation Module #2 - Residential District development standards. Senior Planner Beaudin presented the Staff Report. Vivian Kahn, Dyett & Bhatia, presented module 2 of the Zoning Code update. The Commission commented as follows: Concern was raised with counting garages as part of the Floor Area Ratio (FAR) because it lessens the amount of livable area. Staff clarified that the provision is in the General Plan and is being enforced because it contributes to the mass of homes. The Commission directed that consideration be given to establish a minimum size home that could be accommodated to account for substandard size lots. Commissioner Prouty was also concerned with restricting small homes from adding square footage. Desian Review Reauirements Commissioners Zemke and Prouty suggested that the trim should apply to the entire home and not only the front. Ms. Kahn noted that staff had also suggested to do so. Commissioner Ochsenhirt questioned if requirement 4b still allows the garage to be in front. Ms. Kahn stated that the garage should not extend beyond the front of the building. Residential Multi Unit Commissioner Ochsenhirt noted that there was concern about how the City determined the front of a property on a corner lot. Ms. Kahn noted that there will be a section with rules on how to determine the front of the property, signs, FAR and other items. Curb cuts Page 2 of3 Commissioner Prouty noted that the language pertaining to curb cuts on lanes is a proposed deletion. Chief Planner Kalkin stated that curb cuts should be allowed as long as its an approved parking space. Additional Development Standards. Davliaht plane Commissioner Prouty questioned if the daylight plane is taken from the eaves of the property at a 45 degree angle. Ms. Kahn noted that the language does not allow any portion of the structure to extend over the daylight plane. Fences and walls. General site reaulations Commissioner Ochsenhirt questioned if the deleted language in A.1 would allow a 6 foot fence to go out to the front property line rather than have it be a lower height. Ms. Kahn noted that if iUs transparent and non-opaque it is allowed, as long as it meets with the requirements. Landscapina Commissioner Ochsenhirt noted that there is a tree preservation ordinance and questioned if it was taken into consideration in the landscaping section. Ms. Kahn noted that they will reference the tree preservation ordinance in the landscaping section. Ms. Kahn concluded that the Commission will discuss the parking section at the next Zoning Ordinance update study session. Chief Planner Kalkin noted that staff is in the process of preparing a Zoning Ordinance update working binder for the Commission to make it easier to reference the areas that have been previously reviewed. ITEMS FROM STAFF ITEMS FROM COMMISSION CommissionerOchsenhirt noted that the City is receiving an honorable mention from Sustainable San Mateo County for the new Joseph A Fernekes recreation building for the use of environmentally friendly materials. Commissioner Prouty thanked staff for creating minutes that are easy to read and are delivered in a prompt manner. Subcommittee Report - Housina Element Commissioners Ochsenhirt and Prouty reported that they met with the City Council Housing subcommittee, which are Mayor Matsumoto and Councilman Mullin to discuss the City's draft Housing Element update. Chief Planner Kalkin added that a community meeting has been scheduled at the Magnolia Senior Center on March 3rd at 6:30 p.m. ITEMS FROM THE PUBLIC ADJOURNMENT Motion-.Commissioner Prouty ISecond-Commissioner Giusti to adjourn the meeting at 9:01 p.m. Approved by unanimous voice vote. Page 3 of3 - ~ 't \\ S:!1N S (0 n >< .... \:j ~ <.) 0 0tlIFOP.~\.~ --- Planning Commission Staff Report DATE: March 5, 2009 TO: Planning Commission SUBJECT: Type C Sign Permit for new facade signs with a total sign area exceeding 100 square feet for All Souls School at 479 Miller Avenue in the Downtown Commercial Zone (D-C-L) District in accordance with SSFMC Chapters 20.26 & 20.86. Owner: Applicant: Case Nos. Archdiocese of SF Parish All Souls Church P09-00 11 (DR09-00 10, Signs 09-0005) RECOMMENDATION: That the Planning Commission approve a Type C Sign Permit allowing new fa~ade signs with a total sign area exceeding 100 square feet, subject to making the findings and adopting the conditions of approval. BACKGROUNDfDISCUSSION: The project is located at the All Souls School at 479 Miller Ave. The building has two existing building signs, consisting of individual lettering located above the entrance canopies on Miller A venue. These signs have an estimated combined area ofless than 25 square feet, and are proposed to be removed. The applicant is proposing 4 new fascia signs on the existing All Souls School building, one on each fac;ade. Each of the signs would consist of individual block letters, painted blue to contrast with the building. The signs would not be illuminated. The smallest of the signs would be located near the main entrance on Miller Ave, at the intersection of Spruce Ave, and would have a total area of 32 sq ft. The remaining 3 signs would each have a total area of 52 sq ft, and would be located in corner locations on the east, west and south walls. The proposed signs would have a combined sign area of 188 square feet. The project requires a Type C Sign Permit, because the total sign area exceeds 100 square feet (SSFMC Section 20.76.130). The proposed signs are compatible with the City Design Guidelines and the City Sign Regulations (SSFMC Chapter 20.76), and the sign design, finish and color are compatible with the building's archi tecture. Staff Report Subject: Date: All Souls School Signs (479 Miller Ave) March 5, 2009 Page 2 DESIGN REVIEW BOARD The Design Review Board, at its meeting of February 17, 2009, reviewed the project and was generally in favor of the proposed signage, with the following comments: 1. All banners currently on the site must be removed. This comment has been included as a condition of approval. ENVIRONMENT AL REVIEW The proposed project has been determined to be categorically exempt from environmental review under the provisions of CEQA (Class 11, Section lS311(a): Accessory Structures). Class 11 consists of construction, or replacement of minor structures accessory to existing commercial, industrial or institutional facilities, including on-premise signs. CONCLUSION/RECOMMENDA TION: The proposed signage complies with City development standards and the SSFMC Title 20 Zoning Regulations. Therefore, it is recommended that the Planning Commission approve the Type C Sign Permit allowing new facade signs with a total sign area exceeding 100 square feet. ~n /~"f,.'; I .b\l)~--'-- Billy ciross, Associate Planner ATTACHMENTS: Draft Findings of Approval - Type C Signs Draft Conditions of Approval Plans FINDINGS OF APPROVAL P09-0011 479 MILLER AVENUE (As recommended by City Staff March 5, 2009) As required by the "Sign Permit Procedures" (SSFMC Chapter 20.86), the following findings are made in approval of P09-00 11, Type C Sign Permit allowing new fascia signs with a total sign area exceeding 100 square feet, situated at 479 Miller A venue, 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 BLR Sign Systems, dated January 27, 2009; Design Review Board meeting of February 17,2009; Planning Commission staff report dated March 5, 2009; and Planning Commission meeting of March 5, 2009: 1. The new fascia signs with a total sign area exceeding 100 square feet, situated at 479 Miller Avenue, are consistent with the City's General Plan Land Use Element, which designates this site for Downtown Commercial. 2. The new fascia signs are consistent with the requirements of SSFMC Chapters 20.76 and 20.86, which require an approved Type C Sign Permit. The proposed fascia signs will better identify the building while being integrated with the building architecture. The fascia signs were recommended for approval by the City's Design Review Board. 3. The new fascia signs will not be adverse to the public health, safety or general welfare of the community, nor detrimental to surrounding properties or improvements. The fascia signs will result in a consistent level of sign quality and will complement the architecture of the building. * * * PROPOSED CONDITIONS OF APPROVAL P09-00 11 479 MILLER AVENUE (As recommended by City Staff on March 5, 2009) A. PLANNING DIVISION requirements shall be as follows: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the sign plan prepared by BLR Sign Systems, dated January 27, 2009. 3. The master sign program consists of four fac;ade signs with a total sign area of 188 square feet. No additional signs shall be placed on the site nor shall any sign revisions be allowed without prior approval by the Planning Commission. 4. All existing banner signs on the property shall be removed. Any future temporary signs shall require a conform with the Temporary Sign standards per SSFMC Section 20.76.160, which includes the requirement for a type "A" sign permit. (Planning Division Contact: Billy Gross, Associate Planner 650/877-8535) B. POLICE DEPARTMENT requirements shall be as follows: 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. (Police Department Contact: Sgt. Jon Kallas 650/877-8927) - I 0; 12 ->t ~~ ~ii rl\ Iii \"I...J.~ o~ ~ 'i. ~ r.n ~(1 ~ M- =r o ~ """" . o r:/). o =r o o ~ " l! ~ . i J i ~ ~ ~ ~ ~ . I ~ ~ " ~ ~ ,. E ~ I:- m ~ . C S s, , ~ ~ ~ ;; a: ~ c 8 ~ 5' ~ . ~ ~ Q ~ C ~ . ~ " ;:: . 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" . ~ "'" , , ......1 ,"l .- ~, .., l -- ':ii,'f;"'" ~ ~, J ."llJ -t.,} r", lo.Jrl l~' j t" I '!ii" , I~ IE~' :iH, l. f $1', ' jiiJ . rv ~ o 3 0- o ~ ~ o 3 o -., ~ 5' 0. o ~ -0 '" :l III '" ~ 0. tv -:> ~ ~ o 3 iD ;:l' 0- c 0. 5 <.0 III 0. <.0 III l/1 o C --I I :;;: )> r- r- ~'t\\ S&\' if ~ . ~~\ o n >< t;; I ~ C") v 0 (>-4lIFO-p.~\~ Planning Commission Staff Report DATE: March 5, 2009 TO: Planning Commission SUBJECT: 1. Master Use Permit establishing an acceptable use mix and site improvements within the existing Southwood Shopping Center at 133 Southwood Drive in the Retail Commercial Zone (C-l) District. 2. Variance allowing 96 parking spaces instead of the minimum requirement of 135 parking spaces. 3. Design Review oflandscape upgrades and a Master Sign Program. SSFMC: Address: Owner: Applicant: Case Nos.: Chapters 20.22, 20.81, 20.82 & 20.85 133 Southwood Ctr Welch Family Partnership Joseph W. Welch Sr P08-0092, DR08-0043, V AR08-0002 & DP08-0013 RECOMMENDATION It is recommended that the Planning Commission approve application P08-0092, for Master Use Permit UP08-0013, Parking Variance V AR08-0002 and Design Review DR08-0043, based on the attached findings and subject to the attached Conditions of Approval. BACKGROUND/ DISCUSSION Southwood Center, located along El Camino Real between W. Orange Ave and Ponderosa Rd, is comprised of a 33,833 sg ft multi-tenant commercial building. The center was constructed in the 1960s with parking as shown on the attached site plan. The existing parking lot does not comply with City regulations in terms of design nor does it provide the currently required number of parking spaces for the combined square footage of the tenant spaces, resulting in a situation where the property is considered legally nonconforming. Based on the City's Nonconforming Use regulations, the existing situation can remain as is so long as individual tenant spaces do not remain vacant for more than 12 months. However, if a tenant space were to remain vacant in excess of that time the nonconforming status is lost and the use would be required to comply with current zoning standards, including parking. In addition, the Zoning Ordinance requires a Use Permit for any change in use type within a building located within 200 feet of a residential zone. At present the center has a tenant space that has been vacant for longer than 12 months (129 Southwood). In order to address this issue, as well as to provide some additional flexibility in future uses in the shopping center, staff has recommended the applicant pursue a Master Use Permit, in conjunction with a Parking Variance, to establish a mixture of commercial use types that can be approved, making it easier STAFF REPORT SUBJECT: Southwood Center Master Use Permit DATE: March 5, 2009 Page 2 for both the city and the property owner to attract new tenants. In conjunction with the Master Use Permit, the applicant is proposing related improvements to the property, including: . Covenant for Parking Purposes. The covenant will obligate two adjacent surface parking lots to be used only by the shopping center. . Parking Lot Redesign. The redesign of the three existing parking lots will result in an increase number of parking spaces, from 84 to 96. As part of this permit the 2 ancillary lots will be upgraded with new paving, drainage, striping and landscaping. . Landscaping Improvements. New landscaping throughout the on-site parking area and in the two adjacent surface parking lots, as well as new street trees along Southwood Ave and potentially on El Camino Real. The improvements would increase the total area of landscaping from 2,167 sq ft to over 7,000 sq ft. Combined with the existing landscaping on the Mr. Pizzaman portion of the Southwood Center (which is the same parcel but is not part of this application), the total landscaping would exceed 10 percent for the entire property. . Master Sign Program. A comprehensive sign program for the entire shopping center, with compatible wall tenant signs, under canopy signs, and window signs. When viewed as a whole, the proposed improvements constitute a substantial investment by the property owner, and staff believes that the shopping center will appear as a more cohesive development in the future. PARKING Southwood Center has a total area of 33,833 sq ft, and was constructed with a total of 40 on-site parking spaces, located in the parking lot adjacent to the 7-Eleven. Under current zoning ordinance requirements, a multi-tenant shopping center of this size would be required to provide 135 parking spaces. Therefore, the shopping center has a parking deficit of 95 spaces. As part of this Master Use Permit application, the applicant is proposing to redesign the existing parking lot, which will expand the on-site parking to a total of 47 spaces. In addition, the applicant also owns two surface parking lots, referred to as "Parking Lot 2" and "Parking Lot 3" on the submitted plans, which are located directly to the west of the site across the street. These parking lots are currently used exclusively for parking by the shopping center, but they are not legally bound to the shopping center. Obligating these parking lots to the shopping center would provide an additional 49 parking spaces, resulting in a total of 96 off-street parking spaces. Conditional Use Permit to Allow Off-Site Parking Zoning Ordinance section 20.74.120(b) allows for an adjacent contiguous or other proximate property (within 500 feet) to be used for parking, subject to approval of a conditional use permit and the recording of appropriate legal agreements. STAFF REPORT SUBJECT: Southwood Center Master Use Permit DATE: March 5, 2009 Page 3 20.74.120(b) "an adjacent contiguous or other proximate property (i.e. within five hundred feet) may be used by the permitee for the parking spaces subject to approval of a conditional use permit if either of the following occurs: (1) The owner of record of the adjacent, contiguous or other proximate property submits a title report for the parcel and a covenant running with the land, or an easement, which (1) describes the parcel and obligates it for parking purposes free and clear of exceptions which would interfere with the use, (2) describes the obligation of the party to maintain the parking facility, and (3) describes the parking facility by a parking diagram approved by the planning commission. The covenant running with the land, or easement, shall be subject to the approval of the city attorney and shall be recorded in the county recorder's office;" The applicant is proposing to obligate the adjacent parking by recording a covenant running with the land. The applicant has been working with the City Attorney to draft an acceptable document, and staff has included a condition of approval stating that the covenant is subject to the approval of the city attorney and shall be recorded in the county recorder's office prior to the issuance of any building permits for the property. Parking Variance The inclusion of the two adjacent surface parking lots will result in a total of 96 off-street parking spaces for the shopping center. As stated above, a multi-tenant shopping center of this size would be required to provide 135 parking spaces. Therefore, the application requires consideration of a variance to the parking requirements to allow a 39 space reduction. SSFMC Section 20.82.080 provides that a variance may be granted from the parking requirements when such variance will a) be an incentive to-, and benefit for the non-residential development; and b) that such variance will facilitate access to the non-residential development by patrons of public transit facilities. The proposed project is non-residential in nature, and the proposed variance, as part of the Master Use Permit, will improve the existing shopping center's ability to continuously accommodate a broad range of commercial and retail uses. The shopping center is located on El Camino Real, a major arterial that provides the largest concentration of bus transit within the city. The shopping center is served by SamTrans; with one bus stop within 200 feet of the property. The approval of the variance will not impact access to the development by patrons of public transit facilities. It should also be noted that the shopping center has frontage on both El Camino Real and Southwood Center, and the two street frontages combined have approximately 35 parallel parking spaces, which is a significant amount of street parking for a shopping center of this size. In light of the above facts, and in consideration that the shopping center has been in use for over 40 years without severe parking problems, staff believes that the required preconditions for a variance to the parking standards are fulfilled by the applicant's proposal. STAFF REPORT SUBJECT: Southwood Center Master Use Permit DATE: March 5, 2009 Page 4 ACCEPT ABLE USE MIX The C-l zoning district lists a wide variety of "Permitted Uses" that are allowed by right if the remainder of the development standards are met. However, due to the substandard parking existing at the shopping center, any use that is not a continuance of the previous use requires a parking variance. This results in a long approval process and makes it difficult for the property owner to attract new tenants. As stated above, despite the lower number of available parking spaces, staff has not encountered any parking demand problems at the shopping center. As part of the master use permit, staff is proposing to identify a broad mixture of commercial uses that can be allowed within the shopping center. Staff is recommending that all uses listed as "Permitted Uses" be allowed without restriction on total area, with the following exceptions: · A maximum of 25 percent of the existing square footage can consist of Eating and Drinking Establishments (Convenience and Full Service). · A maximum of 10 percent of the existing square footage (no more than 1 tenant space) can consist of a Community Education or Day Care Services use. · A maximum of 10 percent of the existing square footage (no more than 1 tenant space) can consist of a Community Assembly use. · The total square footage of the above uses cannot exceed more than 30 percent of the overall square footage of the Southwood Center. Any uses listed as "Uses Permitted Subject to a Use Permit" would continue to require use permit approval through the Planning Commission, but it is recommended that SSFMC Section 20.22.030 not be enforced for the shopping center. Review of Master Use Permit The city is currently in the process of a comprehensive update of its Zoning Ordinance. As part of this update, revisions are being proposed to the parking requirements for all use classifications, as well as to the classification of uses that are permitted by right and permitted subject to use permit approval. Because the extent of the proposed revisions to the Zoning Ordinance are unknown at this time, staff recommends that the Planning Commission adopt a condition of approval to require a one year review of the master use permit. This review will allow modifications to the "Acceptable Use Mix". SIGN PROGRAM The proposed sign program addresses a variety of sign types within the site, including . Tenant Wall Panels . Under Canopy Secondary Signs . Window Vinyl Standards The proposed signage will constitute an improvement over the existing signage by creating an overall sign language that is complimentary in terms of materials, colors, illumination and lettering types. The Design Review Board found the proposed sign program to be well designed and recommended approval, subject to all of the signs having the same appearance and coloring. STAFF REPORT SUBJECT: Southwood Center Master Use Permit DATE: March 5, 2009 Page 5 DESIGN REVIEW BOARD The Design Review Board, at its meeting of November 18, 2008, reviewed the project and was generally pleased with the building modifications, landscape improvements and sign program, and offered the following comments: 1. Add street trees (potentially 4 along front of building, more in parking lots) along the street frontage. 2. Revise landscaping plans using a landscape architect familiar with the South San Francisco climate. The shrubs and ground cover as proposed on the plans will not survive SSF elements. 3. As part of Master Sign Plan, all signs should have the same appearance and coloring. The minutes of the Design Review Board are attached to this staff report. The applicant has incorporated the comments into the attached plans. GRAND BOULEVARD INITIATIVE CONSISTENCY The approval of a Parking Variance and Master Use Permit would fulfill the following Guiding Principles of the Grand Boulevard Initiative. . Guiding Principle #5 - "Manage parking assets." Reducing the amount of required parking is listed as a potential strategy to meet this guiding principle, and therefore the Parking Variance would be in keeping with the Grand Boulevard Initiative. . Guiding Principle #7 - "Preserve and accentuate unique and desirable community character and the existing quality of life in adjacent neighborhoods." One of the strategies listed for this guiding principle is to preserve diverse local small businesses and create economic opportunities for their continued presence in the revitalized corridor. GENERAL PLAN CONSISTENCY AND ZONING COMPLIANCE The project site is designated "Community Commercial" by the General Plan, which includes major commercial districts, such as El Camino Real, where this project is located. The uses allowed include retail and department stores, eating and drinking establishments, commercial recreation, service stations, financial, business and personal services, motels, and educational and social services. As the existing shopping center is a commercial use consistent with the Community Commercial designation, the proposal is consistent with the applicable policies of the General Plan. The property is located in the Retail Commercial (C-l) Zoning District and is designated Community Commercial in the Land Use Element of the General Plan. Both the zoning district and general plan designation allow a broad range of commercial uses, including retail and department stores, eating and drinking establishments, commercial recreation, service stations, financial, business and personal services, motels, and educational and social services. STAFF REPORT SUBJECT: Southwood Center Master Use Permit DATE: March 5, 2009 Page 6 ENVIRONMENTAL REVIEW The proposed project has been determined to be categorically exempt from environmental review under the provisions ofCEQA (Class 1, Section 15301: Minor alteration to existing facilities). CONCLUSION/RECOMMENDA TION It is recommended that the Planning Commission approve application P08-0092 for Master Use Permit UP08-0013, Parking Variance V AR08-0002 and Design Review DR08-0043 based on the attached findings and subject to the attached Conditions of Approval. By: ross, Associate Planner Attachment: Draft Findings of Approval - Use Permit Draft Findings of Approval - Variance Draft Conditions of Approval Design Review Board Meeting Minutes - November 18, 2008 Covenant Running with the Land Regarding Parking for 133 Southwood Center Master Sign Program Revised Improvement Plans DRAFT FINDINGS OF APPROVAL 133 SOUTHWOOD CTR P08-0092/UP08-00 13 (As recommended by City Staff on March 5, 2009) As required by the Use Permit Procedures (SSFMC Section 20.81.050), the following findings are made in support of Application P08-0092/UP08-0013 allowing a Master Use Permit for an existing multi-tenant shopping center in the Retail Commercial (C-I) Zoning District in accordance with SSFMC 20.81, based on public testimony and materials submitted to the South San Francisco Planning Commission which include, but are not limited to: Plans prepared by applicant, dated February 13,2009; Design Review Board comments, dated November 18,2008; Planning Commission staff report dated March 5, 2009; and Planning Commission meeting of March 5, 2009: 1. The proposed improvements, including the sign program, landscaping and parking variance, will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The building and site improvements design meet the City Design Guidelines and have been recommended for approval by the Design Review Board. 2. The existing Southwood Center shopping center complies with the General Plan Land Use Element designation of the site, Community Commercial, which allows a range of commercial uses. 3. The site, located in the Retail Commercial District, is adjacent to other similar retail commercial uses and will comply with all applicable standards and requirements of SSFMC Title 20. DRAFT FINDINGS OF APPROVAL 133 SOUTHWOOD CTR P08-0092N AR08-0002 (As recommended by City Staff on March 5, 2009) As required by the Variance Procedures (SSFMC Section 20.82.080), the following findings are made in support of Application P08-0092N AR08-0002 allowing 96 parking spaces instead of the minimum requirement of 135 parking spaces, based on public testimony and materials submitted to the South San Francisco Planning Commission which include, but are not limited to: Plans prepared by applicant, dated February 13, 2009; Design Review Board comments, dated November 18, 2008; Planning Commission staff report dated March 5, 2009; and Planning Commission meeting of March 5, 2009: 1. Granting of the Variance allowing 96 parking spaces instead of the minimum requirement of 135 parking spaces is necessary to allow the continued use of the property for retail purposes. Strict application of the parking regulations would deprive the owner of the ability to use the property for the commercial use for which it was constructed. Conditions of approval are included to require a covenant running with the land to obligate the two adjacent parking lots to the shopping center. 2. Granting of the Variance allowing 96 parking spaces instead of the minimum requirement of 135 parking spaces will not constitute a special privilege granted to the recipient inconsistent with the limitations on other properties in the vicinity and Zoning District in that the existing development complied with the City parking requirements at the time the shopping center was originally constructed and there is not practicable option to increase parking. 3. Granting of the Variance allowing 96 parking spaces instead of the minimum requirement of 135 parking spaces ~ill be an incentive to, and a benefit for, the retail use in that it will allow the continued retail and commercial use for which the building was originally constructed. 4. Granting of the Variance allowing 96 parking spaces instead of the minimum requirement of 135 parking spaces, will not impact access to the non-residential development by patrons of public transit facilities. DRAFT CONDITIONS OF APPROVAL 133 SOUTHWOOD CTR P08-0092, UP08-0013, V AR08-0002 & DR08-0043 (As recommended by City Staff on March 5, 2009) A) Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial, Industrial and Multi-Family Residential Projects. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans prepared by submitted in association with Use Permit 08-0013. 3. All uses listed in SSFMC Section 20.22.020 as "Permitted Uses" are allowed without restriction on total area, with the following exceptions: a. A maximum of 25 percent of the existing square footage can consist of Eating and Drinking Establishments (Convenience and Full Service). b. A maximum of 10 percent of the existing square footage (no more than 1 tenant space) can consist of a Community Education or Day Care Services use. c. A maximum of 10 percent of the existing square footage (no more than 1 tenant space) can consist of a Community Assembly use. d. The total square footage of the above uses cannot exceed more than 30 percent of the overall square footage of the Southwood Center. SSFMC Section 20.22.030 "Use Permit Required" shall not be enforced for the shopping center. All uses listed in SSFMC Section 20.22.040 as "Uses Permitted Subject to a Use Permit" would continue to require use permit approval through the Planning Commission. 4. The final landscape plan shall be subject to the review and approval by the City's Chief Planner. The final landscape plan shall include a trash management plan that shall indicate how trash management shall occur for the entire shopping center, including but not limited to storage, pick-up and removal. All landscaping and trash management improvements shall be completed prior to the occupancy or intensification of any use within the vacant tenant space at 129 Southwood Ave. 5. Within 30 days ofthe Planning Commission approval of this application, the applicant shall file a covenant running with the land to obligate the two existing surface parking lots (APN Nos 013-044-240 and 013-044-250) to provide and maintain parking for the Southwood Center shopping center (APN No 013-045-100). The covenant shall be subject to the approval of the City Attorney, and shall be recorded in the County Recorder's Office for the County of San Mateo. 6. The Master Use Permit shall come back for review in accordance with the revised Zoning Ordinance by the Planning Commission one yearfrom the original approval (March 18,2010), at which time the applicant may apply to modify the Master Use Permit. 7. Any roof equipment visible from the public right of way shall be screened from view by a roof screen designed to be compatible with the existing building architecture. CONDITIONS OF APPROV AL SUBJECT: Southwood Center Master Use Permit Page 2 (Planning Division contact: Billy Gross, 650/877-8535) B) Engineering Division requirements shall be as follows: 1. STANDARD CONDITIONS The developer shall comply with the applicable requirements of the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", as contained in the Engineering Division's "Standard Development Conditions" booklet, dated January 1998. A copy of this booklet is available from the Engineering Division at no cost. 2. SPECIAL CONDITIONS a. The owner shall, at his/her expense, repair any broken sidewalk, curb and gutter fronting the property. b. Any work performed in the City's right-of-way or any awnings hanging into 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 contact: Sam Bautista, 650/829-6652) C) Police Department requirements shall be as follows: 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Landscaping Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. 3. Building / Area Security a. Lighting 1. Parking lots, (including parking lots with carports) driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to buildings shall be provided with high intensity discharge lighting with sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of business darkness and provide a safe, secure environment for all persons, property, and vehicles on site. Such lighting shall be equipped with vandal-resistant covers. A lighting level of .50 to 1 foot-candles minimum, maintained at ground level is required. CONDITIONS OF APPROVAL SUBJECT: Southwood Center Master Use Permit Page 3 2. 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. 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. 4. The applicant shall submit a lighting plan to be reviewed and approved by the Police Department. Lighting plans shall include photometric and distribution data attesting to the required illumination level. 5. Fencing should be of an open design (e.g. bars and columns), to aid in natural surveillance. b. Traffic, Parking, and Site Plan 1. All entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC, to assist in removing vehicles at the property owner's/manager's request. 2. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau at 829-3934. (Police Department contact, Sgt. Jon 1. Kallas 650/877-8927) D) Water Quality Control Plant requirements shall be as follows: 1. Stormwater treatment is to be installed. The existing catch basins can be retrofitted but I would prefer to see a landscaped based approach. Tree boxes or a similar treatment device would be acceptable. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 3. Provide adequate drainage for the parking lot. 4. Include the use of pervious pavement where possible. 5. 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. As part of the trash requirement of the Municipal Regional Stormwater Permit, the parking lots must be cleared of trash at least once every 24 hours. The trash must be placed in a covered receptacle to avoid the pollution of the storm drains and creek. CONDITIONS OF APPROVAL SUBJECT: Southwood Center Master Use Permit Page 4 7. If a yogurt store occupies one of the stores a grease removal device may be required. (WQCP contact, Cassie Prudhel 650/829-3840) E) Building Division requirements shall be as follows: 1. 101-150 parking stalls will require 5 handicapped parking stalls. 2. 100 or less will require 4 handicapped parking stalls. (Building Division contact, Jim Kirkman 650/829-6670) 3. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Welch Family Partnership Joseph W. Welch Sr 133 Southwood Drive P08-00n, DR08-0043, V AR08-0002 & UP08-0013 Use Permit/Parking Variance - Southwood Shopping Center (Case Planner: Billy Gross) Master Use Permit and Parking Variance to establish acceptable use mix and site improvements within the existing Southwood Shopping Center at 133 Southwood Drive in the Retail Commercial Zone (C-I) District in accordance with SSFMC Chapters 20.24,20.81,20.82 & 20.85 The Board had the following comments: I. Add street trees (potentially 4 along front of building, more in parking lots) along the street frontage. 2. Revise landscaping plans using a landscape architect familiar with the South San Francisco climate. The shrubs and ground cover as proposed on the plans will not survive SSF elements. 3. As part of Master Sign Plan, all signs should have the same appearance and coloring. Recommend Approval with Conditions. 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Approved as submitted. FELCOR/CSS, HOLDINGS L P California Signs Installation 250 Gateway Blvd P08-0091 & Signs08-0057 Type "B" Sign - Embassy Suites (Case Planner: Linda Ajello) Type "B" Sign Permit for Embassy Suites at 250 Gateway Blvd in the Gateway Specific Plan District in accordance with SSFMC Chapters 20.57, 20.76, 20.85 & 20.86 RECORDED AT THE REQUEST OF AND WHEN RECORDED RETURN TO: City of South San Francisco 400 Grand Avenue South San Francisco, California 94080 Attn: City Clerk (Space Above Line for Recorder's Use) (Exempt from Recording Fee per Gov. Code ~ 6103) COVENANT RUNNING WITH THE LAND REGARDING PARKING FOR 133 SOUTHWOOD CENTER WHEREAS, The Welch Family Partnership, L.P. ("Covenantor") is the owner of certain real property located in the City of South San Francisco, County of San Mateo, State of California, Assessor Parcel Numbers 013-044-240 and 013-044-250, as more particularly described in Exhibit A, attached hereto and incorporated herein by reference ("Parking Parcels"); and WHEREAS, Covenantor desires to establish a covenant running with the land to allow the owner of the certain real property located in the City of South San Francisco, County of San Mateo, State of California, Assessor Parcel Number 013-045-100, as more particularly described in Exhibit B, attached hereto and incorporated herein by reference ("Commercial Parcel"), as well as owner's successors and assigns, tenants, sub-tenants, customers, invitees, and guests, to use the Parking Parcels for vehicular and pedestrian ingress and egress and vehicular parking; and WHEREAS, the covenants contained herein are intended to run with the land to all successive owners and assigns of the Parking Parcels and Commercial Parcel. NOW THEREFORE, for good and valuable consideration, Covenantor hereby covenants as follows: 1. Covenantor covenants that the use of the Parking Parcels shall be restricted for the benefit the Commercial Parcel; specifically, the Parking Parcels shall be made available for vehicular and pedestrian ingress and egress and vehicular parking by the Commercial Parcel's owner, successors and assigns, tenants, sub-tenants, customers, invitees, and guests. In no event shall the Parking Parcels be used for any purpose or use (nor shall any activity be carried on upon the Parking Parcels) which in any manner causes, creates, or results in a public or private nUIsance. 2. Restrictions and covenants contained herein shall run with the land and bind all successive owners, purchasers, and assigns of the Parking Parcels and Commercial Parcel. 3. This Covenant Running with the Land shall be recorded in the County Recorder's Office for the County of San Mateo. IN WITNESS WHEREOF, the Covenantor hereto has caused this Covenant Running with the Land to be executed as of the following date and year: COVENANTOR: By: Date: Title: 1200599.1 MASTER SIGN PROGRAM - 735 EL CAMINO REAL SO. SAN FRANCISCO ANCHOR TENANT SPECIAL SIGN ALLOWANCE: Anchor Tenant 7-11 allowed to have (2) Custom Face Illuminated Sign Cabinets - 54"x 13'.0" - with custom 3 color logo on white background. (EXISTING). ALL OTHER TENANT WALL PANELS: Fabricated 1 18" thick Aluminum 5-sided boxes - 24"tall standard height X 5" standard depth by X (which equals one of three standard lengths specified below): Tenants with Space Frontage of Under 26 ft. = 1 0' long Tenants with Space Frontage of Under 40 ft. = 12'Iong Tenants with Space Frontage 40'and above = 14'long Panels all finish-painted entirely dark green (or other color TBD) in acrylic polyurethane, satin finish, to match 36" building sophet upon which they will be installed. Tenant lettering in Custom Styles and Logos cut through sign panel face to expose transluscent white acrylic panel behind. Only white lettering will illuminate at night. Minimum margins top and bottom to be 3-1/2': Minimum margins on sides to be 5': Panels fitted with White Internal LED lighting and transformer - to be housed within an aluminum reverse-pan which fits within the main panel - electrical to be hooked up to existing or new electrical circuit run from Tenant space J Box. Installation shall be with stainless steel, nickel, or cadmium plated fasteners. Exposed fasteners to be painted to match background surface. All wiring, transformers, electrical boxes, switches, conduit access doors, and manufacturer's label to be concealed from view. The general location of the sign shall be centered vertically and horizontally above the tenant space (at the discretion of the landlord). Proposed Tenant Sign Layouts to be submitted for approval to the landlord and to City of So. San Francisco for permitting prior to fabrication. Approval or disapproval of sign submittals based on aesthetics or design shall remain the right of Landlord or landlord's representative" & the City of So. San Francisco. Signage must meet all requirements of the State of California and the City of So. San Francisco. l' 10ft - 0 in t '4~ ~~~T~!~~~ w ----T...... ---->l.:-r:::s 5' "=:t N Wall Panel - CUSTOM LETTERING MINIMUM MARGINS ~ MASTER SIGN PROGRAM - 735 El CAMINO REAL SO. SAN FRANCISCO Page 2 UNDER CANOPY SECONDARY SIGNS: Fabricated 112"thick 2-sided PAINTED SINTRA PANELS - 16"tall standard height X 60" standard WIDTH Panels all finish-painted entirely dark green (or other colorTBD) in acrylic polyurethane, satin finish, to match main building sophet signs. Tenant lettering all in Standard Style lettering applied to both sides in white high performance vinyl. Only white lettering allowed. Minimum margins top and bottom to be 3-1/2': Minimum margins on sides to be 5': Tenants will be encouraged to use generic wording (ie: Furniture or Soup & Sandwiches) rather than their names to avoid cluttered, overly wordy signs. Proposed Under Canopy Tenant Sign layouts to be submitted for approval to the landlord and city prior to fabrication. Approval or disapproval of sign submittals, based on aesthetics or design, shall remain the right of landlord or landlord's representative" & the City of So. San Francisco. Signage must meet all requirements of the State of California and the City of So. San Francisco. t 5 It, 0 in t .y 5 in ) "" .. 3' Designer Furniture THE FINEST IN HOME DECOR 1~ MASTER SIGN PROGRAM - 735 EL CAMINO REAL SO. SAN FRANCISCO Page 3 WINDOW VINYL STANDARDS Window signs which consist of lettering applied directly to windows in pre-cut vinyl, are allowed provided that the sign copy area occupies no more than 30% of ground-floor window space. The area of such signs shall be included in the total permissible sign area for the space ( 1 sq. ft. per lineal ft. of space street frontage. - counting wall sign panel and windows). All vinyls except name of business to be in white sub-surface applied vinyl. Names may be in custom styles and colors of individual business, sub-surface applied to glass in area designated. Window Vinyls to conform to the following perimeters: Name of Business to always appear on the window to the left of the entry door within the designated area (see example below). Hours, Directional copy for deliveries, or other small informational copy to always appear on the entry door itself. Copy indicating services, or products offered, to always appear on window to right of entry door, within the designated area delineated by up to 3 divider lines (four lines of text) . Individual words, or phrases to be divided by standardized 1" dots per example. Address # Name Area Sandwiches 0 Salads 24"X 36" Hou" Bedroom Sets 0 Chairs vertical or ""...." lnform.Jtlon Silk Wraps 0 Decorative horizontal Claims Adjuster MASTER SIGN PROGRAM, 73S EL CAMINO REAL SO. SAN FRANCISCO Page 4 PROHIBITED SIGNS: The following signs shall not be permitted, erected or maintained with the property as per City Code 20.76.100 Signs which are structurally unsafe, or constitute a hazard to safety or health by reason of inadequate maintenance or dilapidation. IIluiminated signs with lights or illumination which flash, move, rotate, scintillate. blink, flicker, reflect, vary in intensity, vary in color, or use intermittent electrical pulsations. No such sign shall create, in any way, an unsafe distraction for motor vehicle operators, or obstruct the view of motor vehicle operators entering a public roadway from a parking area, service drive, alley, or other thoroughfare. Signs which obstruct any door, window, fire escape; or are attached to a standpipe, gutter drain, or fire escape. No person shall park any vehicle within the public right'of,way or in a location on public or private property that is visible from a public thoroughfare for the purpose of advertising goods or services. Any parked vehicle which has attached to it or suspended from it any advertising sign shall be presumed to be parked for advertising purposes. A vehicle which has a sign printed directly upon or permanently affixed to the body or other integral part of the vehicle for permanent identification or decoration is not subject to this prohibition. SIGN MAINTENANCE: Each sign shall be maintained by the owner thereof in a clean, sanitary, attractive and inoffensive condition, Freestanding signs shall be free and clean of all obnoxious substances, rubbish, and weeds. All signs shall be maintained in a neat and orderly condition at all times, ~~N,ff:2x:iK; "',", . 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Interim Interpretation of Permitted and Conditionally Permitted Uses for the Oyster Point Business Park Properties, 375-389 Oyster Point Boulevard, in the Planned Industrial (P-I) and Planned Commercial (P-C) Zoning Districts, in accordance with SSFMC Section 20.24 and 20.32. 2. Planned Unit Development to tie Oyster Point Business Park parcels together, in accordance with SSFMC Section 20.78 and 20.84. 3. Transportation Demand Management Plan and Variance to reduce parking requirements and vehicle trips for the Oyster Point Business Park, in accordance with SSFMC Sections 20.82 and 20.120. Address: Owner: Applicant: Case No.: 375-389 Oyster Point Blvd (015-010-630 & 015-010-240) Oyster Point LLC Oyster Point LLC P09-0016: PCA09-0001, PUD09-0001, V AR09-0001 & TDM09- 0001 RECOMMENDATION It is recommended that the Planning Commission approve 1) Resolution to allow an Interim Interpretation of Permitted and Conditionally Permitted Uses for the Oyster Point Business Park Properties, 2) Planned Unit Development to tie Oyster Point Business Park parcels together, 3) Variance allowing 5 percent reduction in the number of required parking spaces, and 4) Transportation Demand Management Plan in association with a Variance reducing parking requirements, subject to the conditions of approval and making the required Findings. BACKGROUNDffiISCUSSION The 33.1 acre Oyster Point Business Park (OPBP) was constructed in the 1980s as a multi-building warehouse complex containing a total of 403,917 sq ft of floor area and a 227 berth marina. In the two decades after construction, a significant percentage of the area has been converted to higher intensity uses, including research and development, office and retail, resulting in a code deficiency with respect to parking supply. In 1999 the General Plan was updated, and the land use designation for this area was changed from Planned Industrial to Business Commercial and Coastal Commercial. The Business Commercial designation permits administrative, financial, business, professional, medical and public offices, and visitor-oriented and regional commercial activities. Coastal Commercial permits business/professional STAFF REPORT SUBJECT: Oyster Point Business Park - Interim Use Interpretation DATE: March 5, 2009 Page 2 services, office, convenience sales, restaurants, public marketplace, personal/repair services, limited retail, hotel/motel with a coastal orientation, recreational facilities and marinas. In mid-2008 the business park was purchased by the present owners, Oyster Point LLC, with the intent to demolish and redevelop the property as a life sciences campus. The owner has been in negotiations with the City over various aspects of the upcoming project but acknowledges a need to continue to operate the business park in the short term (approximately 5 years). The City is currently in the process of updating its Zoning Ordinance to be in compliance with the General Plan. This is important because some of the uses that are currently allowed under the Planned Industrial zoning district in the Zoning Ordinance are not allowed under the Business Commercial land use designation in the General Plan. The property owner would like to clearly establish the uses that can be allowed in the Planned Industrial zoned portion of the OPBP in the interim time-period before the adoption of the updated zoning ordinance. To establish the allowed uses, staff is proposing the following: 1. Interim Interpretation of Permitted and Conditionally Permitted Uses for the Oyster Point , Business Park Properties. This document sets forth a recommendation on the use classifications that staff could support as permitted in the P-I zoning district of the OPBP property, together with a recommendation on the allowable timeframe for these uses. 2. Planned Unit Development. The PUD would tie the separate parcels of the business park together, allowing for shared parking between the separate parcels. 3. Variance to Parking Requirements. In conjunction with the PUD, the applicants have drafted a Preliminary Transportation Demand Management Plan to reduce parking and vehicle trips in association with a Variance to reduce the overall parking requirement. INTERIM INTERPRET A TION Following is the opening paragraph of the document, which details the purpose and timelines of the proposed interpretation: "The City is currently in the process of developing and adopting a comprehensive update to its Zoning Ordinance, consistent with the City's existing General Plan. Concurrently, Oyster Point Ventures, LLC, is proposing to redevelop the Oyster Point Business Park Properties ("OPBP Properties", as described in Exhibit A, attached hereto and incorporated by reference).To allow the continued efficient and effective use of existing buildings on the OPBP Properties site, the Chief Planner and the Planning Commission, pursuant to their authority under section 20.04.060 of the South San Francisco Municipal Code, adopt this Interim Interpretation. This Interim Interpretation is intended to define the types of uses that may be approved for the portions of the OPBP Properties that are currently zoned Planned Industrial (P-I). The Effective Period for this Interim Interpretation shall begin on the date that the South San Francisco Planning Commission formally adopts a resolution approving this Interim Interpretation, and shall terminate on the date that the Zoning Ordinance Update becomes effective. Once the Zoning Code Update becomes effective, STAFF REPORT SUBJECT: Oyster Point Business Park - Interim Use Interpretation DATE: March 5, 2009 Page 3 this Interim Interpretation shall no longer have any force or effect. Complete applications submitted prior to the termination of the Effective Period may be approved for a period of up to six (6) months following the date that the Zoning Code Update becomes effective. Uses approved pursuant to this Interim Interpretation may only remain in use for a period not to exceed five (5) years from the date that the use commences. If any disagreement should arise regarding the meaning or effect of this Interim Interpretation, it shall be resolved by the Chief Planner or designee as quickly as is practicable. Uses approved pursuant to this Interim Interpretation shall be subject to all federal, state, and local laws and regulations, including without limitation, the requirement to obtain a use permit for special operations and structures, and for any use that generates 100 or more vehicle trips per day, as described in sections 20.32.060 and 20.32.070 of the Municipal Code. Uses listed in this Interim Interpretation shall have the meanings described in Chapter 20.06 of the Municipal Code." The document also lists the allowed use classifications, split into two categories; "Permitted" and "Permitted with CUP". The types of Industrial Uses that would be allowed under the Interim Interpretation are significantly reduced in comparison with the Planned Industrial zoning district. This is due to the property's General Plan land use designation, Business Commercial, which does not include industrial uses as allowed. The Interim Interpretation would allow the following industrial use types during the interim period. . Custom Manufacturing - Refers to establishments primarily engaged in on-site production of goods by hand manufacturing which involves only the use of hand tools or domestic mechanical equipment not exceeding two horsepower or a single kiln not exceeding eight kilowatts, and the incidental direct sale to consumers of only those goods produced on site. . Food Preparation (may include catering services) - Refers to establishments primarily engaged in the preparation of food products only for off-site sales. The remainder of the allowed use classifications in the Interim Interpretation are generally in keeping with the current Civic and Commercial use types allowed under the Planned Industrial zoning district. The following use types would be broadened under the Interim Interpretation. . Administrative and Business Offices - May include administrative offices for import/export businesses, provided that anyon-site storage is limited to an Accessory Use. . Repair Services, Consumer - May include repair of computers and consumer electronic devices. Staff can support these minor expansions of existing uses as generally consistent with the intent of the Business Commercial designation and supportive of the surrounding conforming industries. P ARKING VARIANCE After reviewing the City's plans on file for the OPBP, staff estimates that as of the early 1990s there were approximately 800 approved parking spaces. Staff performed a field verification prior to the Planning Commission meeting and identified approximately 867 striped parking spaces. It appears that the previous owner restriped much of the parking in the late 1990s without City approval, creating many spaces that would not meet the City's minimum design and circulation standards (e.g. minimum stall-width requirements, spaces located in front of roll-up doors, etc.). STAFF REPORT SUBJECT: Oyster Point Business Park - Interim Use Interpretation DATE: March 5, 2009 Page 4 To determine current parking occupancy rates, city staff completed informal parking counts at the site on two separate occasions. The highest number of vehicles counted on site was 246. Using the 867 striped spaces as a baseline, this equates to approximately 30 percent occupancy. Even given the fact that approximately 30 percent of the business park is presently vacant there still appears to be a large surplus of parking available. Current Parking Requirements The business park is required to provide parking for the marina in addition to its tenant spaces. In 1982, the previous property owner and the Bay Conservation and Development Commission (BCDC) entered into an agreement [BCDC Permit #4-82(B)] pursuant to the original construction of the business park. Subsequently this permit has been amended, with the most recent amendment occurring in August of 2003. According to the most recent permit, the business park is required to provide 70 parking spaces exclusively for marina users and the public (55 for marina use only, 15 for public use only). An additional 96 parking spaces are required to be signed for use by both marina users and by business park tenants. The current parking requirement for the existing business park tenants, including vacant tenant spaces, has been calculated by staff to be 746 spaces. To determine the parking requirement for the vacant tenant spaces, staff used the parking requirement for speculation space, which assumes 40 percent office space and 60 percent warehouse space. Using the 800 approved parking spaces as a baseline, following is the breakdown of parking spaces available. This breakdown assumes that the City is amenable to the BCDC requirement for 96 shared spaces, which business park tenants would be allowed to use, and therefore these spaces would be included in the tenant space total: Total Parking Available Minus BCDC Requirement Available to Business Park Tenants 800 spaces -70 spaces 730 spaces Parking Requirement Adjustment based on TDM Plan The total parking available to business park tenants in this scenario, 730 spaces, would be less than the minimum parking requirement per the Zoning Ordinance requirements, 746 spaces. However, as part of the request for a Parking Variance the applicant is required to implement a Transportation Demand Management Plan. TDM Plans that have been approved and implemented within other areas of the City have shown, on average, a 9.5 percent trip reduction for each respective site. In this case, subject to the approval and implementation of a Final TDM Plan, staff is recommending that the parking requirement be reduced by 5 percent for each tenant space. Based on a 5 percent reduction, the overall parking requirement for the existing business park tenants would be reduced from 746 spaces to 709 spaces, within the available amount of conforming parking. It should be noted that if the applicant were to restripe the existing parking to create additional conforming parking spaces, the number of parking spaces available for use by the business park tenants would increase. If the applicant would like to expand the approved number of parking spaces, they shall submit a scaled and dimensioned improvement plan for review and approval. STAFF REPORT SUBJECT: Oyster Point Business Park - Interim Use Interpretation DATE: March 5, 2009 Page 5 TRANSPORTATION DEMAND MANAGEMENT (TDM) PLAN In accordance with the requirements of the TDM Ordinance, the applicant has prepared the attached preliminary TDM Plan designed to achieve a 28% alternative mode use, consistent with a project with more than 100 daily average trips. As conditioned, the preliminary TDM plan provides for the requisite mode shift goal, and includes all mandatory elements including participation in shuttle programs, carpool and vanpool ridematching and preferential parking, guaranteed ride home program, secure bicycle parking, shower and locker facilities, onsite program coordinator, promotional programs, participation in the Peninsula Congestion Relief Alliance (Alliance), etc., as well as several additional measures including alternative commute subsidies, bicycle connections, flextime, telecommuting and reduced parking. The preliminary TDM does not give specific numeric and location requirements for all of the elements, including but not limited to: . Shower and locker facilities . Bicycle Parking, Long- and Short-Term . Carpool and Vanpool Parking . Passenger Loading Zones Staff has discussed these items with the applicant, and more specific requirements will be included in the Final TDM Plan, which shall be submitted to the Chief Planner for review and approval within 30 days of final approval of this application. The Final TDM Plan will consist of the final construction plans and possible additional TDM Plan measures to ensure the development meets the intended TDM reductions. The plan is also subject to a formal Annual Review by City staff [SSFMC 20.120.1 00]. The Annual Review, consisting of a participant survey, is intended to monitor the success of the TDM Plan and make any adjustments (i.e. add/subtract program elements) to achieve the intended TDM Plan objectives. The Preliminary TDM Plan meets all applicable requirements of the City's Zoning Ordinance. Therefore, it is recommended that the Planning Commission approve the Preliminary TDM Plan, based on the attached findings. ENVIRONMENT AL REVIEW The proposed project has been determined to be categorically exempt from environmental review under the provisions of CEQA (Class 1, Section 15301: Minor alteration to existing facilities). RECOMMENDATION: It is recommended that the Planning Commission approve 1) Resolution to allow an Interim Interpretation of Permitted and Conditionally Permitted Uses for the Oyster Point Business Park Properties, 2) Planned Unit Development to establish parking requirements, 3) Variance allowing 5 percent reduction in the number of required parking spaces, and 4) Transportation Demand Management Plan in association with a Variance reducing parking requirements, subject to the conditions of approval and making the required Findings. STAFF REPORT SUBJECT: Oyster Point Business Park - Interim Use Interpretation DATE: March 5, 2009 Page 6 By: ATTACHMENTS: Draft Resolution Approving an Interim Interpretation of Permitted and Conditionally Permitted Uses for the Oyster Point Business Park Map of Oyster Point Business Park Properties Draft Findings of Approval - Planned Unit Development Draft Findings of Approval- Parking Variance Draft Findings of Approval- Preliminary TDM Plan Draft Conditions of Approval Draft TDM Plan RESOLUTION NO. PLANNING COMMISSION, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION APPROVING AN INTERIM INTERPRET A TION OF PERMITTED AND CONDITIONALL YPERMITTED USES FOR THE OYSTER POINT BUSINESS P ARK PROPERTIES WHEREAS, the City of South San Francisco is currently in the process of developing and adopting a comprehensive update to its Zoning Ordinance to establish consistency with the City's existing General Plan; and WHEREAS, to allow for the continued efficient and effective use of existing buildings in the Oyster Point Business Park while the City processes the update to the Zoning Ordinance, the City desires to adopt this interim interpretation of the land uses that may be approved in the Oyster Point Business Park, consistent with both the City's existing General Plan and existing Zoning Ordinance; and WHEREAS, Section 20.04.060 of the South San Francisco Municipal Code authorizes the Planning Commission to interpret ambiguities concerning the content or application of the zoning ordinance; and, WHEREAS, this action is not subject to review under the California Environmental Quality Act, as the interpretation will not cause a direct or reasonably foreseeable indirect physical change in the environment. NOW THEREFORE, BE IT RESOLVED that the Planning Commission of the City of the South San Francisco hereby approves the Interim Interpretation of Permitted and Conditionally Permitted Uses for the Oyster Point Business Park Properties, as attached to this resolution as Attachment A, and incorporated herein by reference. * * * * * * * I hereby certify that the foregoing resolution was adopted by the Planning Commission ofthe City of South San Francisco at the regular meeting held on the _ day of March 2009, by the following vote: Ayes: Noes: Abstain: Absent: Attest: Susy Kalkin Secretary to the Planning Commission ATTACHMENT A INTERIM INTERPRETATION OF PERMITTED AND CONDITIONALLY PERMITTED USES FOR THE OYSTER POINT BUSINESS PARK PROPERTIES INTERIM INTERPRETATION OF PERMITTED AND CONDITIONALLY PERMITTED USES FOR THE OYSTER POINT BUSINESS PARK PROPERTIES The City is currently in the process of developing and adopting a comprehensive update to its Zoning Ordinance, consistent with the City's existing General Plan. Concurrently, Oyster Point Ventures, LLC, is proposing to redevelop the Oyster Point Business Park Properties ("OPBP Properties", as described in Exhibit A, attached hereto and incorporated by reference).To allow the continued efficient and effective use of existing buildings on the OPBP Properties site, the Chief Planner and the Planning Commission, pursuant to their authority under section 20.04.0601 of the South San Francisco Municipal Code, adopt this Interim Interpretation. This Interim Interpretation is intended to define the types of uses that may be approved for the portions of the OPBP Properties that are currently zoned Planned Industrial (P-I). The Effective Period for this Interim Interpretation shall begin on the date that the South San Francisco Planning Commission formally adopts a resolution approving this Interim Interpretation, and shall terminate on the date that the Zoning Ordinance Update becomes effective. Once the Zoning Code Update becomes effective, this Interim Interpretation shall no longer have any force or effect. Complete applications submitted prior to the termination of the Effective Period may be approved for a period of up to six (6) months following the date that the Zoning Code Update becomes effective. Uses approved pursuant to this Interim Interpretation may only remain in use for a period not to exceed five (5) years from the date that the use commences. If any disagreement should arise regarding the meaning or effect of this Interim Interpretation, it shall be resolved by the Chief Planner or designee as quickly as is practicable. Uses approved pursuant to this Interim Interpretation shall be subject to all federal, state, and local laws and regulations, including without limitation, the requirement to obtain a use permit for special operations and structures, and for any use that generates 100 or more vehicle trips per day, as described in sections 20.32.060 and 20.32.070 of the Municipal Code. Uses listed in this Interim Interpretation shall have the meanings described in Chapter 20.06 of the Municipal Code. Administrative Services Community Education x x The Community Education use may include technical training schools, including training for biotechnology and high technology equipment use, and artisanal workshops (including incidental retail sales . Community Recreation Convalescent Services x X Convalescent Services is considered a "Civic Use Type" in the Municipal 1 South San Francisco Municipal Code Section 20.04.060 provides as follows: "If ambiguity arises concerning the content or application of the zoning ordinance, it shall be the duty of the planning director to ascertain all pertinent facts and interpret the ordinance. Alternatively, the planning director may request the planning commission to make the interpretation. An interpretation by the planning director may be appealed to the planning commission as provided in Chapter 20.90." 5f-2633092 Code. Pursuant to General Plan Policy 3.5-1-3, residential uses may not be permitted in the East of 101 Area. Cultural and Library Services X Da Care Services Day Care Center X Essential Services X Group Care X Hospital Services X Ma'or Public Services X Public Parkin Services X Safety Services X This use may include ambulance services. Utility Services X Administrative and Business Offices This use may include administrative offices for import/export businesses, X provided that anyon-site storage is limited to an Accessory Use, as that term is defined in Municipal Code S 20.06.050(d). Antiques and Collectibles X Automotive and Equipment Automotive Sales/Rentals X Cleaning X Commercial Parking X Building Maintenance Services X Business and Professional Services X Commercial Recreation Indoor Sports and Recreation X Construction Sales and Services X Convenience Sales and Service X Eatin and Drinking Establishments Limited Service X Convenience X Full Service X Financial Services X Food and Bevera e Retail Sales X Gasoline Sales X Massa e Establishments X Medical Services X Personal Services X Rental Car Storage X Restricted to areas located underneath major utility lines or under sf-2633092 x elevated freewa s. This use may include repair of computers and consumer electronic devices. Repair Services, Consumer Research and Development Retail Sales Trans ortation Services x X Custom Manufacturing Food Preparation X X This use may include catering services. sf-2633092 Exhibit A Map of Oyster Point Business Park Properties sf-2633092 It9S I.U {S,OPl . pSOS6ttWO'Ile:)'I1Jtl)nu~ ~ 5"91.7.1. (iOt) . zz (luIPlI"e 'pJrAiln08~)5 OSU: 'JNI 'SlIOA3^lInS 'lI S1I33NI::lN3 11^IJ IH91~M 1lj' ~31)1 No dll NVV<lilld M\fHS dO}JH.lNIM A}JOaSl11d :}JO:l A3AID1S 311.I.L GNYl WS:)Y / Y 1.1Y O:>SI:>NVlI.:I NVS H.1.nOS 8:;: ~ :l d; ~ J~ ~-q- ~ ffi e . ~~hd ~ \fIN'MO.:lnv:> oHvAnnO& ~NIOd HUSAO 68E - Slt & ~\- I \: <2 \1..__.. 1____ ~-,;;-.. :\ --- \ ~:i\ <V l1IS [i (~6~~~ .o'i~ I I I I l.LI (,) "L)'~IJ7 -- ~ ~ 'c ~ ~ I ~ ~ & ~ ~ ~ ~ ~ o ~ i ~ j \ [ i il ![ 'I II 'I ;1 6"1>[1 . :: II 'I 'I !I il 'I 'I I ,I :11 '1\ II 'II ' I ,/ II.' I I I 111'/ IL'I III I I lit III II ill 'II III ') I ! 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(408) 727 5&41 CALIFORNIA DRAFT FINDINGS OF APPROVAL P09-0016: PUD09-0001 375-389 Oyster Point Boulevard (As recommended by City Staff March 5, 2009) As required by the "Planned Unit Development Procedures" (SSFMC Chapter 20.84) the following findings are made in support of approving a Planned Unite Development at 375-389 Oyster Point Boulevard in the Planned Industrial P-I and Planned Commercial P-C Zone Districts in accordance with SSFMC Chapter 20.84, subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to the application materials prepared by the applicant with a date of February 13, 2009; Preliminary Transportation Demand Management Plan, dated revised February 25,2009; Planning Commission staff report, dated March 5, 2009; and Planning Commission meeting of March 5, 2009: 1. Physical Suitability of the Site - The subject site is physically suitable for the type and intensity of the land uses being proposed. The Oyster Point Business Park is an existing multi-building business park that is located on a site that is zoned for commercial and industrial uses. 2. Exceptions from General Development Standards - Exceptions from the general development standards shall be supported based on the following: a. A PUD that is of a superior quality which offsets any adverse impacts of the requested exception from the general development standards, or b. The exception will result in a project of superior design or otherwise be of general benefit to community or neighborhood, and; The PUD is not requesting any exceptions to the general development standards. The PUD will tie the separate parcels of the business park together, allowing for shared parking between the separate parcels, subject to the approval of a Parking Variance for the project. The PUD and Parking Variance, in conjunction with a Transportation Demand Management Plan, will be of general benefit to the immediate neighborhood by allowing an overall reduction in the amount of single occupancy vehicles coming to the business park. c. The exception will not be unreasonably detrimental to the health, safety, welfare, comfort or convenience of persons working or residing in the vicinity of the property. The PUD will not create any impacts that would be considered unreasonably detrimental to the health, safety, welfare, comfort or convenience of persons working or residing in the vicinity of the property. * * * DRAFT FINDINGS OF APPROVAL P09-0016: V AR09-0001 375-389 Oyster Point Boulevard (As recommended by City Staff March 5, 2009) As required by the "Variance Procedures" (SSFMC Chapter 20.82) the following findings are made in support of approving a Variance allowing a 5 percent reduction in the number of required parking spaces, based on the approval and implementation of a Final TDM Plan at 375-389 Oyster Point Boulevard, and subject to making the findings of approval and based on public testjmony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to the application materials prepared by the applicant with a date of February 13, 2009; Preliminary Transportation Demand Management Plan, dated revised February 25,2009; Planning Commission staff report, dated March 5, 2009; and Planning Commission meeting of March 5, 2009: 1. Granting of the Variance allowing a 5 percent reduction in the number of required parking spaces based on the approval and implementation of a Final TDM Plan will be an incentive to and a benefit for the non-residential development. Conditions of approval are included to require implementation of a TDM Plan to help reduce any parking impacts associated with the business park. 2. Granting of the Variance allowing a 5 percent reduction in the number of required parking spaces based on the approval and implementation of a Final TDM Plan that incorporates several different programs facilitating usage of public transit by building tenants, will facilitate access to the non-residential development by patrons of public transit facilities. DRAFT FINDINGS OF APPROVAL P09-0016: TDM09-0001 375-389 Oyster Point Boulevard (As recommended by City Staff March 5, 2009) As required by the "Transportation Demand Management Procedures" (SSFMC Section 20.120.070), the following findings are made in support of approving the Preliminary Transportation Demand Management Plan in fulfillment of Variance 09-0001, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to the application materials prepared by the applicant with a date of February 13, 2009; Preliminary Transportation Demand Management Plan, dated revised February 25,2009; Planning Commission staff report, dated March 5, 2009; and Planning Commission meeting of March 5, 2009: 1. The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate forthe existing multi-building Oyster Point Business Park with 730 tenant parking spaces, 24 houri 7 day operation and generating in excess of 100 vehicle trips and a Floor Area Ratio of 0.50 located in the Planned Commercial and Planned Industrial Zone Districts, adjacent to other commercial uses. 2. The proposed performance guarantees, consisting of an Annual Review, will ensure that the target alternative mode use established for the project of 28% based on generating in excess of 100 vehicle trips (SSFMC 20.120.030) will be achieved and maintained. DRAFT CONDITIONS OF APPROVAL 375-389 OYSTER POINT BLVD P09-0016, PUD09-0001, V AR09-0001 & TDM09-0001 (As recommended by City Staff on March 5, 2009) A) Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial, Industrial and Multi-Family Residential Projects. 2. Any construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval, including the plans submitted in association with Planning Application 09-0016. 3. Within 30 days of the Planning Commission approval of this application, the applicant shall submit a Final Transportation Demand Management Program (TDM) and implementation schedule that incorporates the provisions of the City of South San Francisco SSFMC 20.120 Transportation Demand Management, including specific trip reduction goals targeted for the various TDM measures. The Final TDM Plan shall clQsely follow the PTDM Plan 09-0001 approved by the Planning Commission on March 5, 2009 in association with PUD09-0001 and V AR09-0001 and shall be subject to the review and approval by the City's Chief Planner. The Final TDM shall incorporate specific numeric and location requirements for all of the elements, including but not limited to: o Bicycle Parking, Long Term - The number, type and location of long term facilities. All long term bicycle parking shall be located within 75 feet of a main entrance to the building and must be covered. o Bicycle Parking, Short Term - The number, type and location of short term facilities. All short term bicycle parking shall be located within 100 feet of a main entrance to the building. o Carpool and Vanpool Parking - The number and location of both Carpool and Vanpool parking spaces. A minimum of 10 percent of the total amount of vehicle spaces shall be reserved for carpools or vanpools. These parking spaces shall be identified appropriately and should be located in preferred parking areas, as close to a main building entrance as possible. o Passenger Loading Zones - The number and location of Passenger Loading Zones. These loading zones shall be identified appropriately. o Showers/ Clothes Lockers - A minimum of 8 shower facilities (4 for men and 4 for women) shall be provided free of charge. If these facilities are located in only one building, the TDM plan shall discuss how these facilities will be made available to all business park tenants. 4. Oyster Point Overpass Contribution. Prior to receiving a Building Permit for any new tenant improvements or new buildings within the site, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be determined upon reviewing the information shown on the applicant's construction plans and calculated using the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. A typical fee calculation is presented below as an illustration of how the Fee is determined. (The number in the sample calculation below, "7810.55", is the February 2004 ENR San Francisco inflation factor, which is revised each month.) Trip Calculation 32,000 SF Office use @ 12.3 trips per 1000 SF = 394 vehicle trips Less credit for existing trips: 32,000 warehouse @ 4.5 trips per 1000 SF= -144 vehicle trips Total new trips = 250 Contribution Calculation 250 trips X $154 X (7180.55/6552.16) = $45,894. (Planning Division contact: Billy Gross, 650/877-8535) OYSTER POINT BUSINESS PARK TRANSPORTATION DEMAND MANAGEMENT PLAN February 12, 2009 (Revised February 25, 2009) Oyster Point Business Park TDM Masterplan TABLE OF CONTENTS SUMMARY OF OYSTER POINT BUSINESS PARK TDM PLAN MEASURES..........i 1.0 INTRODUCTION AND PURPOSE .................................... ..... ........................ .....1 2.0 REGULATORY SETTING............. ...................... ................ ...... ..................... .....1 3.0 TRANSPORTATION DEMAND MANAGEMENT GOALS..............................2 4.0 PROJECT DESCRIPTION.. ........ ........................... ..... ............... .......... ......... ........2 5.0 PARKING MANAGEMENT...................... ............ .......................... ..... ....... .........3 5.1 Free Parking for Car and Vanpools and Clean-Fuel Vehicles....................3 5.2 Preferential Car and Vanpool Parking........................................................3 5.3 Passenger Loading Zones.. ......................... ................... ........... ........ ....... ...4 5.4 Motorcycle Parking ...... ..... ..................................... ............................... .....4 6.0 BAY AREA CARPOOL AND VANPOOL RIDEMATCHING SERVICE.........3 7.0 TRANSIT ...............................................................................................................4 7.1 Direct Route to Transit............................................................................... 4 7.2 Oyster Point BART and Caltrain Shuttle Services.....................................4 7.3 ShuttleIB us Stops........................................................................................ 5 7.4 Caltrain ........... ......... ............. ....................... ............................. ......... ......... 5 7.5 Bay Area Rapid Transit (BART) ................................................................5 7.6 SamTrans .................................................................................................... 5 7.7 Ferry Service. ....... ...... .... ....... ....... ....... ............... ......... ....... ........... .... ....... ... 6 8.0 BICYCLE AND PEDESTRIAN AMENITIES .....................................................6 8.1 Pedestrian Connections.. ............ ............. ........................... ............ ....... ...... 6 8.2 Bicycle Parking - Long-Term and Short-Term ..........................................6 8.3 Bicycle Connections................................................................................... 7 8.4 Bicycle Resources..... ........ ....... ......... ...... ......... ........ .... .... ... ... ............ .........7 8.5 Shower and Clothes Lockers ........................... .................................. ......... 7 9.0 DESIGNATED EMPLOYER CONTACT AT LEASED SITES ..........................7 1 0.0 MONETARY INCENTIVES ....... ..... ........... ......... ........ ........... ....... ..... ........ ..........8 10.1 Commute Allowance/Subsidy Program.. ........... ....................... ................. 8 10.2 Pre-Tax/Commuter Choice Transit Passes .................................................8 10.3 Carpool Incentive Program.. ....... ......... ............... ......... ....... .......... ....... .......8 10.4 Vanpool Incentives... ......... ......... ....... .......,......... ..... ........... .............. ..... .....8 10.5 Try Transit Program................................................................................... 9 11.0 GUARANTEED RIDE HOME PROGRAM .........................................................9 - 1 - Oyster Point Business Park TDM Masterplan 12.0 FLEXTIME............ ....... ....................... .............. ....................... .............................9 13.0 TELECOMMUTING...... ............... .................. ................. .....;................. ..... .......1 0 14.0 INFORMATION BOARD/KIOSK...................................................................... 1 0 15.0 TRANSPORTATION MANAGEMENT ASSOCIATION .................................10 16.0 COMPLIANCE MONITORING AND ENFORCEMENT .................................11 16.1 Annual Surveys for All Projects............................................................... 11 16.2 Triennial Report....................................................................................... .11 17.0 CONCLUSION...... ........................................................... ................................. ..11 ATTACHMENT ..............................................................................................................12 - 11 - Oyster Point Business Park TDM Masterplan SUMMARY OF OYSTER POINT BUSINESS PARK TDM MASTER PLAN MEASURES TDM Transportation Demand Management Measures Program City Ordinance Required Measures A. Bicycle lockers and racks yes B. Bicycle parking (long and short term) yes C. Car and vanpool ridematching assistance yes D. Designated employer/tenant point of contact/ETC yes E. Direct route to transit (well-lit path or sidewalk to shuttles) yes F. Free parking for car and vanpools yes G. Guaranteed/Emergency Ride Horne program yes H. Information boards yes 1. Passenger drop-off and loading zone yes J. Pedestrian connections yes K. 10% preferential car and vanpool parking yes L. Promotional programs yes M. Showers and clothes lockers yes N. Shuttle Program yes O. Transportation Management Association participation yes Annual surveys for all projects yes Additional Measures in TDM Plan TDM Program A. Monetary Incentives (alternative commute subsidies, pre-tax transit passes, carpool gas card incentives) yes B. Flextime yes C. Telecommuting yes D. Motorcycle parking yes - iii - 1.0 INTRODUCTION AND PURPOSE This presents the Oyster Point Business Park Transportation Demand Management (TDM) Plan and discusses how the plan satisfies the City of South San Francisco's TDM ordinance. A TDM Plan is a set of strategies, measures and incentives designed to encourage employees to walk, bicycle, carpool, use public transportation, or use other alternatives to driving alone in private automobiles. TDM measures increase mobility while using existing transportation systems and boost the economic efficiency of the current transportation infrastructure. These measures are also designed to improve air quality, save energy and reduce traffic congestion. The comprehensive programs described in this report include a wide variety of benefits, services and programs designed to make it easier and more convenient for tenants and employees of the Oyster Point Business Park to manage the quality-of-life issues juggled between work and everyday life. 2.0 REGULA TORY SETTING Chapter 20.120 of the Municipal Code outlines the TDM objectives for the City of South San Francisco. The specific purposes of Chapter 20.120 are to: . Implement a program designed to reduce the amount of traffic generated by new non-residential development, and the expansion of existing non-residential development, pursuant to the City's police power and necessary in order to protect the public health, safety and welfare. . Ensure that expected increases in traffic resulting from growth in employment opportunities in the City of South San Francisco will be adequately mitigated. . Reduce drive-alone commute trips during peak traffic periods by using a combination of services, incentives, and facilities. . Promote the more efficient utilization of existing transportation facilities and ensure that new developments are designed to maximize the potential for alternative transportation usage. . Establish minimum TDM requirements for all new non-residential development. . Establish an ongoing monitoring and enforcement program to ensure that measures are implemented. The TDM requirements apply to all non-residential developments located on lands within the jurisdiction of the City of South San Francisco expected to generate 100 or more average daily trips. The base required alternative mode-use for all projects is 28%. Additionally, projects seeking a floor area ratio (FAR) bonus are subject to further alternative mode-use requirements. The Oyster Point Business Park is classified as "Business Commercial Use" under the City of South San Francisco's General Plan land use classification. It currently has a basic FAR of 0.5 and no FAR bonus is sought at this time. 3.0 TRANSPORTATION DEMAND MANAGEMENT GOALS The basic premise of TDM is the maximum utilization of existing transportation resources. The City of South San Francisco, as is typical of other urban areas in the United States, has hundreds of millions of dollars invested in roadway infrastructure and public transit infrastructure. The goal of TDM is to more efficiently and economically take advantage of these major capital investments. The following are three basic goals that can be achieved through effective utilization of TDM measures: 1) Convert trips to an alternative mode of transportation (e.g., transit, carpools or vanpools, bicycling, walking) 2) Provide technological solutions (e.g., compressed natural gas, electric/hybrid vehicles, or other zero-emission vehicles) 3) Eliminate trips (e.g., compressed work weeks, te1ecommute or te1ework) Until recently within the United States, the answer to relieving congestion on roads and in parking structures was to build more roads and parking structures. Current economics and limited resources affect the ability to build and maintain more roads or parking structures. This reality necessitates better utilization of the existing transportation infrastructure (similar to adding a second shift at an existing plant). To this end, TDM measures support the transition to a greater use of existing alternative transportation options. The measures and programs outlined in this plan are expected to support and meet the 28% trip reduction goal as identified by the City of South San Francisco's TDM Ordinance. 4.0 PROJECT DESCRIPTION The Property consists of 34.34 acres (1,495,850 square feet) along Oyster Point Boulevard in the northwestern portion of South San Francisco. The Property is made up of two adjacent parcels: the area located at 375, 377, 379, 385, and 389 Oyster Point Blvd. (APN 015-010-630; referred to herein as "Parcell") and 384 Oyster Point Blvd. (APN 015-010-240; referred to herein as "Parcel 2"). Parcell and Parcel 2 are separated by Oyster Point Boulevard, which terminates at the eastern edge of the Property. Six buildings, encompassing a total of 404,215 square feet of floor area, currently occupy the Property. Nearly two-thirds of the currently occupied space is devoted to commercial and light industrial uses, and nearly one-quarter is devoted to R&D uses. 2 Small portions of the Property are used for administrative/office purposes and indoor recreation. Approximately 30% of the leaseable space is currently vacant. The Property also provides 883 parking spaces, and the Marina provides 235 berths. There is a walkway and strip of open space along the shoreline, between the Marina and the buildings, which is connected to other portions of the region-wide Bay Trail. The Oyster Point Business Park TDM Plan is designed to increase significantly opportunities for pedestrian, bicycle, carpool, transit and shuttle connectivity. 5.0 PARKING MANAGEMENT 5.1 Free Parking for Car and Vanpools and Clean-Fuel Vehicles Parking will be free for all carpool, vanpool and clean-fuel vehicle participants. 5.2 Preferential Car and Vanpool Parking Up to ten percent of parking spaces will be reserved for car and vanpool vehicles, based on utilization. These spaces will be located in premium, convenient locations (i.e., close to buildings, in the shade, within 100 feet of the building entrance, etc.). These preferential parking spaces will be specially signed and/or striped. 5.3 Passenger Loading Zones In order to facilitate the disembarking and embarking of rideshare passengers, passenger loading/unloading areas will be provided where needed to meet the needs of rideshare vehicles. Passenger loading zones for carpool and vanpool drop-off will be located in the main entrances of various building sites. 5.4 Motorcycle Parking Two motorcycle parking areas are already located at Oyster Point Business Park. These will be maintained. 6.0 BAY AREA CARPOOL AND V ANPOOL RIDEMATCHING SERVICE Carpools in the Bay Area consist of two or more people riding in one vehicle for commute purposes (access to carpool lanes, free tolls, etc.). Oyster Point Business Park only requires two people or more to qualify for commuter benefits (daily commuter allowance/subsidy, preferential parking, etc.). Employees carpooling to BART may apply for a "Carpool to BART" parking permit through www.rideshare.511.org website. Vanpools provide similar commuting benefits to carpool. A. vanpool consists of seven to fifteen passengers, including the driver. The vehicle is owned either by one of the vanpoolers or leased from a rental company. The same site offers a list of available 3 vanpools providing service between South San Francisco and various points in the east and south Bay Area. In order to increase participation in the carpool and van pool programs, the Oyster Point Business Park will require tenants to post information about this service on information boards and will encourage tenants to provide links to these web sites through the tenant's intranet. The Regional Rideshare 511 Program's Ridematch Service provides free car and vanpool matching services. This car and vanpool ridematching service provides individuals with a computerized list of other commuters near their employment or residential ZIP code, along with the closest cross-street, phone number, and hours of availability. Individuals are then able to select and contact others with whom they wish to car or vanpool. They will also be given a list of existing car and vanpools in their residential area that they may be able to join. The 511 system gives commuters information they need to make informed choices when planning trips. By calling in or logging on, commuters can get up-to-the-minute information about traffic conditions, public transportation options, ridesharing, and bicycling anytime, anywhere throughout the greater Bay Area region and northern California. 7.0 TRANSIT Caltrain, Bay Area Rapid Transit (BART) and SamTrans provide transit service to South San Francisco in proximity to the Oyster Point Business Park. A shuttle system connects transit riders from these stations in South San Francisco to the Oyster Point area. Information on this shuttle program is located at http://commute.org/shuttlerider.htm. To participate in the shuttle programs, employees must receive a valid shuttle pass from their employers. Oyster Point Business Park will encourage tenants to participate in the South San Francisco Shuttle Program so that their employees may take advantage of these shuttle programs. 7.1 Direct Route to Transit Pedestrian paths are provided from buildings, utilizing the most direct route, to the nearest shuttle stop. 7.2 Oyster Point BART and Caltrain Shuttle Services The South San Francisco Caltrain and BART stations are served by the Oyster Point Area Bart Shuttle and the Oyster Point Area Caltrain shuttle. . South San Francisco BART Shuttle - travels from the South San Francisco BART station to 384 Oyster Point and 400 Oyster Point. The shuttle provides service 4 from the BART station in opposite directions for morning (6:35 a.m. - 9:20 a.m.) and evening (3: 11 p.m. -'- 6:45 p.m.) runs, roughly every 30 minutes. . Caltrain Shuttle - provides service between the South San Francisco Caltrain station and 384 Oyster Point and 400 Oyster Point roughly every 30 minutes in the morning (5:44 a.m. - 9:29 a.m.) and every hour in the evening (2:44 p.m. - 6:31 p.m.). 7.3 ShuttlelBus Stops Shuttle drop-off and pick-up locations for commuter service, BART and Caltrain are located near 384 Oyster Point Boulevard and 400 Oyster Point Boulevard. 7.4 Caltrain Caltrain operates a frequent fixed-route commuter rail service seven days a week between San Francisco and San Jose, and a limited service to and from Gilroy on weekdays. Caltrain operates on 15 to 30-minute frequencies during the morning and evening peak periods. Midday service operates approximately every hour with service less frequent during weekends, and holidays. Caltrain service is available approximately 1.6 miles from the Oyster Point Business Park at the South San Francisco station at 590 Dubuque Avenue and Grand Avenue. 7.5 Bay Area Rapid Transit (BART) BART is an automated rapid transit system with trains traveling up to 80 mph that connect San Francisco to Colma and other East Bay communities, north to Richmond, east to PittsburgIBay Point, west to DublinIPleasanton, and south to Fremont. Service is scheduled every 15 minutes during peak periods. Service during holidays, and weekends are modified. The South San Francisco Station located at 1333 Mission Road. Oyster Point Business Park is approximately 4.0 miles from the South San Francisco BART Station. 7.6 SamTrans SamTrans provides bus service throughout San Mateo County with connections to the Colma, Daly City, and South San Francisco BART stations, San Francisco International Airport, peninsula Caltrain stations and downtown San Francisco. The system connects with San Francisco Muni, AC Transit and Golden Gate Transit at San Francisco's Transbay Terminal, with the Dumbarton Express and the Santa Clara Valley Transportation Authority in Menlo Park and Palo Alto. SamTrans service connects at the South San Francisco BART Station and, subsequently, the Oyster Point Area BART Shuttle. 5 7.7 Ferry Service Currently, no scheduled water transit service exists in the South San Francisco area. Water transit service to South San Francisco is anticipated to begin in 2009. 8.0 BICYCLE AND PEDESTRIAN AMENITIES Pedestrian facilities comprise pedestrian paths, sidewalks, crosswalks, and pedestrian signals. There are pedestrian paths in the Oyster Point Business Park. Bicycle facilities include bicycle paths (Class I), bicycle lanes (Class II), and bicycle routes (Class III). Bicycle paths are paved trails separated from roadways. Bicycle lanes are lanes on roadways designated by striping, pavement legends, and signs for use by bicyclists. Bicycle routes are roadways designated for bicycle use by signs only and may or may not include additional pavement width for bicyclists. The San Francisco Bay Trail, a public pedestrian and bicycle trail accessible to the tenants/employees of the Oyster Point Business Park, is part of a planned 400-mile system of trails encircling the Bay. A segment of the San Francisco Bay Trail runs immediately adjacent to the Oyster Point Business Park, hugging the Bay shoreline. 8.1 Pedestrian Connections Crosswalks connect business park buildings on both sides of Oyster Point Blvd. Sidewalks are located on both sides of Oyster Point Blvd. A segment of the San Francisco Bay Trail runs immediately adjacent to the Oyster Point Business Park, hugging the Bay shoreline. 8.2 Bicycle Parking - Long-Term and Short-Term Secure long-term bicycle parking facilities, i.e. fixed stationary objects that allow both frames and wheels to be locked, will be provided within 75 feet of building entrances at the Oyster Point Business Park. Short-term bicycle parking shall also be made available within 100 feet of a main entrance to the nearest building. Short-term bicycle parking will use the same methods used for securing long-term bicycle parking. All bicycle-parking facilities will be located in convenient, safe, and well-lit areas with maximum space for the ingress and egress of bicycles. The appropriate number of bicycle spaces will be provided based on alternative mode use. Note: The Peninsula Traffic Congestion Relief Alliance (discussed in more detail in section 15.0 below) (hereinafter "the Alliance") provides a 50% match for the costs of purchasing and installing any bicycle parking, from basic racks to high security lockers, up to a maximum of $500 per unit. The Alliance will also pay up to $200 for installation. 6 8.3 Bicycle Connections A bicycle lane is provided on Oyster Point Boulevard and a bicycle path is provided on nearby Forbes Boulevard. The Oyster Point Business Park also connects directly with the San Francisco Bay Trail, a network of multi-use pathways circling San Francisco and San Pablo Bays. 8.4 Bicycle Resources Free Bicycle Buddy matching, bicycle maps and resources are provided via the 511 system. Bicycle commuters looking to find a riding partner can log-on to bicycling.511.org for more information. The Alliance provides a free one-hour, on-site Bicycle and Pedestrian Safety Program for employees. This workshop informs commuters about bicycling and walking as safe, stress relieving commute modes; traffic laws for bicyclists and pedestrians; and bicycle maintenance tips. 8.5 Shower and Clothes Lockers The Oyster Point Business Park will provide shower and locker facilities free of charge upon request to help promote cycling as an alternative commute option. 9.0 DESIGNATED EMPLOYER CONTACT AT LEASED SITES The property is currently managed by Shorenstein Realty Services on behalf of the Owner, Oyster Point, LLC. The primary contact representing the property owner is the Property Manager, Steven Levy. The secondary contact representing the property owner is the Senior Tenant Services Administrator, Merlie Grurnley. Both primary and secondary contacts will serve as intermediary to the tenant contacts to ensure that there is oversight of the overall TDM program Each new tenant will be required to designate an employer contact to serve as to official contact for the TDM program. The designated contacts will provide employee commute program assistance to all of the tenant's employees, produce on-site promotional programs, update information on the information boards/kiosks, collaborate with the Alliance and 511 to maximize resources, conduct the annual survey and produces the triennial report. When these contacts are identified, the tenants will provide the City with their names and phone numbers. The designated employer contact will provide employees with orientation packets on transportation alternatives; flyers, posters, brochures, and e-mails on commute alternatives; transportation fairs; Spare the Air (June - October); Rideshare Week (October); and routes and maps to assist in trip planning. 7 10.0 MONETARY INCENTIVES The Oyster Point Business Park will encourage its tenants to offer employees a variety of incentives to use alternative commute options. These include a pre-tax, payroll deduction (Commuter Choice) for transit and vanpool users and a daily commute allowance/subsidy program for employees who use transit, carpool, vanpool, bicycle or walk to work. 10.1 Commute Allowance/Subsidy Program Oyster Point Business Park will encourage tenants to provide alternative mode commuters with a daily commute allowance/subsidy in order to reduce parking demand on campus. Those who choose to participate in the program are compensated for each day they do not drive alone to the main campus. Employees who choose to continue to drive will continue to receive their parking benefit. Employees report their monthly commute activity and are paid accordingly. 10.2 Pre- Tax/Commuter Choice Transit Passes The Oyster Point Business Park will encourage tenants to offer employees the right to receive transit passes through Wage Works, a Commuter Choice service that mails transit passes directly to participants. Employees are eligible to purchase passes through pre-tax deductions that are deposited into their Wage Works account. This option also allows employees to use their commute allowance/subsidy towards their transit passes. 10.3 Carpool Incentive Program Oyster Point Business Park employees will be encouraged to participate in the "You Pool, We Pay!" program offered by the Alliance. Under the program, when employees commuting to, from or through San Mateo County form a new carpool with two or more people over the age of 18, or add a new member to an existing car pool, all participants will receive a $60 gas card incentive. If the commuters use a hybrid car or clean air vehicle with a Clean Air Vehicle decal, participants will receive an $80 gas card. In order to receive this incentive, employees must commit to carpooling to work a minimum of two days a week, for an eight week period. Oyster Point Business Park will require tenants to post information about this program on its information boards. 10.4 Vanpool Incentives As an incentive for vanpooling, the Alliance will pay half the cost for the first three months of vanpooling, up to $100 per month. Drivers of new vanpools, on the road for at least 6 months, can receive $500. This one-time incentive is provided for those who join a new vanpool in the last six months who have not vanpooled for a three-month period before joining a new vanpool. Oyster Point Business Park will require tenants to post information about this program on its information boards. 8 10.5 Try Transit Program The Alliance offers a Try Transit Program that provides free transit tickets to people who are interested in trying public transit to get to work. These free tickets are meant for people who are new to transit. Commuters requesting tickets must work, live in or drive through San Mateo County. Transit ticket options include: . One $9 BART ticket . 3 round-trip Caltrain tickets . 6 one-way SamTrans tickets, . 6 Dumbarton tickets . 3 round-trip VT A tickets. 11.0 GUARANTEE RIDE HOME PROGRAM All new tenants of the Oyster Point Business Park will be required to participate in the Alliance's Emergency Ride Horne Program. This program offers employees who utilize alternative forms of commuting a free ride home for emergencies up to four times per year via taxicabs or rental cars. The program may not be utilized for doctor's appointments, meetings, shopping trips or other scheduled purposes. To qualify for the program, participants must fill out a registration form that will be made available by the business park tenants and must commute by an alternative mode. The Alliance covers 75% of the cost for the services, and employers pay the remaining 25% cost. The average cost per emergency ride home for the employer is $12. 12.0 FLEXTIME Oyster Point Business Park will encourage its tenants to adjust opening and closing times and to allow employees to have alternative schedules to facilitate the use of alternative commute modes. In order to use alternative modes of transportation, employees may need special consideration regarding start and end times of work. For example, the workplace may open at 8:00 a.m., the carpool drops the employee off at 7:45 a.m., leaving them to wait until the building is open. Many employees would drive alone given those conditions. Oyster Point Business Park will encourage its tenants to keep buildings open and accessible in the early morning and evening hours to support an active flextime program. 9 13.0 TELECOMMUTING Oyster Point Business Park will also encourage tenants to consider telecommuting as an option for employees. Telecommuting involves the use of telephones and computers to enable an employee to work off-site or outside of the traditional work place. It can mean working at home or at a telecenter. Many employers look at telecommuting as a way to reduce work-space demand. Telecommuting, used as a tool to reduce the cost of doing business and employee commute trips, has proven to be very effective. The secondary and related benefits include recruitment and retention value, reduced sick time and absenteeism, improved productivity and morale, and reduced stress. The benefits mentioned above focus on employers and employees, but telecommuting will also reduce energy consumption related to commuting, vehicle miles traveled, and mobile source emissions. 14.0 INFORMA TION BOARDIKIOSK Each building in the Oyster Point Business Park will have a transportation information board or kiosk. These displays will include shuttle maps and schedules, transit maps and schedules, bicycle facility maps, information regarding car and vanpool matching services, and information regarding alternative commute subsidies provided by the tenants and the Alliance. Flyers for "Ride Your Bicycle to Work Week" and "Spare the Air" programs will also be posted. Tenants will also be encouraged to provide a link to the Oyster Point Business Park's TDM Program information through their internal Web site. This site would link directly to the BART Web site that provides Caltrain train and fare schedules, and offers schedules for each of the shuttle lines. Employees may also access the Nextbus link through the site to estimate the arrival time of a campus shuttle. Ride matching services are also offered through the Web site for those interested in carpooling or vanpooling via the regional 511 Rideshare Web site. It will be the responsibility of the designated employer contact to update and the transportation kiosk board and internal Web site. 15.0 TRANSPORTATION MANAGEMENT ASSOCIATION Transportation Management Associations (TMAs) are usually private, non-profit organizations run by a voluntary Board of Directors with typically a small staff. They help businesses, developers, building owners, local government representatives and others work together to collectively establish policies, programs and services to address local transportation problems. The key to a successful TMA lies in the synergism of multiple groups banding together to address and accomplish more than any single employer, building operator, developer, or resident could do alone. 10 In South San Francisco, the Peninsula Traffic Congestion Relief Alliance operates as a TMA organization. The Alliance provides: . Shuttle programs . Transit advocacy . Information on local issues . Newsletter . Parking management programs . Bicycle training program . Trial transit passes . Training . Emergency ride home programs . Marketing programs . Bicycle facilities . Promotional assistance . Car and vanpool incentives The Alliance is a clearing-house for information about alternative commute programs, incentives, and transportation projects affecting San Mateo County businesses. Tenants of the Oyster Point Business Park will be required to participate in Alliance programs and utilizes their services. 16.0 COMPLIANCE MONITORING AND ENFORCEMENT The intent of the City of South San Francisco's TDM Ordinance is to reduce SOY trips and, in doing so, lessen the resulting traffic congestion and mobile source related air pollution. It is important to ensure TDM measures are actually implemented and effective. Therefore, a monitoring and enforcement program is necessary for each application. Because the City's TDM Program is performance-based (i.e. project requires percentage alternative mode usage and corresponding trip reduction at 28%), an annual evaluation program will allow Oyster Point Business Park and the City to assess the effectiveness of its program, and to make adjustments as necessary to meet requirements. 16.1 Annual Surveys for All Projects The city or city's designated representative shall prepare and administer an annual survey of participants in the TDM program. The survey will be used to monitor all projects and the survey administrator will use statistical sampling techniques that will create a ninety- five percent confidence in the findings. A report of the survey findings (which will not identify the specific facilities, owners or locations) will be presented annually to the Planning Commission and City Council. 16.2 Triennial Report For projects with increased FAR, a triennial report is performed by the City. Oyster Point Business Park is not seeking a FAR bonus, therefore a Triennial Report is unnecessary. II 17.0 CONCLUSION The report identifies TDM measures that proactively encourage employees to use alternative commute modes and will, at a minimum, meet the 28% minimum alternative mode-use required under the City of South San Francisco's Municipal Code. As outlined in this document, Oyster Point Business Park is committed to providing a comprehensive TDM plan to its tenants and their employees to promote the use of alternative modes of transportation. By balancing air quality and traffic congestion with economic growth, Oyster Point Business Park will help South San Francisco thrive as a community and marketplace. 12 ATTACHMENT: KEY TO THE OYSTER POINT BUSINESS PARK TDM SITE PLAN 1. Carpool and van pool preferential parking 2. Bicycle parking 3. Showers and lockers 4. 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SOUTH ~AN fRA"ICISCO ALTA / ACSM LAND TITLE SURVEY FOR: PILLSBURY WINTHROP SHAW PITTMAN llP 175-l890Y!.TERPQ!NT80UlrvARD , KIER & WRIGHT CIVil ENGINEERS & SURVEYORS, INC. )l~GSc,"'_'d._ll' l4H11n_1 l<o",.o.n.C_'liO~' . ('Gfl1l1~Ul CALlroRNl1\ Revised: 01/29/09 Oyster Point Caltrain Shuttle Stop Descriptions .fr SSF Oyster Point Caltrian . AM Route Shuttle Stoo Descriotlon SSF Callrain Station In Front of the Wind/Rain Shelter Eccles I Rozzi On Eccles in Front of the Connersmith Comoany 550 Eccles On Eccles in Front of the Company Listina Britannia Oyster Point Off Veterans Blyd. In Center of Comolex at bus turn around Oyster Point BIYd/Eccles On Oyster Point Bvld. in Front of Vltasoy (584 Ovster PointY Britannia Oyster Point - Off Veterans Blvd. In Center of Comnlex at bus turn around S8.n:5lister Point In Front of 384 Oyster Point Buildinos 400 Ovster Point In the Parkin" Lot in front of buildina 400 Guill OYSter Point On Gull near the Corner of Gull and Oyster Point Blvd. Forbes I Carlton On Forbes near the Corner of Forbes and Carlton Ct. Eccles I Rozzi On Eccles in Front of the Coooersmith Company 550 Eccles On Eccles in Front of the Comoanv Listinc SSF Oyster Point Caltain - PM Route Shuttle Stoo Descriotion Eccles I Rozzi On Eccles in Front of the Coooersmith Comoany 550 Eccles On Eccles in Front of the Comoany Listino Oyster Point Blvd/Eccles On Oyster Point Bvld. in Front of Vitasov (584 Ovster PoinO Britannia Oyster Point Off Veterans Blvd. In Center of Comolex at bus turn around 384 Ovster Point In Front of 384 Ovster Point Buildinos 400 Oyster Point In the Parkino Lot in front of buildino 400 Guill Oyster Point On Gull near the Corner of Gull and Oyster Point Blvd. Forbes I Carlton On Forbes near the Corner of Forbes and Carlton Ct. Eccles I Rozzi On Eccles in Front of the Coppersmith Company 550 Eccles On Eccles in Front of the Comnany Listinc Britannia Ovster Point Off Veterans Blvd. In Center of Complex at bus turn around SSF Caltrain Station In Front of the Wind/Rain Shelter S:\ALLlANCE PROGRAMSIShuttlelRoutelSo San Francisco BART & Caltrain & DasherlSCHEDULESICallrain Schedules and RouteslOP CaltrainlOP Printable_WorkinglShuttle Slop Descriplion_ssCOP Cal.xisOP Caltrain Stop Description - ~'t\\ SMi' g ~ - ~:~ o 0:) >< ..... l;;. ~ V 0 C':.-tlIFO?-~\.~ - Planning Commission Staff Report DATE: March 5, 2009 TO: Planning Commission SUBJECT: Use Permit to allow a cheerleading gym (indoor sports and recreation use) within the Oyster Point Business Park, 389 Oyster Point Blvd, in the P-I Planned Industrial Zone District in accordance with SSFMC Chapters 20.32.030 & 20.81. Owner: Applicant: Case Nos.: Oyster Point LLC Rebecca B Hazen P09-0015, UP09-0005 RECOMMENDA TION It is recommended that the Planning Commission approve Use Permit UP09-0005 based on the attached findings and subject to the attached Conditions of Approval. BACKGROUND / DISCUSSION The applicants propose to establish a cheerleading gym within a vacant 5,120 SF tenant space in the Oyster Point Business Park at 389 Oyster Point Blvd. Other than the installation of partition walls, no new construction is proposed for the use. The use would train boys and girls ages 5-25 in competitive cheerleading and dance. A maximum of 25 to 30 people would train at one time, with a maximum of 4 coaches. Practices would be held from 4PM - lOPM on weekdays and lOAM -7PM on weekends. In 2005, the Planning Commission approved a use permit (UP05-0009) for this business within a multi- tenant industrial complex at 434 N Canal St. Subsequently, the use has operated without any complaints. The applicant is now proposing to relocate to a similar type of space within the Oyster Point Business Park. ZONING CONSISTENCY The site is located in the Oyster Point Business Park in the P-I Planned Industrial Zone District. Pursuant to SSFMC Section 20.32.030, indoor sports and recreation uses are allowed in the zone subject to approval of a Use Permit. PARKING The Zoning Ordinance does not provide a specific parking requirement for the proposed use. When this use was previously approved at the N Canal St location, the parking requirement was based on the most comparable use, which was determined to be a school. Schools require a parking ratio of 1 space per 5 students. The Commission also required one parking space for each instructor. Based on this ratio, the STAFF REPORT SUBJECT: Rebels Elite - 389 Oyster Point Blvd DATE: March 5, 2009 Page 2 parking requirement for a school with a maximum class size of 30 students with 4 coaches would be 10 parking spaces. As with the previous approval, staff is of the opinion that parking will not be a concern due to the predominately off-hours nature of the proposed use. The majority of uses within the existing Oyster Point Business Park are warehousing and research and development uses, with standard daytime business hours of operation. Parking surveys in the immediate vicinity of the proposed tenant space have shown a substantial surplus of parking after 4PM. GENERAL PLAN CONSISTENCY The proposed project is consistent with the City's General Plan, which designates the site as Business Commercial. This land use designation promotes a broad range of business and commercial uses, including regional commercial activities. CEQA The proposed project has been determined to be categorically exempt under the provisions of CEQA, Class I, Section 15301, Existing Facilities. CONCLUSION The proposed establishment of the indoor sports and recreation us(~ is consistent with the City's General Plan and Zoning Ordinance, both of which encourage the location of commercial uses along this portion of South Spruce Avenue. The project site is well served by transit and the mixed use configuration of the site supports consideration of a variance to the parking requirements. Consequently, staffrecommends that the Planning Commission approve Use Permit UP09-0005 based on the attached findings and subject to the attached Conditions of Approval. By: Gross, Associate Planner Attachments: Draft Findings of Approval- Use Permit Draft Conditions of Approval Applicant Narrative Plans FINDINGS OF APPROVAL P09-0015/ UP09-0005 389 OYSTER POINT BLVD (As recommended by City Staff on March 5, 2009) As required by the "Use Permit Procedures" (SSFMC Section 20.81), the following findings are made in support ofa Use Permit to allow a cheerleading gym (indoor sports and recreation use) in a 5,120 square foot tenant space within the Oyster Point Business Park, 389 Oyster Point Blvd, in the P-I Planned Industrial Zoning District in accordance with SSFMC 20.32 & 20.81, based on public testimony and materials submitted to the South San Francisco Planning Commission which include, but are not limited to: Application materials prepared by applicant, dated February 9, 2009; Planning Commission staff report dated March 5, 2009; and Planning Commission meeting of March 5, 2009. I. The proposed project is consistent with the City's General Plan which designates the site Business Commercial. This land use designation promotes administrative, financial, business, professional, medical and public offices, and visitor-oriented and regional commercial activities. Regional commercial uses are permitted subject to appropriate standards. The proposed use is well suited to the existing building, requiring high-ceilinged open spaces that are generally not found in commercially designated areas. The use also involves no structural changes to the building which would preclude it from other business commercial uses in the future. 2. The proposed project is consistent with the City's Ordinance which designates the site Planned Industrial. Indoor sports and recreation uses, such as a cheer gym, are permitted in the zone district subject to approval of a Use Permit. Based on the following the proposed use will meet or exceed all development standards of the P-I Zone District: a. The Zoning Ordinance does not provide a specific parking requirement for the proposed use. Consequently, pursuant to SSFMC Section 20.74.1 00, the requirement is based on the most comparable use which has been determined to be a school, since team classes are scheduled, limited in size and targeted to school age children. Schools require a parking ratio of I space per 5 students. An additional requirement of one space for each instructor is recommended. Based on this ratio, the parking requirement for a school with a maximum class size of 30 with four coaches would be 10 parking spaces. The tenant space will have access to a minimum of 10 parking spaces and the ability to utilize surplus spaces within the business park. 3. The project is categorically exempt under the provisions of the California Environmental Quality Act (Class 1, Section 15301 - existing facility). 4. The proposed use will not be adverse to the public health, safety or general welfare of the community nor detrimental to surrounding properties or improvements. The proposal involves reuse of an existing warehouse tenant space during off peak hours for a commercial recreation use with no physical changes to the building. The site is surrounded by other business park type uses and there is no likelihood that the use would produce any adverse effects on the surrounding area. CONDITIONS OF APPROVAL UP09-0015 (As recommended by City Staff on March 5, 2009) A) Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial Industrial and Multi-Family Residential Projects. 2. Hours of operation shall be limited to 4 PM to 10 PM weekdays, and 7 AM to 7 PM weekends. 3. The business shall be operated substantially as outlined in the project description provided by the applicants dated February 9, 2009. (Planning Division contact: Billy Gross, 650/877-8535) B) Building Division requirements shall be as follows: I. Change of use will require a second exit from the space. 2. Restroom facilities will need to verify number of fixtures for the occupant load, accessibility and separate facilities men and women. 3. Emergency lighting will be required for exiting the space. 4. Show accessible parking and accessible path to the space. 5. Additional comments at plan review. (Building Division contact: Jim Kirkman, 650/877-8535) C) Police Department requirements shall be as follows: 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. (Police Department contact: Sgt. Jon Kallas, 650/877-8900) EXHIBIT A 2/9/09 To whomever it may concern, Rebels Elite is a competitive cheerleading and dance gym. We train boys and girls ages 5-25. The athletes are taught how to do the skills involved in competitive cheerleading and dance, We train them in gymnastics tumbling, stunting, and dance. The Rebels Elite gym has a full spring floor, trampoline and tons of other mats and training tools. Our athletes corne from allover San Mateo County to make up the most skilled teams in the Bay Area. The highly trained coaches are. the best at what they do, and several of them are also coaches for local high schools and universities. We have happily participated in several South City fairs and for the last 4 years South San Francisco has been our home. We have several athletes, but there is a maximum of25 to 3D people practicing at any onetime. Most students practice 2-3 times per week. Our practices start in the afternoon as students are out of school by 4pm and continue until as late as 10pm. On weekends we begin around I Darn and continue until around 7pm. Most of our athletes are under 18 and have parents car pool them to our location. At anyone time we will have up to 3 coaches on the premises. azen I ~ ..~~ ~ .-0 --0 EXISTm !i' RE&TRClOMS l'I ,,0 ';> i; -. .-0 ~ .. ';> R -0 ';> .. -- .-0 -0 - -@ - -@ If:t~ w4 *-0' eD 0 0 1114 111-11 f#-<I 3BC1 OYSTER POINT OYSTER POINT BUSINESS PARK SOUTl-l CITY SAN FRANCISC01 CA. Ar-e PROPERTY ~ C.ORPORA TION .......