HomeMy WebLinkAbout03-19-2009 PC Packet
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING OF THE PLANNING COMMISSION
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
March 19,2009
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
William Zemke
Commissioner
Rick Ochsenhirt
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 Pagers Off.
Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact
the ADA Coordinator at (650) 829-3800, five working days before the meeting.
In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an
open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public
inspection at the Planning Division counter in the City Hall Annex. If, however, the document or writing is not distributed until the
regular meeting to which it relates, then the document or writing will be made available to the public at the location of the
meeting, as listed on this agenda. The address of the City Hall Annex is 315 Maple Avenue, South San Francisco, California
94080.
PLANNING COMMISSION AGENDA
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
March 19, 2009
Time 7:30 P.M.
CALL TO ORDER I PLEDGE OF ALLEGIANCE
ROLL CALL I CHAIR COMMENTS
AGENDA REVIEW
ORAL COMMUNICATIONS
CONSENT CALENDAR
1. Approval of meeting minutes of February 19,2009.
PUBLIC HEARINGS
2. Use Permit - Britannia Modular Labs 4
Bayside Acquisition LLC/Owner
HCP Life Science Estates/Applicant
100/180- 442 Kimball & Littlefield
P09-0012: UP09-0004, DR09-0011 & TDM09-0002
Use Permit, Design Review and Preliminary TOM Plan to allow building facade improvements, site upgrades,
parking lot expansion and a reduced parking standard at 100 and 180 Kimball Way and 442 Littlefield Avenue
in the Planned Industrial Zone (P-I) District in accordance with SSFMC Chapters 20.32, 20.74, 20.81, 20.85 &
21.120.
ADMINISTRATIVE BUSINESS
ITEMS FROM STAFF
ITEMS FROM COMMISSION
ITEMS FROM THE PUBLIC
ADJOURNMENT
&~
Secretary to the Planning Commission
City of South San Francisco
NEXT MEETING:
Regular Meeting April 2, 2009, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA
Staff Reports can now be accessed online at: http://www.ssf.netldepts/commslplannina/aaenda minutes.asp or via
http://weblink.ssf.net
SK/bla
Minutes will be
delivered next
week.
Planning Commission
Staff Report
DATE: March 19,2009
TO: Planning Commission
SUBJECT: Use Permit, Preliminary TDM Plan and Design Review to allow building fa9ade
improvements, site upgrades, parking lot expansion and a reduced parking standard
at! 00 and 180 Kimball Way and 442 Littlefield Avenue, resulting in a total of96,946
sf of Research and Development (R&D) space, located in the Planned Industrial (P-I)
Zone District in accordance with SSFMC Chapters 20.32, 20.81, 20.84, 20.85 &
20.120
Owner/Applicant:
Case Numbers:
Bayside Acquisition, LLC
P09-0012: UP09-0004, DR09-0011, TDM09-0002
RECOMMENDATION:
That the Planning Commission approve Planning Application P09-00l2, including Use Permit
UP09-0004, Design Review DR09-0011 and Transportation Demand Management Plan
TDM09-0002 based on the attached rmdings and subject to the attached conditions of
approval.
BACKGROUNDIDISCUSSION:
The 5.638 acre project site is located between Littlefield Drive and Kimball Way, south of East
Grand Avenue, and is currently fully developed. The existing single story structures, which were
constructed in the 1970's, include a 38,377 square foot office/warehouse building at 442 Littlefield
Avenue, a 12,990 square foot R&D building at 100 Kimball Way, a 67,589 square foot R&D
Building at 180 Kimball Way, and a 3,600 square foot office/warehouse building at 290 East Grand
Avenue.
The existing buildings are comprised of a mix of research and development and office/warehouse
uses. The applicant proposes to make fa9ade improvements to the existing buildings, expand the
existing parking lot, and make various site improvements to accommodate the conversion to a more
unified R&D campus. The proposal includes a request to reduce the standard parking ratio per the
provisions ofSSFMC Section 20.74.060(e), which requires approval ofa Use Permit.
SiteIBuilding Modifications
The proposed project will reduce the existing floor area on site by 25,610 square feet, resulting in a
total of96,946 square. The decrease in floor area will be accomplished through the demolition ofthe
Page 2
P09-0012: UP09-0004, DR09-0011 & TDM09-0002
Use Permit, Design Review and TDM
100 and 180 Kimball Way and 442 Littlefield Avenue
existing 3,600 square foot office/warehouse building at 290 East Grand, the elimination of 14,477
square feet of office/warehouse space at 442 Littlefield Avenue, and the removal of7,533 square feet
of mezzanine space at 180 Kimball Way.
The fayade improvements, which propose to update the architectural style of the 1970's era
buildings, will include new covered entryways, new standing seam metal roofs, new exterior paint,
and window and door modifications. Also proposed are new trash and mechanical enclosures,
mechanical roof screens, and landscaping upgrades.
Landscape Improvements
Significant landscape improvements are proposed throughout the site, including a new meandering
pathway, which will provide pedestrian access adjacent to the site along East Grand to Kimball Way,
and the installation of additional trees, shrubs and groundcover to enhance the existing landscaping.
A variety of new plant species are proposed to supplement the existing landscaping on the site. The
existing landscaping is comprised primarily oftrees and shrubs with little or no variation in color.
The proposed flowering shrubs and ornamental grasses will introduce a variety of color and texture
to the landscape and, in combination with the building fayade improvements, will better integrate the
site as a single campus.
Design Review Board
The Design Review Board discussed the project at its February 17, 2009 meeting and pleased
with the building, site and landscape upgrades noting only minor concerns. The plans have
subsequently been revised to address these issues.
General Development Standards
Subject to approval of the reduced parking requirement discussed below, the project meets all of
the development standards ofthe P-I Planned Industrial Zone District as shown:
PI Planned Industrial
Proposed Project
Setbacks*
Front
Street side
Rear
Interior Side
20 feet minimum
10 feet minimum
None
None
o ft to 35 ft (Kimball)
60 ft (East Grand)
84 ft. (Littlefield)
1ft
Height
60 feet, additional height
allowed subject to
obtaining a use permit
Building 1 - 38ft, 6in to top
of roof screen
Building 2 - 28 ft to top of
Page 3
P09-0012: UP09-0004, DR09-0011 & TDM09-0002
Use Permit, Design Review and TDM
100 and 180 Kimball Way and 442 Littlefield Avenue
roof screen
Building 3 - 31 ft, 6 in to top
of roof screen
Parking
R&D - 4/1 000 sq. ft. for
the first 50,000 sq. ft., and
3/1000 for space in excess
of 50,000 sq. ft.!
- 341 spaces
10% minimum
291 parking spaces (3.0
spaces/1 ,000 sf)
Landscaping
20% onsite (49,137 sf)
*The proposed setbacks remain unchanged from existing except where building demolition will
occur.
Parking and TDM
The proposal provides for 3.0 parking spaces per 1,000 square feet, or 291 parking spaces for the
project, which is less than the standard rate provided in the Off-Street Parking Regulations of the
Zoning Ordinance (Chapter 20.74), but consistent with the ratios approved at several other similar
projects in the East of 101 Area. The standard parking requirement for Research and Development
uses is 4/1000 sq. ft. for the first 50,000 sq. ft., and 3/1000 for space in excess of 50,000 sq. ft.
However, this standard also specifically allows for a reduction in those requirements subject to a use
permit. In addition, the TDM Ordinance allows the Planning Commission to reduce parking
standards so long as the amount of parking generated by the standards is supported by the overall
TDM Plan for the project.
Staff supports the reduced parking rate for this project based on the following factors and specifically
because they support the overall efforts ofthe TDM plan as well as the City's General Plan Policies
which promote parking reductions for projects implementing trip reduction programs:
~ TDM - The TDM Ordinance promotes reduced parking rates for projects implementing trip
reduction programs since reduced parking will encourage employees to use public transportation
or other alternative modes of travel other than single occupant vehicles.
~ Similar Projects - The City has allowed reduced parking standards in virtually all recent
officelR&D projects, most at a lower ratio than that requested in this application. (Typically
2.5/1,000 - 2.8/1,000 sq. ft.)
1 The Zoning Ordinance specifically allows for a reduction in those standards subject to approval of a use permit.
Page 4
P09-0012: UP09-0004, DR09-0011 & TDM09-0002
Use Permit, Design Review and TDM
100 and 180 Kimball Way and 442 Littlefield Avenue
Preliminary TDM Plan
In accordance with the TDM Ordinance, the applicant has prepared a preliminary TDM plan
designed to achieve a minimum 28% alternative mode use, consistent with the Ordinance
requirements. In general, the preliminary TDM plan provides for the requisite mode shift goal, and
includes all mandatory elements including participation in shuttle programs, carpool & vanpool
ridematching and preferential parking, showers and locker facilities, guaranteed ride home program,
secure bicycle parking, on-site program coordinator, etc. as well as reduced parking.
GENERAL PLAN CONSISTENCY
The General Plan Land Use Designation for the site is Mixed Industrial. The Mixed Industrial land
use category allows a wide range of manufacturing, industrial processing, general service,
warehousing, storage and distribution, and service commercial uses. The maximum Floor Area
Ratio is 0.4, with an increase to a total FAR of 0.6 for uses with low employment intensity, such as
wholesaling, warehousing and distribution.
The proposed R&D use type conforms to the General Plan Land Use Policies in that it will continue
to promote the campus-style biotechnology, high-technology, and research and development uses in
the East of 101 area.
· East of 101 General Plan Guiding Policies - The General Plan includes the following Guiding
Policy 3.5-G-3 which supports the proposal:
"3.5-G-3 -
Promote campus-style biotechnology, high-technology, and research and
development uses. "
The proposal is consistent with the above referenced General Plan designations and policies
concerning uses and allowable FAR. As indicated in the above referenced General Plan Guiding
Policy, the City seeks to promote bioscience uses in the East of 101 Area. As examples, the
Planning Commission and/or City Council has approved R&Ddevelopments in the Mixed Industrial
Category (Axys Pharmaceuticals - a 63,200 sq. ft. R&D building at 468 Littlefield Avenue, in N ov.
1999) and in a Mixed IndustriaVCoastal Commercial area (Alexandria Project on East Jamie Court in
2002).
· East of 101 Area Plan
The proposed project is also consistent with the East of 101 Area Plan which the General Plan
identifies as the guide for detailed implementation of General Plan policies, and specifically with the
following design policies:
DE-22 which promotes on-site landscaping as a unifying element in campus development
recommends de-emphasizing the visual prominence of parking areas by placing them to the
rear of the site; and
DE-24 which encourages perimeter landscaping buffers be planted with low growing
Page 5
P09-0012: UP09-0004, DR09-0011 & TDM09-0002
Use Permit, Design Review and TDM
100 and 180 Kimball Way and 442 Littlefield Avenue
flowering ground cover or shrubs, in addition to trees; and
DE-28 which encourages the use of plant species that are adaptive to the extremes of
climate in the area; and
DE-29 which recommends that exterior lighting be incorporated into the overall building
and landscape design;
CEQA:
Staffhas determined that the proposed project is Categorically Exempt pursuant to the provisions of
Section 15301 - Class 1: Minor alterations of existing commercial spaces with negligible changes,
and (1) (3) demolition and removal of a small commercial structure building on sites zoned for such
use (CEQA Guidelines).
CONCLUSION:
The proposed development complies with the General Plan, development and design policies and the
provisions of the Zoning Ordinance including the development standards. The development was
reviewed and recommended for approval by the South San Francisco Design Review Board at the
February 17, 2009 meeting. Conditions of approval are recommended to ensure compliance with the
City's development requirements and mitigate environmental impacts, and a TDM Plan is proposed
to help reduce traffic impacts.
Therefore, City staff recommends that the Planning Commission approve a Use Permit and Design
Review allowing site and fa9ade improvements to three existing building, resulting in a total of
96,946 square feet of Research and Development space with a 291 space surface parking lot, and
approve a Draft Transportation Demand Management Plan to allow for a reduced parking
requirement.
Attachments:
Draft Findings of Approval
Draft Conditions of Approval
DRB Minutes - dated February 17, 2009
Draft Transportation Demand Management Plan
Plans - dated March 2, 2009
DRAFT FINDINGS OF APPROVAL
P09-0012: UP09-0004, DR09-0011, TDM09-0002
USE PERMIT, DESIGN REVIEW AND TDM
100 & 180 KIMBALL WAY & 442 LITTLEFIELD AVENUE
(As recommended by City Staff March 19, 2009)
As required by the "Use Permit Procedures" (SSFMC Chapter 20.81) the following findings are
made in support of allowing a reduced parking standard for a Research and Development use in the
Planned Industrial (P - 1) Zoning District in accordance with SSFM C Chapter 20.81, 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 DES Architects, dated March 2, 2009;
Planning Commission staff report, dated March 19, 2009; and testimony received at the Planning
Commission meeting of March 19,2009:
1. The proposed Project will not be adverse to the public health, safety, or general welfare of
the community, nor detrimental to surrounding properties or improvements, in that the
proposed use is consistent with the existing use on the site, which is predominantly R&D.
The Project proposes R&D use on a site located in the City's East of 101 Area, which is
intended for this type of use. The East of 101 Area Plan and General Plan have analyzed this
type of use in the East of 101 Area, and concluded that office and R&D uses in the East of
101 Area are not adverse to the public health, safety, or welfare. As the proposed Proj ect is
consistent with surrounding land uses, approval ofthe project will not be detrimental to the
near-by properties.
2. The proposed project is consistent with the City's General Plan. The project site is designated
Mixed Industrial and zoned Planned Industrial (P-I). This designation and zoning district
accommodate R&D uses, subj ect to certain development and FAR restrictions. The proposed
project complies with development restrictions and proposes an FAR of 0.40, which
conforms to the maximum allowable FAR in the Mixed Industrial General Plan designation.
3. The proposed project complies with applicable standards and requirements of the City's
zoning code, with the exception of parking requirements. The proposed project is located in
the Planned Industrial (P-I) zoning district, and meets the minimum standards and
requirements for that district. The exception for the number of parking spaces is allowable
under the City's Municipal Code, and warranted based on the following:
a. The parking exception will serve to support and promote the Project's TDM
program.
b. The Project provides 85% ofthe required parking spaces and is required, through the
TDM program, to achieve an alternative mode use of28%. The site is not anticipated
to result in a shortfall of on-site parking or create the need for overflow parking off-
site.
c. The proposed parking standard of3 spaces per 1,000 square feet will be adequate for
the proposed use because of the offered alternative solutions for providing and
Findings of Approval
Page 2 of2
managing parking. The Project is required to implement a Transportation Demand
Management Program on an on-going basis over the life of the Project with a
required alternative mode shift of 28%. The TDM requirements required of the
Project, the fact that similar reduced standards have been accepted and/or
successfully applied within several large developments in the city, including the
Gateway Specific Plan District, Bay West Cove Specific Plan District, Britannia East
Grand and the Genentech Campus, and the studies from the Institute of
Transportation Engineers (ITE) all support a reduced parking standard.
d. The reduced parking rate reinforces the overall efforts of the City's General Plan and
the Transportation Demand Management Ordinance, which encourage reduced
parking standards as an effective tool in encouraging use of alternative modes of
transportation other than single occupancy vehicles.
e. The number of parking spaces provided by the reduced standard will serve all
existing, proposed and potential uses as effectively and conveniently as would the
standard number of parking spaces required by Chapter 20.74. As described above,
there is ample evidence to support the proposed parking reduction, and there is added
concern that an overabundance of parking could have a deleterious effect on the goals
and objectives ofthe City's TDM efforts since such would serve as a disincentive to
use of alternative modes of transportation.
*
*
*
Transportation Demand Management. As required by the Transportation Demand Management
Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the
Preliminary Transportation Demand Management Plan (TDM09-0002):
( a) The proposed TDM measures are feasible and appropriate for the Project, considering
the proposed use or mix of uses and the project's location, size and hours of
operation. Sufficient measures have been included in the plan to achieve a projected
28% alternative mode usage, as required.
(b) The performance guarantees provided in the plan .will ensure that the target 28%
alternative mode use will be achieved and maintained. Conditions of approval have
been included to require that the Final TDM Plan, which must be submitted for
review and approval prior to issuance of a building permit, shall outline the required
process for on-going monitoring including annual surveys and annual reports.
DRAFT CONDITIONS OF APPROVAL
USE PERMIT, DESIGN REVIEW AND TDM
100 & 180 KIMBALL WAY & 442 LITTLEFIELD AVENUE
(As recommended by City Staff March 19, 2009)
A. Planning Division requirements shall be as follows:
1. The appli.cant shall comply with the Planning Division's standard Conditions and
Limitations for Commercial, Industrial and Multi-family Residential Projects.
2. The project shall be completed and operated substantially as indicated in the plans
prepared by DES Architects, dated March 2,2009.
3. Signs shall require a separate permit
4. All equipment (either roof or ground-mounted) shall be screened from view through the
use of integral architectural elements, such as enclosures or roof screens, and landscape
screening. Equipment enclosures and/or roof screens shall be painted to match the
building.
5. TDM
a. In accordance with South San Francisco Municipal Code Section 20.120.070, prior to
issuance of a building permit the applicant shall submit a Final TDM Plan for review
and approval by the Chief Planner. The Final TDM Plan shall substantially reflect
the Preliminary TDM plan prepared by The Hoyt Company and shall include shower
facilities in each building. The Plan shall be designed to achieve a minimum 28%
alternative mode use over the life of the project.
b. The Final TDM Plan shall outline the required process for on-going monitoring
including annual surveys and triennual reports as specified below:
1. Transportation Demand Management: Owner shall prepare an annual
Transportation Demand Management (TDM) report, and submit same to City,
to document the effectiveness ofthe TDM plan in achieving the goal of28%
alternative mode usage by employees within the Project. The TDM report
will be prepared by an independent consultant, retained by City with the
approval of Owner (which approval shall not be unreasonably withheld or
delayed) and paid for by Owner, which consultant will work in concert with
Owner's TDM coordinator. The TDM report will include a determination of
historical employee commute methods, which information shall be obtained
by survey of all employees working in the buildings on the Property. All
nonresponses to the employee commute survey will be counted as a drive
alone trip.
c. TDM Rel'orts: The initial TDM report for each building on the Property will be
Conditions of Approval
Page 2 of 10
submitted two (2) years after the granting of a certificate of occupancy with respect to
the building, and this requirement will apply to all buildings on the Property except
the parking structure. The second and all later reports with respect to each building
shall be included in an annual comprehensive TDM report submitted to City covering
all of the buildings on the Property which are submitting their second or later TDM
reports.
d. Report Requirements: The goal of the TDM program is to encourage alternative
mode usage, as defined in Chapter 20.120 of the South San Francisco Municipal
Code. The initial TDM report shall either: (I) state that the applicable property has
achieved 28% alternative mode usage, providing supporting statistics and analysis to
establish attainment of the goal; or (2) state that the applicable property has not
achieved the 28% alternative mode usage, providing an explanation of how and why
the goal has not been reached, and a description of additional measures that will be
adopted in the coming year to attain the TDM goal of 28% alternative mode usage.
e. Penalty for Non-Compliance: If after the initial TDM report, subsequent annual
reports indicate that, in spite of the changes in the TDM plan, the 28% alternative
mode usage is still not being achieved, or if Owner fails to submit such a TDM report
at the times described above, City may assess Owner a penalty. The penalty shall be
established by City Council resolution on the basis of project size and actual
percentage alternative mode use established in the TDM Plan.
f. Application of the Penalty: In determining whether a financial penalty is appropriate,
City may consider whether Owner has made a good faith effort to meet the TDM
goals. If a penalty is imposed, such penalty sums shall be used by the City toward the
implementation ofthe final TDM Plan.
6. The applicant shall be required to reimburse the City for program costs associated with
monitoring and enforcing the TDM program.
Planning Division contact Linda Ajello, Associate Planner, (650) 877-8353
B. Fire Department conditions of approval are as follows:
1. The modification of this building shall require a fire sprinkler system. Following the
issuance of a building permit, a separate fire permit shall be required.
2. Plans shall conform to NFP A 13 and City of South San Francisco Municipal Code,
Section 15.24.110.
3. A fire alarm monitoring system shall be required. Following the issuance of a building
permit, a separate fire permit shall be required.
Conditions of Approval
Page 3 of 10
4. A horn/strobe, which will activate upon fire sprinkler or alarm notification, shall be
installed at the front of each building. Plans shall conform to NFP A 72 and City of South
San Francisco Municipal Code, Section 15.24.150.
5. Adequate premise identification ( address) on the buildings shall be installed per the City
of South San Francisco Municipal Code, Section 15.24.100.
6. The applicant shall verify that the fire hydrants adjacent to this property meet the
minimum requirement as outlined in the City of South San Francisco Municipal Code,
Section 15.24.190 and Section 15.24.090.
Fire Department contact, Luis Da Silva, (650) 829-6645
c. Engineering Division conditions of approval are as follows:
1. 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 2009. A
copy of this booklet is available from the Engineering Division at no cost.
2 The developer/owner shall repair any broken sidewalk, curb and gutter fronting the property.
The developer shall also repair any areas of broken pavement in the parking area and shall
submit new paving plans showing a minimum structural section that conforms to City
standards. Also, the applicant shall install new curb, gutter, sidewalk and pavement conform
along Kimball Way, across the former railroad right-of-way opening on to the street. In
addition a new City Standard wheel chair ramp shall be constructed and installed at the
comer of the site at Kimball Way and East Grand Avenue.
3. The developer shall address any drainage and sanitary sewer deficiencies within the site. In
particular, the project building plans shall include a utility, sewer and drainage plan showing
the location and size of all existing and proposed drainage and sanitary sewer facilities and
pipe sizes within the site. The submittal shall include a report evaluating the condition ofthe
site's drainage system and its ability to accommodate a 10-year design storm. A drainage
improvement plan shall be submitted that addresses the drainage report and shows the
installation of new drainage improvements designed to accommodate all storm water runoff
from the improved site, without ponding, flooding buildings or entering the surrounding
public streets or private property. The design of the drainage system shall be supported by
appropriate calculations that shall be submitted to the Engineering Division for review and
approval. A City Standard property line sanitary sewer lateral cleanout shall be installed, if
one does not already exist, over every lateral. from the site, prior to the lateral entering the
public sewer main or street pavement in accordance with City Standard Drawing No.4.
4. Each existing and proposed driveway access from the site on to a public street shall be posted
with an R -1 STOP sign mounted on a 2" diameter galvanized steel pole. The installation of
Conditions of Approval
Page 4 of 10
these signs shall be shown on the applicant's site improvement, paving, striping and traffic
control plans.
5. Any work performed in the City's right-of-way shall require an encroachment permit issued
by the Engineering Division. The owner shall apply for and pay all fees and deposits for the
encroachment permit prior to receiving a building permit for the proposed improvements.
Engineering Division contact, Sam Bautista, (650) 829-6652
D. Water Quality Control Plant
1. Prior to the issuance of the building permit, a plan showing the location of all storm
drains and sanitary sewers shall be submitted.
2. The onsite catch basins shall to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
3. Storm water pollution preventions devices shall be installed. A combination of landscape
based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds)
and manufactured controls (vault based separators, vault based media nIters, and
other removal devices) are required. Existing catch basins shall to be retrofitted with catch
basin inserts or equivalent. These devices must be shown on the plans prior to the issuance
of a permit.
If possible, incorporate the following:
. vegetated/grass swa1e along perimeter
. catch basin runoff directed to infiltration area
. notched curb to direct runoff from parking area into swale
. roof drainage directed to landscape
. lise of planter boxes instead of tree grates for stormwater treatment
Manufactured drain inserts alone are not acceptable they must be part of a treatment train.
One of the following must be used in series with each manufactured unit: swales, detention
basins, media (sand) filters, bioretention areas, or vegetated buffer strips.
Treatment devices shall be sized according to the WEF Method or the Start at the Source
Design. Please state what method is used to calculate sizing.
4. The applicant shall submit a signed Operation and Maintenance Information for
Stormwater Treatment Measures form for the stormwater pollution prevention devices
installed.
5. For alternative compliance of the stormwater treatment devices, please respond to the
following questions:
Conditions of Approval
Page 5 of 10
. Why weren't stormwater treatment measures included in certain areas?
. Please describe the basis for the impracticability determination; for example,
geotechnical constraints.
. Please describe how the project will achieve alternative compliance.
6. The Applicant shall complete the Project Applicant Checklist for NPDES Permit
Requirements prior to issuance of a permit and return to the Technical Services
Supervisor at the WQCP.
7. Landscaping shall meet the following conditions related to reduction of pesticide use on
the project site:
a. Where feasible, landscaping shall be designed and operated to treat stormwater
runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas
that provide detention of water, plants that are tolerant of saturated soil conditions
and prolonged exposure to water shall be specified.
b. Plant materials selected shall be appropriate to site specific characteristics such as
soil type, topography, climate, amount and timing of sunlight, prevailing winds,
rainfall, air movement, patterns ofland use, ecological consistency and plant
interactions to ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent practicable.
d. Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e. Integrated pest management (IPM) principles and techniques shall be encouraged
as part of the landscaping design to the maximum extent practicable. Examples of
IPM principles and techniques include:
1. Select plants that are well adapted to soil conditions at the site.
11. Select plants that are well adapted to sun and shade conditions at the site.
In making these selections, consider future conditions when plants reach
maturity, as well as seasonal changes.
111. Provide irrigation appropriate to the water requirements of the selected
plants.
IV. Select pest-resistant and disease-resistant plants.
v. Plant a diversity of species to prevent a potential pest infestation from
affecting the entire landscaping plan.
VI. Use "insectary" plants in the landscaping to attract and keep beneficial
insects.
Conditions of Approval
Page 6 of 10
8. Plans shall include location of concrete wash out area and location of entrance/outlet of
tire wash.
9. A grading and drainage plan shall be submitted.
10. An erosion and sediment control plan shall be submitted.
Water Quality Control Plant contact, Cassie Prudhel, (650) 829-3840
E. Police Department
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code,
"Minimum Building Security Standards" Ordinance revised May 1995. The Police
Department reserves the right to make additional security and safety conditions, if
necessary, upon receipt of detailed/revised building plans.
2. 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 Security
a. Doors
1. The jamb on all aluminum frame-swinging doors shall be so constructed
or protected to withstand 1600 1bs. of pressure in both a vertical distance
ofthree (3) inches and a horizontal distance of one (1) inch each side of
the strike.
11. Glass doors shall be secured with a deadbolt 10ck2 with minimum throw of
one (1) inch. The outside ring should be free moving and case hardened.
111. Employee/pedestrian doors shall be of solid core wood or hollow sheet
metal with a minimum thickness of 1-3/4 inches and shall be secured by a
2 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action
of the inside door knob/lever/turnpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B"
occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on
or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than
one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable
as locked, and its use may be revoked by the Building Official for due cause.
Conditions of Approval
Page 7 of 10
deadbolt 10ck1 with minimum throw of one (1) inch. Locking hardware
shall be installed so that both deadbolt and deadlocking latch can be
retracted by a single action of the inside knob, handle, or turn piece.
IV. Overhead roll-up doors shall be so secured on the inside that the lock
cannot be defeated from the outside and shall also be secured with a
cylinder lock or padlock from the inside.
v. Outside hinges on all exterior doors shall be provided with non-removable
pins when pin-type hinges are used or shall be provided with hinge studs,
to prevent removal of the door.
VI. Doors with glass panels and doors with glass panels adjacent to the
doorframe shall be secured with burglary-resistant glazing3 or the
equivalent, if double-cylinder deadbolt locks are not installed.
VII. Doors with panic bars will have vertical rod panic hardware with top and
bottom latch bolts. No secondary locks should be installed on panic-
equipped doors, and no exterior surface-mounted hardware should be
used. A 2" wide and 6" long steel astragal shall be installed on the door
exterior to protect the latch. No surface-mounted exterior hardware need
be used on panic-equipped doors.
VllI. All entrance and exit doors for individual tenant spaces shall have a
deadbolt lock.
IX. On pairs of doors, the active leaf shall be secured with the type oflock
required for single doors in this section. The inactive leaf shall be
equipped with automatic flush extension bolts protected by hardened
material with a minimum throw of three-fourths inch at head and foot and
shall have no doorknob or surface-mounted hardware. Multiple point
locks, cylinder activated from the active leaf and satisfying the
requirements, may be used instead of flush bolts.
x. Any single or pair of doors requiring locking at the bottom or top rail shall
have locks with a minimum of one throw bolt at both the top and bottom
rails.
2. Windows
a. Louvered windows shall not be used as they pose a significant security
35/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum.
Conditions of Approval
Page 8 of 10
problem.
b. Accessible rear and side windows not viewable from the street shall consist
of rated burglary resistant glazing or its equivalent. Such windows that are
capable of being opened shall be secured on the inside with a locking device
capable of withstanding a force of two hundred- (200) Ibs. applied in any
direction.
c. Secondary locking devices are recommended on all accessible windows that
open.
3. Roof Openings
a. All glass skylights on the roof of any building shall be provided with:
1) Rated burglary-resistant glass or glass-like acrylic material?
or:
2) Iron bars of at least V2" round or one by one-fourth inch flat steel
material spaced no more than five inches apart under the skylight and
securely fastened.
or:
3) A steel grill of at least 1/8" material or two inch mesh under skylight
and securely fastened.
b. All hatchway openings on the roof of any building shall be secured as
follows:
1) If the hatchway is of wooden material, it shall be covered on the
outside with at least 16 gauge sheet steel or its equivalent attached
with screws.
2) The hatchway shall be secured from the inside with a slide bar or
slide bolts. The use of crossbar or padlock must be approved by the
Fire Marshal.
3) Outside hinges on all hatchway openings shall be provided with non-
removable pins when using pin-type hinges.
c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior
walls of any building shall be secured by covering the same with either of the
following:
1) Iron bars of at least V2" round or one by one-fourth inch flat steel
material, spaced no more than five inches apart and securely fastened.
Conditions of Approval
Page 9 of 10
or:
2) A steel grill of at least 1/8" material or two inch mesh and securely
fastened and
3) If the barrier is on the outside, it shall be secured with galvanized
rounded head flush bolts of at least 3/8" diameter on the outside.
4. Lighting
a. 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. The lighting level for the parking garage shall be 5 foot candles in
the drive areas and 10 foot candles in the stairway areas.
b. All exterior doors shall be provided with their own light source and shall be
adequately illuminated at all hours to make clearly visible the presence of any
person on or about the premises and provide adequate illumination for
persons exiting the building.
c. The premises, while closed for business after dark, must be sufficiently
lighted by use of interior night-lights.
d. Exterior door, perimeter, parking area, and canopy lights shall be controlled
by photocell and shall be left on during hours of darkness or diminished
lighting.
e. Parking lot lights shall remain on during the hours of darkness to ensure
proper visibility for any customer or employees in the immediate vicinity.
f. Prior to issuance of a building permit, 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. Numbering of Buildings
a. The address number of every commercial building shall be illuminated during the
hours of darkness so that it shall be easily visible from the street. The numerals
Conditions of Approval
Page 10 of 10
in these numbers shall be no less than four to six inches in height and of a color
contrasting with the background.
b. In addition, any business, which affords vehicular access to the rear through
any driveway, alleyway, or parking lot, shall also display the same numbers
on the rear of the building.
c. Posted at the main entrance to the building/complex shall be a monument
sign (directory) showing the addresses and businesses within the complex.
Said sign shall be illuminated during the hours of darkness and shall be
protected by use of vandal-resistant covers or materials.
d. Fencing should be of an open design (e.g. bars and columns), to aid in natural
surveillance.
6. Alarms and other security measures
a. The business shall be equipped with at least a central station silent intrusion
alarm system.
NOTE: To avoid delays in occupancy, alarm installation steps should be
taken well in advance of the final inspection.
7. Traffic, Parking, and Site Plan
a. 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.
b. Handicapped parking spaces shall be clearly marked and properly sign
posted.
NOTE: For additional details, contact the Traffic Sergeant at 829-3934.
8. Misc. Security Measures
a. Commercial establishments having one hundred dollars or more in cash on
the premises after closing hours shall lock such money in an approved type
money safe with a minimum rating of TL-15.
b. The perimeter of the site shall be fenced during construction, and security
lighting and patrols shall be employed as necessary.
Police Department contact, Sgt. Jon J. Kallas (650) 877-8927
DRAFT MINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of February 17,2009
TIME:
4:00 P.M.
MEMBERS PRESENT: Ruiz, Nilmeyer, Harris and Williams
MEMBERS ABSENT: Nelson
STAFF PRESENT: Steve Carlson, Senior Planner
Linda Ajello, Associate Planner
Billy Gross, Associate Planner
Patricia Cotla, Planning Technician
6. OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
Bayside Acquisition LLC
HCP Life Science Estates
100/180" 442 Kimball & Littlefield
P09-0012, UP09-0004 & DR09-0011
Use Permit - Britannia Modular Labs 4
(Case Planner: Linda Ajello)
DESCRIPTION
Use Permit and Design Review to allow building facade
improvements, site upgrades, parking lot expansion and a reduced
parking ratio at 100 & 180 Kimball Way & 442 Littlefield Ave in
the Planned Industrial Zone (P-I) District in accordance with
SSFMC Chapters 20.32, 20.74, 20.81 & 20.85.
The Board had the following comments:
1. On the south elevation, raise and center the bellyband to be more proportional with the
building.
2. Reduce the roof screening to 10ft in height.
3. Break up the massing my stepping the roof screen.
4. Add more landscaping along the property line behind 442 Littlefield and the equipment
enclosure.
Recommend Approval with Conditions.
Prepared for
BAYSIDE ACQUISITION, LLC
(HCP - LIFE SCIENCE ESTATES)
AND
CITY OF SOUTH SAN FRANCISCO
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Jill ID THE HoYT COMPANY I 916.448.2440
March 4, 2009
BRITANNIA MODULAR LABS 4
PRELIMINARY TRANSPORTATION DEMAND
MANAGEMENT PLAN
(TRANSPORTATION ACTION PLAN)
Prepared for:
Bayside Acquisition, LLC
(HCP - Life Science Estates)
and
City of South San Francisco
Prepared by:
I-ill.I III THE Hoyt COMPANY
(9iG) 448-2440
March 4, 2009
TABLE OF CONTENTS
EXECUTIVE SU M MARy..................................................................................................................... i
1.0 INTRODUCTION AN D PU RPOSE .......................................................................................... 1
2.0 TRANSPORTATION DEMAND MANAGEMENT GOALS ........................................................ 3
3.0 EMPLOYEE MODE SPLIT EAST OF HIGHWAY 101 ............................................................... 3
Table 1 - Comparable Transportation Mode-Use Rates .........................................4
Table 2 - Estimated Alternative Transportation Modes .........................................5
4.0 PROJ ECT DESCRI PTION........................................................................................................ 5
Table 3 - Britannia Modular Labs 4 Project Specifics.............................................. 6
Project Location Map.............................................................................................. 7
TDM Site Plan - Britannia Modular Labs 4 .............................................................8
5.0 P ARKI NG MANAG EM ENT .................................................................................................... 9
5.1 Pa rki ng Supply......................................................................................................... 9
5.2 Ca rpool a nd Van pool Designations...................................... ................................... 9
5.3 Free Parking for Car and Van pools and Clean Fuel Vehicles .................................. 9
5.4 Preferentia I Ca rpool Pa rki ng Placement................................... .............................. 9
5.5 Passenger Loadi ng Area........................................................................................ 10
6.0 CARPOOL AND VANPOOL RIDEMATCHING SERVICE ........................................................ 10
7.0 TRANSiT............................................................................................................................. 11
7.1 Shuttle Fu nd i ng ..................................................................................................... 11
7.2 Shuttle Services to Britannia Modular Labs 4.......................................................11
Table 4 - Shuttle Service to Britannia Modular Labs 4.........................................11
7.3 Additional Shuttle Services to Britannia Modular Labs 4 ....................................12
7.4 Shuttle/Bus Stops.................................................................................................. 12
Shuttle Service Maps (Caltrain and BART) ............................................................ 13
7.5 Ca Itra in.................................................................................................................. 14
7.6 Bay Area Rapid Transit (BART) ..............................................................................14
7.7 Sa m Tra ns............................................................................................................... 14
7.8 Downtown Dasher Taxi Service............................................................................ 15
7.9 Fe rry Service.......................................................................................................... 15
8.0 PEDESTRIAN AN D BICYCLE AM EN ITI ES .. ........................................................................... 15
8.1 Onsite Pedestria n Con nections...................................... ................. ........... ........... 15
8.2 Bicycle Parking - Long-Term and Short-Term....................................................... 15
Table 5 - Bicycle Parking Recommendation.......................................................... 16
8.3 Bicycle Con nections .............................................................................................. 16
8.4 Bicycle Resou rces.................................................................................................. 17
8.5 Showers and Clothes Lockers ............................................................................... 17
Table 6 - Proposed Shower and Locker Facilities.................................................. 17
City of South San Francisco Walking and Biking Map ........................................... 18
San Mateo County Bicycle Map ............................................................................ 19
Bay Trai Is Bicycle Map........................................................................................... 20
9.0 TRANSPORTATION COORDINATOR/COMMUTER ASSISTANCE ........................................ 21
10.0 EMERGENCY GUARANTEED RIDE HOME PROGRAM ........................................................ 22
11.0 TRANSPORTATION RESOURCE INFORMATION ................................................................. 22
11.1 Tra nsportation Kiosk............................................................................................. 23
Figure 1- Sample Transportation Information Board........................................... 23
11.2 HCP Britannia Commute Web Site and Resources ............................................... 24
Figure 2 - Sample HCP Britannia Communte Web Site ......................................... 24
11.3 Em ployee Tra nsportation Flier.................... ........... ............................ .................. 25
11.4 Designated Em ployer /T ena nt Contact................................... .............................. 25
11.5 Promotiona I Programs.......................................................................................... 25
11.6 Tenant Training and Owner-Provided Resource Representative ......................... 26
Employee Tra nsportation Flier.............................................................................. 27
12.0 PROJ ECT AM EN ITI ES ......................................................................................................... 28
13.0 KICK-OFF EVENT................................................................................................................ 28
14.0 ANNUAL TRANSPORTATION FAIR AND SPECIAL PROMOTIONS .......................................29
15.0 TRANSPORTATION MANAGEMENT ASSOCIATION ........................................................... 29
16.0 COMPLIANCE MON ITORI NG AN D EN FORCEM ENT ........................................................... 30
16.1 Annual Employee Commute Survey..................................................................... 30
16.2 An n ua I Su mma ry Report....................................................................................... 31
16.3 Penalty for Noncompliance ...................................................................... ............ 31
16.4 Tenant Performance and Lease Language............................................................ 31
17.0 CONCLUSiON..................................................................................................................... 32
EXHIBIT A - Accounting of C/CAG Trip Credits, Britannia Modular Labs 4
EXHIBIT B - Sample Draft Lease Language, Britannia Modular Labs 4
ATTACHMENTS:
Employer Shuttle Rider Pass Program Flier
Mid-day Taxi Service - Downtown Dasher Program Flier
Bicycle and Pedestrian Safety Program Flier
Carpool Incentive Flier - You Pool, We Pay!
Free Transit Ticket Distribution Program - Try Transit Registration
Emergency Ride Home Program - Employer Focus
Emergency Ride Home Program - Employee Focus
List of Nearby Amenities (food service, restaurants, coffee, rental car, etc.)
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
EXECUTIVE SUMMARY
Traffic congestion and air pollution are critical concerns in maintaining a healthy economy and
lifestyle for the City of South San Francisco. Traffic congestion results in time lost to residents
and commuters and increased demand on fiscal resources for roadway construction and
maintenance. It is estimated that mobile sources, such as automobiles, account for 50% of all
air pollution in the City of South San Francisco.
As a leader in sustainable commute-friendly projects, HCP-Life Science Estates has prepared a
Transportation Demand Management (TDM) plan for the Britannia Modular Labs 4 project. HCP
has consistently designed their San Francisco Bay Area projects to meet commute-sustainable
standards by incorporating TDM elements in their projects. This dedication to reducing trips,
reducing air pollution, reducing traffic congestion, and reducing parking demand contributes to
successful carbon footprint and greenhouse gas reductions of each project's construction and
long-term operations. As implementation and monitoring requirements stemming from AB32
and SB375 are pending, developers and employers are going to be required to reduce impacts
from greenhouse gas emissions. By reducing emissions now, projects like Britannia Modular
Labs 4 will be ahead of the mitigation process.
HCP has prepared this TDM plan in compliance with Chapter 20.120 of the City's Municipal
Code as a Transportation Demand Management Ordinance. The mitigation measures are
consistent with the City of South San Francisco's Ordinance 1300-2001 and the City/County
Association of Governments of San Mateo County (C/CAG) Guidelines for the Implementation
of the Land Use Component of the Congestion Management Program.
This plan identifies a 28% alternative mode-use target rate that addresses both traffic and air
quality concerns in the City of South San Francisco and the east of Highway 101 area known as
the "Biotechnology Capital of the World". In addition, this document provides supporting
justification for the current reduced parking feature of this project.
The plan assumes project occupancy based on future tenancy of research and development
(R&D) uses totaling 96,946 square feet with a 0.40 floor area ratio (FAR). Total surface parking
is estimated at 291 spaces. The proposed reduced parking ratio for the development is three (3)
spaces per 1,000 square feet.
This plan includes TDM measures specifically developed for the Britannia Modular Labs 4
project. Measures include mid-day, downtown shuttle services, secure bicycle parking, on-site
commuter kiosks, trial transit pass programs, and an emergency ride home program for
alternative transportation users. The plan has a variety of infrastructure and incentive-based
measures, which encourage all forms of alternative mode-use, such as car and vanpool, transit,
bicycling, walking, and telecommuting. HCP is committed to encouraging tenant participation
and will strongly recommend and support any enhanced tenant-sponsored employee commute
programs.
lill.11D THE HoYT COMPANY
Page i
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
This project plan is designed to address the trip reduction requirement and reduced onsite
parking for the project. According to a peak-hour trip assessment based on R&O uses for the
project, using the Institute of Transportation Engineers Trip Generation 8th Edition, there are
118 a.m. peak-hour trips generated. The Britannia Modular Labs 4 TOM Plan achieves
mitigation for all peak-hour trips as shown in the C/CAG mitigation matrix presented in
Attachment A. The matrix shows total mitigation of 264 peak-hour trip credits. The
transportation mode-use rate will be monitored annually with a first baseline employee
commute survey to be conducted one year after occupancy. The first annual employee
commute survey will be submitted to the City in the following year. A transportation mode-use
summary report will be submitted to the City's Principal Planner after the annual employee
commute survey has been conducted.
Efforts to reduce employee drive-alone commuting and expand the mode options available to
commuters can take several years to develop and mature. However, if a TOM Plan is
implemented aggressively and with management support, results can be immediate. According
to regional surveys, the current commute environment in San Mateo County and the City of
South San Francisco offers project commuters lower levels of roadway congestion and higher
highway travel speeds. Reduced traffic congestion contributes toward single-occupant vehicle
(SQV) usage. Conversely, higher fuel costs encourage greater use of travel alternatives such as
carpooling and transit.
The measures and elements contained in this plan are similar and consistent with other
employee commute programs in the San Francisco Bay Area and at other well-performing HCP
projects. This plan reflects the 18 measures required by the City of South San Francisco and five
additional supporting TOM measures. These measures include:
Required TOM Measures
1. Bicycle Parking: Long-Term
2. Bicycle Parking: Short-Term
3. Carpool and Vanpool Ridematching Service
4. Designated Employer/Tenant Point of Contact
5. Direct Route to Transit (well-lit path or sidewalk to shuttles)
6. Free Parking for Carpools and Vanpools
7. Guaranteed Emergency Ride Home Program
8. Information Board/Kiosks and commuter resource Web site
9. Passenger Drop Off and Loading Area
10. Pedestrian Connections
11. 10% Preferred Location Carpool and Vanpool Parking
12. Promotional Programs and Events - Ridesharing
13. Showers and Clothes Lockers
14. Shuttle Programs (Utah-Grand Shuttles and Downtown Dasher)
15. Transportation Management Association Participation
16. Annual Employee Commute Survey (100% participation, non response = SOV)
17. Annual TDM Summary Report to City Council & Planning Commission
18. TDM Site Plan
lilll m THE HoYT COMPANY
Page ii
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
Additional TOM Measures
19. Bicycle Connections
20. Tenant Training and Owner-Provided Resource Representative
21. Onsite Kick-off Event
22. Tenant Performance Requirement and Lease Language
23. On-site/nearby amenities
lilll III THE HoYT COMPANY
Page Hi
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
1.0 INTRODUCTION AND PURPOSE
The Britannia Modular Labs 4 project supports clustered development along major
transportation corridors. This project is located near, and is served by, U.S. Highway 101 and
nearby Interstate 280, a Caltrain station, and a BART station.
The comprehensive plan oftrip reduction measures identified in this document is essential to
realizing the employee trip reduction potential of the project. The combination of these factors
will provide the momentum to achieve a 28% alternative mode-use rate for this project.
Through monitoring efforts, such as the annual survey of employees to determine
transportation mode split, the project will be able to better focus transportation coordination
efforts and encourage tenant-employees to use alternative transportation. The first baseline
travel mode-use survey report will be submitted to the City of South San Francisco after one
year of occupancy of the project.
Local Regulatory Setting
Chapter 20.120 of the Municipal Code outlines the TOM 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 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 TOM requirements for all new non-residential development.
. Establish an ongoing monitoring and enforcement program to ensure that measures are
implemented.
The TOM 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 Britannia Modular Labs 4 project is proposed to have a FAR of 0.40 and meets the
basic requirements for a 28% TOM Plan.
~ 1m THE HOYT COMPANY
Page 1
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
Using the City of South San Francisco's TOM Ordinance guidelines as an example target, the
estimated number of trips needed to meet a 28% reduction for the number of employees
estimated to work at the Britannia Modular Labs 4 would be 81.
Estimated Total Employees
Trip Reduction Requirement
291
28%
This TOM Plan also meets many requirements of the Revised C/CAG Guidelines for the
Implementation of the Land Use Program approved by the City/County Association of
Governments (C/CAG) of San Mateo County in September 2004. C/CAG trip credits identified in
this Preliminary TOM Plan for the project total 264 mitigated trips. The C/CAG accounting of all
trip credits applicable in this Preliminary TOM Plan is provided in Exhibit A.
State Regulatory Setting
California is the 12th to 16th largest emitter of C02 and is responsible for approximately 2% of
the world's C02 emissions. The natural environment in California may be substantially
impacted due to increased in temperature and deteriorating air quality.
The State of California has given many organizations and agencies the responsibility of creating
guidelines, policies, and thresholds that meet the intent of legislature: Office of Planning and
Research (OPR), California Air Resources Board (CARB), California Air Pollution Control Officers'
Association (CAPCOA), Council of Governments, and the Attorney Generals office.
. Assembly Bill 1493 - required that CARB develop and adopt regulations that achieve lithe
maximum feasible reduction of GHGs emitted by passenger vehicles and light-duty truck
and other vehicles and to adopt the nation's first GHG emission standards for automobiles.
. Executive Order S-3-05 - directed the secretary of the California Environmental Protection
Agency (Cal EPA) to initiate a multi-agency effort to reduce GHG emissions to the target
levels.
. Assembly Bill 32, California Climate Solutions Act of 2006 - requires that statewide GHG
emissions be reduced to 1990 levels by the year 2020. This first-in-the-world comprehensive
program of regulatory and market mechanisms to achieve real, quantifiable, cost-effective
reductions of GHG makes CARB responsible for monitoring and reducing GHG emissions.
. Senate Bill 375 - establishes improved land use and transportation policy supporting AB32;
providing a means for achieving the AB 32 goals for cars and light trucks through land use
changes. This Bill creates potentially revolutionary changes in California's regional planning
processes for housing and transportation, SB 375 mandates the creation of sustainable
regional growth plans. These plans are expected to double the GHG emission reduction
targets that local governments must meet through land use planning.
lillllIl THE HOYT COMPANY
Page 2
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
2.0 TRANSPORTATION DEMAND MANAGEMENT GOALS
The basic premise of Transportation Demand Management (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 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 or walking)
2) Support technological solutions (e.g., compressed natural gas, electric/hybrid vehicles, or
other zero emission vehicles)
3) Eliminate trips (e.g., compressed work weeks or telecommute)
Until recently in the United States, the answer to relieving congestion on roads, and in parking
structures, was to build more roads and parking structures (similar in concept to building
another manufacturing plant to expand productivity on levels). 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 and a more sustainable mobility management
practice.
3.0 EMPLOYEE MODE SPLIT EAST OF HIGHWAY 101
According to the Commute Profile 2008 San Mateo County, conducted by the Peninsula Traffic
Congestion Relief Alliance (Alliance), the San Mateo County alternative mode-use rate was
approximately 26%, with the Bay Area regional rate (from the 2005 survey) comprising
approximately 34% alternative mode-use. The higher Bay Area alternative mode-use rate is
indicative of paid parking in more urban core areas with abundant and close proximity of public
transit resources, whereas parking is free or much less expensive in many areas of San Mateo
County (e.g., the City of South San Francisco).
The 2005 Employee Transportation Survey conducted by the Alliance identified the San Mateo
County alternative mode-use rate at 29.9%. However, the overall alternative mode-use rate for
the City of South San Francisco was identified at 30.2%.
In fall 2008, an employee commute survey was conducted at another well-performing HCP
project site in South San Francisco at Britannia Oyster Point. Results from the survey indicated
an alternative commute mode-use rate of 37%. While this percentage seems elevated, it should
lillllD THE HoYT COMPANY
Page 3
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
be noted that tenants in this neighboring employment site provide their employees substantial
commute subsidies and financial incentives, above and beyond typical employee benefits, that
enhance the alternative mode-use performance for that specific project. It is anticipated that
future employers at the Britannia Modular Labs 4 project may also offer subsidies and or
allowances to their employees. HCP desires to match the Britannia Modular Labs 4 commute
mode-use rate to those of other well-performing South San Francisco projects.
Table 1 shows the comparison of alternative mode-use rates for the Bay Area Region, County of
San Mateo, City of South San Francisco, and another South San Francisco employer site.
Table 1
Comparable Transportation Mode-Use Rates
San Mateo County
Bay Area Region
City of South San Francisco
South San Francisco - Britannia
Oyster Point Campus
29.0%
34.0%
29.9%
26.0%
30.2%
37.0%
Based on current and historical transportation mode-use data for east of Highway 101 business
areas, an example of estimated employee alternative mode-use distribution was calculated for
the Britannia Modular Labs 4 project. This estimate reflects the TDM measures described in this
plan but assumes that no commute subsidies are provided to employees as are provided at
Britannia Oyster Point.
Table 2 shows the various transportation modes for future tenant-employees at the project
using an employee population assumption based an occupancy ratio of three employees per
1/000 square feet of space. This assumption calculates estimated employee occupancy at 291
employees.
lill.1 [II THE HoYT COMPANY
Page 4
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
Table 2
Estimated Alternative Transportation Modes
Drive alone to work site
Carpool
Transit
Other (motorcycle, 9/80, telecommute)
Bicycle
Vanpool
Walk
Non-commuting (sick, vacation, business travel)
Total
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10%
10%
4%
4%
0%
0%
4%
100%
197.9
29.1
29.1
11.6
11.6
0.0
0.0
12
The implementation of TOM measures identified in this plan should result in an estimated 28%
alternative mode-use rate representing approximately 81 employees. This sample scenario
provides a distribution example of employee alternative transportation choices, depicting a
typical workweek day for the project.
Note: This distribution is provided as an example only to demonstrate a possible transportation mode split.
The actual distribution of transportation modes could vary and will be clarified in future survey results.
4.0 PROJECT DESCRIPTION
The project is a 5.638-acre site owned by HCP-Life Science Estates in the City of South San
Francisco, south of the City of San Francisco.
The proposed project accommodates three R&O-use buildings totaling 96,946 square feet. The
project FAR is 0.40. Surface parking accommodates 291 vehicles. Parking for this project will be
provided at a ratio of three parking spaces per 1,000 square feet.
The project is designed to maximize opportunities for pedestrian, bicycle, carpool, and transit
connectivity. As an R&O project, 28 reserved carpool parking spaces are planned with one
space designated for a vanpool. A total of four Class I bicycle lockers and two bicycle racks will
be provided near the buildings for bicycle commuters at no charge to employees. Showers and
lockers will also be provided for bicyclists, joggers, pedestrians, and other alternative
commuters. Transit shuttle services for Caltrain and BART are located within one block of the
project site at Kimball Way and East Grand Avenue. There are nearby restaurant and food
services are located within one-half mile from the project. Possible tenant-provided valet or
mobile services (e.g., mobile hair salon, dentistry, dry cleaning, etc.) will further help to create a
self-sufficient development, thereby reducing the number of trips made daily to and from the
project.
~ lID THE HOYT COMPANY
Page 5
Britannia Modular Labs 4 Preliminary TOM Plan
March 4, 2009
A project location map is provided on page 7. A Britannia Modular Labs 4 TOM Site Plan is
provided on page 8. This TOM site plan shows the tentative and conceptual locations of
preferential parking, bicycle facilities, pedestrian connections, and direct routes to transit. It
also depicts that showers, lockers, and information kiosks will be provided in the buildings.
Table 3 shows a summary of the project specifics.
Table 3
Britannia Modular Labs 4 Project Specifics
R&O Use
Employees Estimated (3/1,000')
Square Feet
Parking Ratio
Parking Spaces Provided
FAR
TOM Goal
Target Employee TOM-Use Goal
100%
291
96,964
3/1,000
291
0.40
28%
81
lillllIl THE HOYT COMPANY
Page 6
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
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5.0 PARKING MANAGEMENT
5.1 Parking Supply
As an R&O-use project, there will be a total of 291 surface lot parking spaces.
The ability and willingness to rideshare is directly linked to parking cost and parking availability.
The City parking code for this type of project is one space for each 250 square-feet for the first
50,000 square feet and 3/1,000 square feet thereafter for the remaining 75,000 square feet.
Stated another way, the City parking code for is one space for each 333 square feet.
The Britannia Modular Labs 4 project is proposing to provide a parking ratio equivalent to three
spaces for each 1,000 square feet for the entire project.
5.2 Carpool and Vanpool Designations
Upon completion of this project, there will be a minimum of 29 designated carpool and vanpool
vehicle parking spaces (10% of vehicle parking spaces). These carpool parking spaces may
require employee registration and permitting. One van pool parking space will be designated as
part of the 29 spaces.
HCP will be responsible for construction, striping, and signage for the parking spaces. The
tenants may be responsible for registration, permitting, and any special parking programs for
their employees. The tenants may also be responsible for monitoring the appropriate use of
these specially designated parking spaces.
5.3 Free Parking for Car and Vanpools and Clean Fuel Vehicles
As required by the City's TOM Ordinance, parking will be free for all carpool, van pool and c1ean-
fuel vehicle participants.
5.4 Preferential Carpool Parking Placement
One effective means of encouraging employees to rideshare and/or use a clean-fuel vehicle is
to reserve the most preferred parking spaces (premium convenient locations, close to buildings,
in the shade or within 100 feet of building entrances) for the exclusive use of carpool, vanpool,
and clean-fuel vehicles. These preferred parking spaces will be designated with signage and
pavement striping and will be located throughout the project. Preferential parking spaces are
an excellent incentive that sends a clear visual message to employees and the community that
alternative transportation is important.
HCP will be responsible for striping the pavement and providing appropriate signage for
preferential carpool parking throughout the site.
lilll [II THE HOYT COMPANY
Page 9
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
5.5 Passenger Loading Area
In order to facilitate disembarking and embarking of rideshare passengers, passenger
loading/unloading area is provided. A passenger loading area for carpool and vanpool drop off
may be located close to the entrance of the Littlefield building.
HCP will be responsible for the maintaining the passenger loading area and appropriate sign age
at the site.
6.0 CARPOOL AND VANPOOL RIDEMATCHING SERVICE
The 511 Regional Rideshare Program, via 511.org and the Peninsula Traffic Congestion Relief
Alliance (Alliance), provides free carpool and vanpool matching services and promotional
gasoline awards for new carpool and vanpool groups. On-site employer contacts will be asked
to promote the on-line 511 service directly to employees on a regular basis and allow the
Alliance to solicit carpool sign-up at on-site employer events, such as annual Transportation
Fairs, Wellness or Benefits events, etc. Tenant/employer contacts can also research employee
ZIP code data from Human Resources records and offer to match up employees who live near
each other.
Carpooling and vanpooling will be strongly encouraged at the project. An Employee
Transportation Flier will be designed to promote the free personalized matching assistance
through the 511 Rideshare and Alliance programs. This carpool 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 they are available to commute to and from work. Individuals are then able to select and
contact others with whom they wish to carpool or vanpool. They will also be given a list of
existing carpools and vanpools in their residential area which they may be able to join if
vacancies exist.
The 511 system gives commuters the information they need to make more 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.
The 511 system offers one-stop shopping for traffic, transit, rideshare, and bicycle information
in the region. The nine-county system is the first 511 service to go online in California. It
provides links to 511 systems in Sacramento, Oregon, and Nevada and is available from any
phone, provided the carrier supports 511. Most counties in the region have wireless and
land line access to the service through major carriers.
The project tenants will be responsible for marketing the 511 Rideshare and Alliance carpool
programs to their employees.
fill I III THE HoYT COMPANY
Page 10
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
7.0 TRANSIT
Caltrain, Bay Area Rapid Transit (BART), and SamTrans provide transit service to the City of
South San Francisco in proximity to the project site. Shuttle services, managed by the Alliance,
are provided from the South San Francisco BART and South San Francisco Caltrain Stations
providing links for transit riders near to the project site.
7.1 Shuttle Funding
Tenant/employers at the Britannia Modular Labs 4 project will be encouraged to contribute
funding each quarter to the Alliance for shuttle programs and operational support. Employer
funding will provide shuttle rider passes for employees who connect from the South San
Francisco Caltrain and BART train stations. A copy of the Alliance shuttle pass flier is provided as
an attachment.
7.2 Shuttle Services to Britannia Modular labs 4
The project will participate in the Alliance's shuttle system with both commute peak-period and
lunchtime service (via the Free Downtown Dasher). Shuttle services are provided near the
project site at Kimball Way and East Grand Avenue. The Utah-Grand Caltrain and BART shuttles
offer combined daily shuttle service totaling 35 trips.
The Utah-Grand BART shuttle circulates between the South San Francisco BART station and the
project at 15, 20, and 3D-minute frequencies. There are currently a total of 18 BART shuttle
trips to and from the project site.
The Utah-Grand Caltrain shuttle service circulates between the South San Francisco Caltrain
Station and the project during the morning and evening peaks at 20, 25 and 35-minute
frequencies. Seventeen (17) Caltrain shuttle trips provide connecting service to and from the
project site.
Table 4 shows the number of shuttle trips provided to the project site for connectivity to the
South San Francisco BART and Caltrain stations.
Table 4
Shuttle Service to Britannia Modular labs 4
fill I III THE HoYT COMPANY
Page 11
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
The South San Francisco Employer Shuttles, including the Utah-Grand shuttles, operate using an
employee pass program. Participating projects and developments, tenants or employers who
contribute funding for the shuttles are provided with free passes for their employees. Shuttle
route maps are provided on page 13.
7.3 Additional Shuttle Services to Britannia Modular Labs 4
Additional free shuttle resources are provided by the Gateway Campus shuttle (Genenbus)
which provides service to the Millbrae Caltrain and BART Intermodal Station. This shuttle
provides ten (10) a.m. and ten (10) p.m. shuttle trips from the station. Caltrain operates Baby
Bullet express services from the Millbrae Intermodal Station which creates a time-savings
advantage for some Caltrain riders.
The Genenbus also serves the Glen Park BART Station in the City of San Francisco. This shuttle
provides 16 a.m. and 16 p.m. shuttle trips from the BART Station. The Glen Park BART Station
creates a cost-savings advantage for some BART riders. The Genenbus shuttle services are
provided within three-fourths (0.75) of a mile from project site at 330 Gateway Boulevard.
7.4 Shuttle/Bus Stops
Shuttle drop-off and pick-up locations for BART and Caltrain commuter service are located off-
site, within one block of the project at Kimball Way and East Grand Avenue. Should the Alliance
pursue additional shuttle stops at or near the project site, the developer would be amenable to
providing designated street side space for the Alliance shuttle stop.
lillllD THE HOYT COMPANY
Page 12
Britannia Modular Labs 4 Preliminary TOM Plan
March 4, 2009
E.
101
BRITANNIA
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lill.l III THE HOYT COMPANY
Page 13
Britannia Modular Labs 4 Preliminary TOM Plan
March 4, 2009
7.5 Caltrain
Caltrain operates a frequent fixed-route commuter rail service seven days a week between San
Francisco and San Jose, as well as limited service to and from Gilroy on weekdays. Caltrain
operates on 15- to 28-minute frequencies during the peak periods in the morning and evening.
Midday service operates approximately every hour. Service is less frequent during weekends
and holidays.
Caltrain service is available approximately one mile from the project at the South San Francisco
station located at 590 Dubuque Avenue and Grand Avenue.
Caltrain services were enhanced in 2004 to add express trains during peak hours. However, this
new service does not provide an express stop to the South San Francisco Caltrain Station and
hence will not benefit employees in the Britannia Modular Labs 4 area.
7.6 Bay Area Rapid Transit (BART)
BART is a 92.7-mile, 43-station automated rapid transit system located along five lines of
double track. Trains traveling up to 80 mph connect San Francisco to Colma and other East Bay
communities - north to Richmond, east to Pittsburg/Bay Point, west to Dublin/Pleasanton, and
south to Fremont. Service is scheduled every 15 minutes during peak periods. Service during
holidays and weekends is modified.
BART-to-the-Airport expanded the system by 8.7 miles along the peninsula from Colma to a
new intermodal station in Millbrae. Four new stations were created, including the South San
Francisco Station located between EI Camino Real and Mission Road to the south of Hickey
Boulevard.
The project is approximately three miles from the South San Francisco Station. The San
Francisco Glen Park BART Station is nearly nine miles from the project.
7.7 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, and with the Dumbarton Express and Santa Clara Valley
Transportation Authority in Menlo Park and Palo Alto.
However, there is no direct SamTrans service east of Highway 101 in the project area.
fill I III THE HOYT COMPANY
Page 14
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
7.8 Downtown Dasher Taxi Service
This free taxi service provides an 11:00 a.m. to 2:00 p.m. demand-driven pick-up service
throughout the East Highway 101 business parks in South San Francisco. Using existing shuttle
stops, taxis drop off riders at locations in the downtown retail area. The Downtown Dasher,
operated by the Peninsula Yellow Cab of South San Francisco and managed by the Alliance,
requires an employer-provided voucher and an employee trip reservation before 10:00 a.m.
This midday service is currently free to participating employers and employees. This service is
not a fixed route or fixed schedule service. A detailed Downtown Dasher flier is provided as an
attachment.
7.9 Ferry Service
Currently, there is no scheduled water transit service for the City of South San Francisco at the
Oyster Point Marina. Water service to South San Francisco is anticipated by late 2010. Prior to
this service becoming operational, employees will be given a link to this resource.
8.0 PEDESTRIAN AND BICYCLE AMENITIES
The project has pedestrian and bicycle connections to regional facilities along East Grand
Avenue, Allerton Avenue, Littlefield Avenue, and the San Francisco Bay Trails via the San Bruno
Point area. The Bay Trail is a network of multi-use pathways circling San Francisco and San
Pablo Bays. The trail provides commuters an exceptional pathway to bicycle or walk to work in
the South San Francisco Area. A map of the City bicycle routes is provided on page 18. The
surrounding county bikeways map is provided on page 19. A map of the Bay Trails is provided
on page 20.
8.1 Onsite Pedestrian Connections
A safe, convenient and well-lit pedestrian path will be provided, utilizing the most direct route,
to the nearest shuttle stop close to the project. Lighting, landscaping and building orientation is
designed to enhance pedestrian safety. There will be an outdoor recreation or patio space at
the project. This pedestrian space can be used for recreation, eating, or other outdoor
activities.
8.2 Bicycle Parking - Long-Term and Short-Term
Free Class I and Class II bicycle parking facilities will be provided on-site. Table 5 shows the
recommended and total number of bicycle facilities for the proposed project.
IiI{ lID THE HoYT COMPANY
Page 15
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
Table 5
Bicycle Parking Recommendation
Estimated Number Parking Spaces 291
Bicycle Parking Ratio 1:50
Bicycle Parking Needed 6
Four Class I (long-term) bicycle lockers or a covered, enclosed, secure area will be provided to
enhance the viability for bicycle commuters. These four Class I bicycle lockers and two Class II
(short-term) bicycle racks will be placed among the buildings at the project site.
Traditionally, bicycle parking is calculated at one bicycle space for every 50 spaces for vehicles.
Using these guidelines, the amount of bicycle parking would be five spaces. HCP will provide six
bicycle parking spaces for the project.
Note: The Peninsula Traffic Congestion Relief 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.
8.3 Bicycle Connections
The 2009 City of South San Francisco Walking & Biking Map identifies Class III bicycle routes
along Forbes Boulevard, Allerton Avenue, and Littlefield Avenue. Some Class II bicycle lanes are
provided on Oyster Point Boulevard and parts of Gateway Boulevard. City bicycle routes on East
Grand Avenue near the project are designated as "routes with higher traffic volumes" and
cyclists should use extra caution in these areas.
The project has bicycle connections to regional bicycle facilities along East Grand Avenue and
Littlefield Avenue, and the San Francisco Bay Trails via the San Bruno Point area. Access to the
Bay Trails is located along the bay at Colma Road, Littlefield and the San Bruno Point area.
The Bay Trail is a network of multi-use pathways circling the San Francisco and San Pablo Bays.
The ultimate route is planned to be a 400-mile route through nine Bay Area counties and 42
shoreline cities.1
1 www.abag.ca.gov/bayarea/baytrail!overview.html
lil..~ 1111 THE HOYT COMPANY
Page 16
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
8.4 Bicycle Resources
Free Bike Buddy matching service, bicycle route maps, and other commuter bicycle resources
are provided via the 511 system. Bicycle commuters looking to find a riding partner can log on
to www.bicycling.511.org for more information.
The Alliance provides a free one-hour, on-site Bike and Pedestrian Safety Program for
employees. This workshop teaches commuters about bicycling and walking as a safe, stress-
relieving commute mode; traffic laws for bicyclists and pedestrians; and bicycle maintenance
tips. It also offers a drawing for free bicycle-related prizes. A copy of the Alliance Safety
Program flier is provided as an attachment.
8.5 Showers and Clothes Lockers
Showers and clothes lockers will be installed for the use of employees walking and bicycling to
work, as well as for others who wish to change after commuting via an alternative mode of
transportation. One shower for each gender and 16 locker facilities will be installed at the
project site.
The shower and locker facilities will also be accessible free of charge to all employees. Table 6
shows the number of proposed shower and locker facilities planned for the project.
Table 6
Proposed Shower and Locker Facilities
Male
Female
':!tI1:{fal~sw8w~t:iji1tfJ::QEl(er;'FaCilitiij's
~ I III THE HoYT COMPANY
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Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
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~ I II) THE HoYT COMPANY
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9.0 TRANSPORTATION COORDINATOR/COMMUTER ASSISTANCE
The Britannia Modular Labs 4 project will provide a Transportation Coordinator (TC) who will
have the primary responsibility for implementing this Plan. The TC may be a part-time or
outsourced coordinator who manages the TOM Program. The TC will be responsible for
providing employee commute program assistance to tenants and employees, producing on-site
transportation fairs and promotional events, collaborating with the Alliance to maximize
employer resources, conducting the periodic survey, and producing the annual report. TOM
industry data supports that having a TC has a very positive impact on increasing alternative
mode use. This position will be filled by:
Name:
Elizabeth Hughes
HDRIThe Hoyt Company
Address:
1325 J Street, Suite 1300
Sacramento, CA 95814
Phone:
(916) 448-2440
The TC will provide the following services:
. Promote trip reduction and air quality strategies to employees at the project site.
. Be the main point of contact for employer contacts and employees wanting to commute
using an alternative.
. Conduct periodic employee surveys which will identify commute patterns, mode splits,
and TOM program success.
. Evaluate survey results for alternative transportation potential and/or changes to
current program.
. Catalog all existing incentives that encourage employees to utilize alternative
transportation programs.
. Work with local agencies such as Caltrain, SamTrans, BART, the Alliance, 511, and the
Bay Area Air Quality Management District (BAAQMD). Post informational materials on
transportation kiosks in employee common areas, as well as distribute alternative
program information to employees via designated employer contacts, posters, fliers,
banners, campus newsletter, new employee orientation, etc.
. Participate in the BAAQMD Spare the Air program. Spare the Air day notices will be
forwarded to employees to encourage not driving to work alone.
. Coordinate and manage various aspects of the plan that require periodic updating or
monitoring, such as the emergency guaranteed ride home (GRH) program, carpool and
vanpool registration, parking enforcement, and locker assignment and enforcement.
ID""'l11D THE HOYT COMPANY
Page 21
Britannia Modular Labs 4 Preliminary TOM Plan
March 4, 2009
HCP will provide TC support staffing and tenant training for commute programs and mobility
management.
10.0 EMERGENCY GUARANTEED RIDE HOME PROGRAM
Tenants of the project will participate in the emergency Guaranteed Ride Home (GRH) program
managed by the Alliance. HCP will identify the process for the employer to register for this
program with the Alliance. The Alliance covers 75% of the cost for GRH services. The employer
pays the remaining 25%. Employee and employer sample Alliance GRH program fliers are
provided as an attachment.
All employees who commute to work using transit, bicycle, or carpool or vanpool will be
guaranteed a ride home in the case of a personal emergency or when they unexpectedly have
to work late thereby missing the last bus or their normal carpool home. The GRH program has
proven very successful as it removes one of the major objections employees have to giving up
their private automobile, especially those with young families.
The GRH program provides employees with a security blanket, a feeling of reassurance that if a
child becomes ill or injured during the day the employee can get to them quickly. If employees
need to work late and miss their bus or carpool, or if their vanpool breaks down, they are
guaranteed a ride home.
The project tenants will participate in the Alliance GRH program on behalf of their respective
employees at the site.
11.0 TRANSPORTATION RESOURCE INFORMATION
A supportive TC, cooperative property management, and involved tenant/employers will
generate positive impacts toward the success of the TOM goals and elements that are
implemented. TOM commute programs and benefits must be presented to the employees in a
comprehensive and proactive manner along with other employee programs. This can be done
via participation and support of employee orientation forums or transportation fairs,
transportation kiosk posting, employee newsletters, management bulletins, e-mails, etc. From a
practical standpoint, management support must be twofold:
1) Upper and middle management will encourage alternative modes whenever possible.
2) Managers and supervisors need to be supportive of employees who try alternative modes,
even if it means initial minor adjustments to their work schedule.
li:l{ lID THE HoYT COMPANY
Page 22
Britannia Modular labs 4 Preliminary TDM Plan
March 4, 2009
TDM should be viewed as a big picture process. This includes explaining the area's air quality
problems and how fighting air pollution ties in with being a good corporate citizen. It is
important that the employees see how both they and the community benefits (e.g., better air
quality and less traffic congestion on the highways and the surrounding neighborhoods, less
parking hassle, cost savings for employees, etc.). Synergistic measures that support these
efforts include the transportation kiosk, employee fliers, resource Web sites, promotional
programs and incentives, and employer training and employee outreach. Disincentives such as
limited parking further enhance the message.
11.1 Transportation Kiosk
A comprehensive information kiosk will be located in each of the buildings in a common
gathering area (e.g., employee entrance, break room, lounge, etc.). The kiosk will contain
transportation information, including Guaranteed Ride Home (GRH) information, transit and
shuttle schedules, SamTrans, Caltrain, BART, Downtown Dasher, S11 ridematching, and other
related information. Information will be updated periodically by the TC or designated employer
contact. The kiosk can be wall.mounted or freestanding. Figure 1 shows a sample of a wall-
mounted transportation information board.
Figure 1
Sample Transportation Information Board
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I-iI{ I m TilE HOYT COMPANY
Page 23
Britannia Modular labs 4 Preliminary TOM Plan
March 4, 2009
11.2 HCP Britannia Commute Web Site and Resources
A comprehensive Britannia transportation and commute information Web site has been
developed for use by all tenants and their employees. The Web site will contain transportation
information, resources, and links, including promotions, incentives, prices, spare the air notices,
GRH information, shuttle schedules, 511 ridematching, and other related information.
Commuters without personal vehicles can also find a comprehensive list of providers who can
deliver, perform, or offer on-demand and on-site supporting services via the
e-Concierge Services link. The e-Concierge Services link includes food, catering, groceries,
banking, real estate, hair cut and salon, laundry and dry cleaning, errands, daycare, and many
other convenience vendors. A sample home page for the Britannia Modular Labs 4 commute
Web site is shown in Figure 2.
Figure 2
Sample HCP Britannia Commute Web Site
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_-\.bout Commute Options
The goal of the Britannia South San Francisco
Commute Programs is to promote tranSIt and
alternaltve conunute options fOf the tenants/employers
and employees working at Britannia development sites.
Tbis effort is designed to reduc.e employee parking
demand, enhance participation 111 rideshare programs,
and meet the City of South San Francisco's
comprehensive Transportation Demand I\o1anagement
(TDM) requirements.
The principles guiding the TDM programs support
employee recruitment and retention, enhance
prOdUCltVlty, improve air quality improvements, and
increase alterna.ltve mode usage.
For more information, or assistance, please contact
the Bntannia Commule Coorchnalor, Ehzabeth Hughes,
at [email protected],Of2
Page 24
Britannia Modular labs 4 Preliminary TDM Plan
March 4, 2009
11.3 Employee Transportation Flier
At the time of occupancy, all tenants and employees will be provided with an Employee
Transportation Flier. This flier will include (but not be limited to) information about carpool
parking, transit opportunities, the free noon-time Downtown Dasher shuttle service, bicycle
routes, and GRH. A sample flier is provided on page 27.
HCP will provide the project tenants with an original (editable), reproducible employee
transportation flier for their use and distribution to employees.
11.4 Designated Employer/Tenant Contact
HCP will require a designated contact be identified for all future tenants/occupants. The
designated tenant/employer contact will be the official contact for the Britannia Modular Labs
4 TOM program described in this plan. The designated employer contact will coordinate closely
with the project TC, maintain on-site TOM programs and employee education and marketing,
administer the commute surveys, and provide information continuity for the owner/landlord.
The project tenant(s) will designate staff to coordinate with HCP to implement commute
programs.
11.5 Promotional Programs
Throughout the year, tenants will be encouraged to maintain employee awareness by hosting
transportation fairs or events. As lunch-time events, these promotions can highlight transit and
trip-planning services, rideshare matching, and other commute opportunities at the new site.
The Transportation Fairs for the entire Business Center can bring together transit and
transportation providers (Caltrain, BART, SamTrans, and the Alliance), bicycle advocates,
ridematching organizations (511), and the Employee Commute Program for a comprehensive
presentation.
Other events and promotions on-site at the project may include Bike-to-Work Week, Caltrain
Day, Rideshare Thursdays or a comprehensive Transportation/Spare the Air/Commute Fair.
During the year, various transit and rideshare organizations will be invited to setup a marketing
booth during lunchtime at a central location at the building to promote the alternative
commute options available to employees. Free trial transit passes will be available for first-time
riders. Periodic on-site tabling would also be recommended throughout the year in concert with
other employer events such as health fairs, benefits fairs, etc.
lilll m THE HOYT COMPANY
Page 25
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
11.6 Tenant Training and Owner-Provided Resource Representative
HCP will provide tenants with TOM program training and start-up assistance. A TOM resource
representative will provide TOM support, training, and planning assistance for the tenant's
employee programs and survey compliance.
The overarching goals of this implementation effort are to reduce commute trips for project
employees, train tenants to formalize company commute programs, and assist in the first year's
employee marketing and outreach. Implementation resource support will include targeted
rideshare program development, establishment of the emergency ride home program,
formalization of the preferential carpooljvanpool parking program, and integration assistance
with the Peninsula Traffic Congestion Relief and San Francisco Bay Area 511.org Regional
Rideshare programs. The TOM resource representative will assist tenants in the preparation of
their new employee orientation materials, production of the kick-off event, commute articles,
employee assistance, and coordination of the annual transportation fair.
lil.~ lID THE HoYT COMPANY
Page 26
Employees who work at Britannia Modular Labs 4 and primarily use alternative transportation (transit,
vanpool, carpool, bicycle, or walk) for their monthly commute can obtain a FREE Guaranteed Ride Home
(GRH). In the event of an emergency or illness, the GRH program provides a free taxi or rental car for your
return trip home (.reauires emolover reaistrationl. See your company representative for more information.
3/4/09
Transit services to South San Francisco areas are provided by Caltrain, BART, and
SamTrans. Visit www.caltrain.com. www.bart.gov, and www.samtrans.com for updated
schedule and service information.
shuttle services
The Utah-Grand BART shuttle offers 18 daily trips from the BART Stations to the Britannia Modular
Labs 4 project. The Utah-Grand Caltrain shuttle offers 17 trips per day from the South San
Francisco Caltrain Station. SamTrans routes 130, 132, 133, 35 and 36 connect with the Utah-Grand
Area BART shuttles at the South San Francisco Station.
511 is the regional ridesharing service that will help you to find a vanpool or carpool partner.
Please call 511 or log on to www.511.org for ridematching services and other alternative
transportation options.
south san francisco rideshare
The Peninsula Traffic Congestion Relief Alliance provides commute incentives such as FREE gas for
carpoolers, FREE trial transit tickets (Caltrain, BART, SamTrans, and others), vanpool rebates, and
bike locker subsidies. For more information, log on to www.commute.org or call (650) 588-8170.
Regional bicycle route maps are available to bicycle commuters and recreational bicycle users. To view a
map, log on to www.511.org. Bicycles are allowed on SamTrans buses, Caltrain, and BART trains. Secure
bicycle parking is available at stations and at the Britannia Modular Labs 4 site.
Caltrain Shuttle Map
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Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
12.0 PROJECT AMENITIES
Amenities provide employees with a full-service work environment. Eliminating or reducing the
need for an automobile to make midday trips increases non-drive-alone rates. Many times,
employees perceive that they are dependent upon the drive-alone mode because of the
number of errands and activities that must be carried out in different locations. By reducing this
dependence through the provision of services and facilities at the work site, an increase in
alternative mode usage for commute-based trips should be realized. HCP will encourage
tenants to offer their employees convenience amenities. A list of amenities for consideration
includes:
Britannia Modular Labs 4 Project Amenities2
· Showers and clothes lockers
· Bicycle lockers
· Commute kiosks
· Commute resource Web site
· Free midday downtown shuttle
· e-Concierge Services3
Tenant-Driven Amenities (optional tenant-driven)
· Vending machines
· Cafe, catered meals
· On-site ATM
· Caltrain and BART shuttle passes
Potential Mobile Amenities (optional tenant-driven)
· Mobile massage
· Mobile dry cleaning, shoe shine and repair, laundry, eyeglass repair
· Mobile dentist
· Mobile hair and nail salon
· Mobile car care (oil change, cleaning, etc.)
13.0 KICK-OFF EVENT
At 75% occupancy, HCP will host a commute alternative kick-off event, or promotion, or
employee marketing campaign. Transportation service providers, such as BART, SamTrans,
Caltrain, and rideshare organizations such as the Alliance and 511.org, will be invited to set up
exhibit booths/tables. To encourage employee participation, HCP will provide food (e.g.,
popcorn, hot dogs, and/or other refreshments) and give-a-ways (e.g., commuter mugs, water
bottles, t-shirts, etc.). The tenants will help set the date for the event and advertise the event to
their employees at least two weeks in advance.
2 A list of nearby amenities is provided as an attachment.
3 http://www.britanniassfcommute.org/concierge.html
fill I m THE HOYT COMPANY
Page 28
Britannia Modular Labs 4 Preliminary TOM Plan
March 4, 2009
14.0 ANNUAL TRANSPORTATION FAIR AND SPECIAL PROMOTIONS
On an annual basis} the Britannia Modular Labs 4 may co-host with the tenants a commute
alternative event or fair similar as the kick-off event. Transportation and rideshare service
providers (BART} Caltrain} 511 Regional Rideshare} and the Alliance) will be invited to set up
exhibit booths/tables. To encourage employee participation in the event} HCP will provide food
(e.g.} popcorn} hot dogs} ice cream} cookies} or other refreshments) and may provide give-a-
ways (e.g.} commuter mugs} water bottles} t-shirts} etc.). Tenant contacts will help set the date
for the event and advertise the event at least two weeks in advance.
Periodic rideshare articles will be written by the project TC for internal employee newsletters}
with ongoing highlights of alternative commuters and their successes. Internal company notices
and incentive promotions about Spare the Air (June through OctoberL Bike to Work (MayL and
Rideshare Thursdays should attract attention of commuters} generate excitement about the
use of commute alternatives} and reward those who rideshare. These promotions are often
sponsored in conjunction with 511} the Regional Rideshare Program} or the Air District.
The project TC and tenant coordinator will register with the BAAQMD for the Spare the Air
program in order to receive regional air quality forecast bulletins about poor and unhealthy air
quality days. These direct e-mail updates will be forwarded to all employees to encourage the
use of alternative transit modes during peak advisory periods.
15.0 TRANSPORTATION MANAGEMENT ASSOCIATION
Transportation Management Associations (TMAs) are typically private} nonprofit organizations
run by a voluntary Board of Directors and a small staff. They help businesses} employers}
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.
In South San Francisco} the Peninsula Traffic Congestion Relief Alliance operates as a TMA
organization.
The Alliance provides:
· Shuttle programs
· Carpool and vanpool matching
· Parking management programs
· Trial transit passes
· Emergency ride home programs
· Enhanced bicycle facilities
· Car and vanpool incentives
· Transit advocacy
· Information on local issues
· Teleworking
· Training
· Marketing programs
· Promotional assistance
· Newsletter
lilll III THE HoYT COMPANY
Page 29
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
Project tenants will register in the Alliance GRH program for their employees and use the
resources and services available. Participating with the Alliance is a valuable asset for project
tenants. The Alliance is a clearinghouse for information about alternative commute programs,
incentives, and transportation projects affecting San Mateo County businesses.
16.0 COMPLIANCE MONITORING AND ENFORCEMENT
The intent of the City of South San Francisco' Municipal Code is to reduce SOV trips, and in so
doing lessen the resulting traffic congestion and mobile source-related air pollution. It is
important to ensure TOM measures are actually implemented and effective. Therefore, a
monitoring and enforcement program is necessary for each application. Because the City's TOM
Program is performance based (Le., project alternative mode usage and corresponding trip
reduction at 28%), an annual evaluation program will allow the Britannia Modular Labs 4
project, HCP, and the City to assess the effectiveness of the unique program designed for their
project and to make adjustments as necessary to consistently meet or exceed the requirement.
HCP's Britannia Modular Labs 4 project will establish and maintain a 28% trip reduction at the
proposed project site that is subject to annual monitoring. Annual monitoring and penalty
programs are consistent with previously approved methodologies implemented by the City of
South San Francisco at other project sites in the east of Highway 101 area. HCP plans to
promote, encourage, and support alternative commute mode usage for employees at the
Britannia Modular Labs 4 project.
16.1 Annual Employee Commute Survey
An employee commute survey will be a critically important part of the monitoring process to
determine the success of TOM measures. A report summarizing results from an employee
survey distributed and collected by the TC will provide both quantitative data (e.g., mode split)
and qualitative data (e.g., employee perception of the alternative transportation programs).
Employees who do not participate in the commute survey will be counted as drive-alone or SOV
commuters by default. The tenants will be strongly encouraged to support and participate in
the promotion and marketing of the annual employee survey. Lease language will identify this
requirement.
Survey data may then be used to focus TOM marketing and the efforts of the Te. The TOM
program could be re-tooled, if necessary, to maintain the project's 28% peak hour alterative
commute use rates and commitment at the site. A summary report based on results from the
employee commute survey will be submitted to the City of South San Francisco and presented
to the Planning Commission and the City Council.
~ lID THE HOYT COMPANY
Page 30
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
16.2 Annual Summary Report
Each year, HCP, via tenant-employee survey data, will prepare an annual TOM summary report
to be submitted to the City to document the effectiveness of the TOM Plan in achieving the goal
of the alternative mode usage and 28% trip reduction by employees within the Project. The
TOM summary report will be prepared by an independent consultant or TMA that will work in
concert with the Britannia Modular Labs 4 TC. The TOM summary report will include a
determination of historical employee commute methods provided by information obtained
from a survey of all employees working in the building.
If the trip reduction rates have not been achieved, the report will explain how and why the goal
was not reached and specify additional measures and activities that will be implemented in the
coming year to improve the modes use rate.
The initial baseline TOM summary report on the property will be submitted within one year
(and each year thereafter) of the granting of a certificate of occupancy with respect to the
building. The survey reporting will be targeted for the fourth quarter of each year.
16.3 Penalty for Noncompliance
If after the first formal survey report, the required alternative mode-use is still not being
achieved, or if the applicant fails to submit a report, the City may assess a penalty. The penalty
shall be established by City Council resolution on the basis of the project size and actual
percentage alternative mode use as compared to the percent alternative mode use established
in the TOM Plan.
16.4 Tenant Performance and Lease Language
HCP (and/or all future owners) will draft lease language or side agreements for all tenants that
require the identification of a designated employer contact responsible for compliance and
implementation of the TOM program (including annual survey and reporting and registration in
the Alliance's GRH program). The agreement language may also identify the tenant's share of
potential penalties for failure to achieve the 28% alternative mode-use rate, failure to
participate in the annual employee commute survey, or failure to submit the annual report as
identified by the City of South San Francisco. The developer will guarantee project-wide tenant
performance.
lillllll THE HOYT COMPANY
Page 31
Britannia Modular Labs 4 Preliminary TDM Plan
March 4, 2009
The lease language may be worded as follows:
Tenant hereby agrees to designate one of its employees to act as a liaison with Landlord to
facilitate and coordinate such programs as may be required by governmental agencies to
reduce the traffic generated by the Britannia Modular Labs 4project as required by the City of
South San Francisco as part of conditions of approval and to encourage the use of public
transportation and ridesharing.
More detailed sample draft lease language is attached as Exhibit B.
17.0 CONCLUSION
As a good corporate citizen, HCP is committed to achieving and maintaining a 28% employee
alternative mode-use at the proposed project for this R&O-use development. This TOM Plan
provides the details of the developers' commitment to the City of South San Francisco and
responsibility for joint implementation with the future project tenant(s).
The Britannia Modular Labs 4 project supports the policies of focusing clustered development
along transportation corridors (Highway 101 and 1-280) and transit corridors (Caltrain and
BART), as well as compliments the City of South San Francisco's TOM Ordinance.
In order to be part of a the transportation solution using a sustainable, green-design approach,
this project contains the density and critical mass necessary to encourage the use of all
alternative modes of transportation, including bicycling, carpooling, vanpooling, and public
transit.
By balancing air quality with economic growth, the Britannia Modular Labs 4 project and its
TOM focus will help create an advantage for tenants and employers by improving recruitment
and retention opportunities, providing employee car-free benefits, and helping the City of
South San Francisco thrive as a community and meet it's future GHG reduction goals. It is
projects like these that contribute to the City's economic development and future livelihood
lillllD THE HoYT COMPANY
Page 32
EXHIBIT A - Accounting of CICAG Trip Credits for Britannia Modular Labs 4
Bicycle Parking -long-Term (Class I) (4)
Bicycle Parking - Short-Term (Class II) (2)
Total Bicycle Storage 6 0.33 2
Carpool and Vanpool Ridematching Service 1 0 0
Designated Employer Contact 1 5 5
Direct Route to Transit 1 0 0
Free Parking for Carpool and Van pools 100% 0 0
Guaranteed Emergency Ride Home program 52 1 52
Information Boards/Kiosks 3 5 15
Passenger Loading Zone 1 0 0
Pedestrian Connections 1 5 5
Preferential Carpool Parking (28) 28 2 56
Preferential Vanpool Parking (1) 1 7 7
Promotional Programs 1 0
Showers (2)/Clothes Lockers (16) 2 20
Additional Credit for combination with bicycle lockers 1 5
Shuttle Program (assumes 29 ridership) 29 29
Additional Credit for Guaranteed Ride Home program 29 29
Transportation Management Association Participation 1 5
Annual Employee Commute Survey 1 1.5
Additional TOM Measures
Bicycle Connections 1 1 1
On-site and nearby amenities 2 5 10
Additional Credit for combination of an 1 5 5
TOM Plan/Transportation Action Plan 1 0 0
Tenant Training and Owner-Provided Resources 1 1 1
Coordinate TDM programs w/existing
developments/em ployers 1 5 5
Tenant Performance Requirement and Lease Language 1 10 10
Onsite Kick-off Event 1 1 1
EXHIBIT B
Draft Tenant Lease Language Regarding Transportation Demand Management Plan
Implementation and Requirements for Britannia Modular Labs 4
Parking and Traffic.
(a) Landlord has advised Tenant that Landlord's development and
implementation of a Transportation Demand Management Plan (the "TDMP") pursuant to
which Landlord desires to undertake various measures to try to reduce the volume of
traffic generated by the Project. Landlord covenants with Tenant that Landlord will use
reasonable efforts to try to reduce the volume of traffic generated by the Project, as
contemplated by the TDMP, Tenant hereby agrees (i) to designate one of its employees to
act as a liaison with Landlord's designated transportation coordinator in facilitating and
coordinating such programs as may be required from time to time by governmental
agencies and/or by the terms of the TDMP to reduce the traffic generated by the Project
and to facilitate and encourage the use of public transportation, carpooling and bicycling,
(ii) to make reasonable efforts to encourage cooperation and participation by Tenant's
employees in the programs implemented from time to time pursuant to the TDMP,
including (but not limited to) programs described in this Section _.0, and (iii) to cooperate
with Landlord's designated transportation coordinator in identifying an appropriate
common area where an information kiosk can be maintained for the dissemination of
transportation-related information, to be updated from time to time by Landlord's
designated transportation coordinator in coordination with the Tenant's designated liaison.
(b) The Project is presently intended to contain a maximum of
approximately 3 parking spaces per 1,000 square feet of R&D use development on the
Property, subject to approval by appropriate agencies of the City of South San Francisco.
Consistent with the TDMP, a specified percentage (presently anticipated to be ten percent
(10%) of these spaces would be designated for carpool, vanpool and clean fuel vehicles.
Such designated carpool parking spaces will be located near building entrances and/or in
preferential locations at all surface lots.
(c) On or about (or before) the date Tenant commences business in the
respective Buildings, Landlord intends to provide Tenant, through Landlord's designated
transportation coordinator, with an appropriate number of employee transportation
information fliers or brochures, presently are expected to include (but not be limited to)
information about:
· Free guaranteed ride home program
· Commute allowance information (carpool, bike and walk subsidies) - if
applicable
· Carpool and vanpool parking
· Free ridesharing and ride matching services
· www.511.org rideshare information
· Free mid-day taxi shuttle services operating to downtown South San
Francisco from the Property
· On-site bicycle lockers
· On-site shower facilities
· Regional bicycle map
· Transportation information kiosk and e-concierge Web site
· Britannia Modular labs 4 transportation coordinator contact information
landlord shall thereafter cause its designated transportation coordinator to provide
updated copies of the employee transportation information flier or brochure to Tenant
from time to time, as appropriate, and to make additional copies of the flier or brochure
available to Tenant from time to time, upon request by Tenant, for new employees. Tenant
shall distribute copies of the employee transportation information flier or brochure to all
employees commuting to the Property at the time Tenant commences business in the
respective Buildings, shall thereafter distribute copies of the flier or brochure to new
employees from time to time and shall distribute updated packets to all employees from
time to time when and as such updated fliers or brochures are furnished to Tenant by
landlord's designated transportation coordinator.
(d) landlord may conduct, pursuant to the TDMP, periodic surveys of its
tenants and their employees regarding both quantitative and qualitative aspects of
commuting and transportation patterns at the Center. landlord anticipates that these
surveys will be prepared, administered and analyzed by an independent transportation
consultant retained by the landlord, and will be summarized by that consultant in a report.
Tenant shall cooperate with landlord, with landlord's designated transportation
coordinator and with any independent transportation consultant, and shall use:
. reasonable efforts to cause Tenant's employees to so cooperate, in the
completion and return of such surveys from time to time, when and as
requested by landlord or its designated transportation coordinator or the
independent consultant.
(e) Should financial penalties be assessed to the Project for non-
attainment of the target 28% alternative mode-use rate, the Tenant shall be subject to a
pro rated assessment of the penalty assessed to correspond to the level of their alternative
mode use rate achievement.
January 23, 2009
South San Francisco Shuttle Pass Program
Oyster Point & Utah-Grand
Non-Participating Employer
Individual Pass Request Form
In an effort to better control costs and provide a greater benefit to participants of the shuttle consortium, the South
San Francisco Employer Shuttle route is using a shuttle pass system. Passes are required to board the buses.
If your employer is not a contributing member (participants listed below) of the South San Francisco Shuttle
Consortium, have your Employee Transportation Coordinator contact Karen Sumner for information on joining the
group. She can be reached at 650.588.8170 or e-mailed at [email protected]
List of Participating Employers as of June 2008
.
A-1 Sandwich Co.
Aero Logistics
AMB Property Corp
(Tenants @ 375 - 389
Oyster Point)
Apria Healthcare
Catalyst Bioscience
.
.
.
CB Richard Ellis (Tenants
@ 1120 Veteran's Blvd)
Cell Genesys
Cushman Wakefield
(Tenants @ 395-400 Oyster
Point)
Cytokinetics
diaDexus
San Francisco Baking Co.
Sanrio
So. San Francisco
Conference Center
Solazyme
Sunesis Pharmaceuticals
UPS Freight Systems
.
Dudley Perkins
Exelixis
Genentech
LS9
Monogram Biosciences
Nippon Express USA
Proteolix Inc.
Rinat Neuroscience
.
.
.
.
.
Employees of non-contributing companies may purchase monthly passes in advance from the Alliance. Some
restrictions may apply. For more information, please contact the Alliance Shuttle Department at 650.588.1600.
South San Francisco Employer Shuttle Rates for July 2008 - June 2009
One Month Pass: $130 each (Valid for one calendar month)
Specials
Purchase Two Months:
Good Value
Purchase Three Months:
Best Value
+Service Period:
Purchase two months of shuttle access at one time, at the regular monthly rate, and
receive your 3rd month FREE. This is a $130 savings compared to purchasing three
separate one-month passes. You will receive one shuttle pass, valid for three
consecutive calendar months.
Purchase three months of shuttle access at one time, at the regular monthly rate,
and receive the balance of the service period+ FREE. This is a maximum savings of
$390 compared to purchasing six separate monthly passes. Maximum savings
occurs when the pass is purchased before the new six-month service period. You
will receive one shuttle pass, valid until the end of the current service period.
July 2008 - December 2008
January 2009 - June 2009
For pass requests received after 10th of the month, the calendar month begins with the first day of the
following month. Please allow two weeks for pass delivery. Passes are valid until the last day of the
month imprinted on the pass. Passes may only be purchased to be utilized within the service period
shown on this form.
Payments can be made by check, money order and/or Commuter Check via mail or in person. Checks must
contain the sender's preprinted address.
No more than ten (10) Commuter Checks can be submitted as full or partial payment for a pass and no change
can be provided - per Commuter Check.
We are unable to process credit card orders at this time.
SSF pass request_0809.doc
Revised 6/24/08
South San Francisco
Oyster Point & Utah-Grand Shuttle
Individual Pass Request Form FY 08-09
*Name:
Date:
*Street:
*City:
*Zip:
*Phone:
Fax:
*E-Mail:
*Employer
Name:
'Required Information
Please do not combine multiple requests in one form. Please complete a separate form for each request.
This request is for one shuttle pass in the following caJgory:
One-Month Pass - $130
_ Two-Month Pass - $260 (receive 3rd consecutive month for FREE)
_ Three-Month Pass - $390 (receive balance of service perio~ for FREE)
Enclosed is my check, money order and/or Commuter Checks in t~e amount of:
Peninsula Traffic Congestion Relief Alliance
peninsu,l Traffic Congestion Relief Alliance
ATTN: SSF Shuttle
1150 Bayhill Drive, Suite 107
I
San Bruno, CA 94066
The Peninsula Traffic Congestion Relief Alliance is not responsiblel for any lost or misdirected mail either
incoming or outgoing. Please allow two weeks for delivery of pass~s.
I
Checks or money orders should be made out to:
Payment should be addressed to:
Please do not write below this line. For Internal Use Only:
Request Received:
Request Fulfilled:
Pass Number:
Mailed:
Staff Member's Initials:
SSF pass request_0809.doc
Revised 6/24/08
FREE
Mid-day Taxi Service
DOWNTOWNDASHER
D s your job locqted in an East of Highway 101 business
park in South San Francisco? Do you utilize public
transportation or have limited options for travel to
Downtown South San Francisco during the lunch hour?
Why not try the "Downtown Dasher" taxi service?
This FREE service picks you up belween the hours of 11 a.m.
and 2 p.m. from your workplace, and drops you off at
one of two drop-off locations in the downtown area of
South San Francisco.
All that is required to take advantage of this service
is a "Downtown Dasher" taxi voucher and a trip
reservation. Contact the ALUANCE at 650-588-8170 or
[email protected] to get your vouchers. Once you
receive the voucher, call 650-588-2131 by 10 a.m.
the morning of the trip to make a reservation. A return
reservation is made as well. Once the taxi arrives, the
driver collects the appropriate portion of the voucher
and you're off. Just sit back and enjoy the ride. It's that
simple.
leave your cars behind. Visit Downtown
South San Francisco to enioy numerous
restaurants and shops with your friends
and co-workers.
Peninsula Yellow Cab:
650-588- 21 31
Peninsula TraHic Congestion Relief Alliance:
650-588-8170
.
PENINSULA
TRAFFIC
CONGESTION
RELIEF
ALLIANCE
1150 Bayhill Dr., Suite 107
San Bruno, CA 94066
Voucher Number
Do 0 n South San Francisco
DOiVNTOWNDASHER
One-Way Ride
please give this to your taxi driver at the time of pick up
From Employer
Voucher Number
. One-Way Ride
please give this to your taxi driver at the time of pick up
From Downtown South San Francisco
To help improve this new transportation service, tell us
which merchant(s) you visited on this trip
www.commute.org
Downtown South Son Francisco
DOWNTOWN DASHER
Free Trip Downtown
This voucher 9 a one-way
taxi ride to d drop-off
locations CI @ Linden and
733 Airpor Ivd. during the hours
of 11 :00 am to 2:00 pm.
Just call Peninsula Yellow Cab
(before 10:00 am) to book your ride.
(650) 588-2131
Downtown South Son Francisco
DOWNTOWNDASHER
Free Trip Downtown
,
This voucher good f
taxi ride from d
locations 0
733 Airport
of 11:
one-way
d drop-off
inden and
uring the hours
am to 2:00 pm.
Just call Peninsula Yellow Cab
(before 10:00 am) to book your ride.
(650) 588-2131
~
~
~
k
.i
J,
;,:
1 TAXI DROP-OFFS
~~ GRAND AVE. & LINDEN AVE.
^
~:- 733 AIRPORT AVE.
I
I
~
This program is sponsored by
the City of South San Francisco
and is managed by the
Peninsula Traffic Congestion
Relief Alliance.
. I
Bicycle and Pedestrian
Safety Program
Attention Bicycle Commuters
Get A Free One Hour Bike And Pedestrian
Safety Workshop At Your Jobsite
This Fun, Energizing Workshop Includes:
. Tips on including Bicycling as a safe, stress relieving
commute mode
. Coverage of Traffic Laws for Bicyclists, Pedestrians,
and Motorists around Bicyclists and Pedestrians
. Basic Bicycle Maintenance Tips
. Free bicycle related Door Prizes
Ask Your Employer To Give Us A Call,
And The ALLIANCE Will Do The Rest!!!
If you would like more information on the Bicycle and Pedestrian
Safety Program, please call The ALLIANCE at 650-588-8170,
visit our website at www.commute.orQ , or e-mail us at
[email protected]
Rev 2
A
PENINSULA
TRAFFIC
CONGESTION
REUEF
ALLIANCE
1150 Bayhill Drive
San Bruno, CA
94066
P: 650-588-8170
F: 650-588-8171
Belmont. Brisbane. Burlingame. Colma . Daly City. E. Palo Alto. Foster City. Half Moon Bay.
Millbrae . Pacifica. Redwood City. San Bruno. San Carlos. San Mateo. S. San Francisco
San Mateo County Carpool Incentive Program Appl ication
You Pool, We Pay!
If you currently drive alone, and you commute to, from or through San Mateo County, we
invite you to try carpooling to work.
The Peninsula Traffic Congestion Relief Alliance is offering:
. gas cards worth $60.00 for commuters with standard cars
. gas cards worth $80.00 for commuters with hybrid cars (Clean Air Vehicle decal
required)
. gift cards worth $80.00 for commuters with clean air vehicles (Clean Air Vehicle
decal required)
to commuters who pledge to carpool to work a minimum of two days per week, for an eight
week period instead of driving alone. Each member of the carpool is eligible for this offer!
To find out if your vehicle qualifies for the Clean Air Vehicle decal, please visit the
California Air Resource Board (ARB) website at: www.arb.ca.qov
Visit the www.dmv.ca.qov to find out how to apply for Clean Air Vehicle decal. Please read
the section about the FasTrak requirement carefully.
If you need a carpool partner or want to find a new member for an existing carpool, call
511 or visit the 511.orq website.
Commute by carpool... and we'll buy the gas
Now is the time to try carpooling! The Peninsula Traffic Congestion Relief Alliance is
offering a $60.00 to $80.00 gas card incentive to help you.
Start here:
. Form a NEW carpool with two or more people over the age of 18 or
. Add a NEW member to an existing two-person carpool.
. Then, register yourself (the carpool coordinator) and the names and emails of your
carpool partners below.
. The carpool coordinator is the only person required to complete this form to start
the process which includes completing the carpools partners' information
accurately on this one form.
. Select the type of vehicle from the drop-down box at the top of the application
area.
. Special requirements state that Hybrid and CAV carpoolers must drive through
carpool lanes.
. Hybrid or CA V incentive applicants will need to mail or fax us a copy of the Clean
Air decal.
~ free Transit Ticket Distribution Program
Tired and frustrated with driving alone on your long commute to
work every day?
Interested in public transportation options, but never taken the time
to try it?
If you're over 18, live or work in San Mateo County and have not
used public transportation to
commute to work, you could be eligible for a free ticket on BART,
SamTrans, Caltrain, VTA, Dumbarton Express or M Line. Just
complete the questionaire below and we'll mail you a free ticket
from the transit agency of your choice.
Despite what you might think, public transit is very convenient.
When you try
public transportation you can:
. Save hundreds of dollars a year in auto expenses (gas,
insurance, maintenance, tolls, etc.)
. Work or relax during your commute and reduce the amount of
stress you feel
. Use the new found time you have to read, talk with friends, or
get ahead at work
. Get to work and get home on time regardless of the weather,
traffic accidents, breakdowns, etc.
. Help reduce environmental pOllution and overcrowded roads
. Use pre-tax dollars to pay for your public transportation
expenses
Be one of the first to complete the questionnaire below and we'll
mail you free transit tickets
from the transit agency of your choice as mentioned below. Please
note that this offer is for one ticket request, per person, one time
onl .
Try Transit Free Tickets Order Form
First
Name:
Last
Name:
Home I
Address:
::c
Employer I
Name:
Employer I
Address:
>> How do you usually get to work?
(" Drive alone
(" Carpool / vanpool
Transit:
(" BART
(" Caltrain
(" Dumbarton Express
(" SamTrans
(" VTA
(" M Line
(" Bike / walk
(" Other:Description
I
>> I would like a free ticket for:
(' Caltrain (3 round-trip tickets)
(' SamTrans (6 one-way tickets)
(' BART (one $9 BART ticket)
(' VTA (3 round-trip tickets)
(' M Line (6 one-way tickets)
(' Dumbarton Express (6 one-way tickets)
>> What is the one-way mileage from your home to your worksite?
)) How did you hear about this program? Iwww.commute.org
>> If "Other", then please state how you heard about it: I
>) How many days per week do you commute? I
I certify that I am over 18 years of age, live or work in San Mateo County, and t
commute to work in the past.
I Submit I
EMERGENCY RIDE HOME
PROGRAM
Are you ready to improve recruitment and retention rates, reduce
parking congestion, and attract employees from a wider area, while
providing a subsidized, low cost benefit to your employees?
Do it all with the Alliance's
Emergency Ride Home Program
Most employees choose to drive their own personal vehicle to work
because they don't want to be stranded at work should an
emergency arise. With the Emergency Ride Home program,
employees are given the assurance that, in the case of an
emergency, they will be provided with a free taxi ride or a 24-hour
car rental.
.
We pay 750/0 of the ridel
The participating employer pays the remaining 25%. Historically,
program costs remain very low because emergencies are
infrequent. The Alliance can help you design easy administration
policies that prevent program abuse.
Employer cost of one Emergency Ride Home: average $12
Trusting your employer will be there for you in an emergency:
Priceless
PENINSULA
TRAFFIC
CONGESTION
RELIEF
ALLIANCE
The Alliance does all the work.
If you have any questions or are unsure if your company
could benefit from this or other no to low cost commute
programs, contact us at 650-588-8170 or via email at
[email protected].
1150 Bayhill Drive
Suite 107,
San Bruno, CA
94066
P: 650-588-8170
F:650-588-8171
EMERGENCY RIDE HOME
PROGRAM
Don't Get Stranded At Work!
Do you want to bike, walk, carpool, vanpool, or take public
transit; but are worried about becoming stranded if an
emergency arises while you are at work? The Emergency
Ride Home gives you the peace of mind necessary to get
out of traffic and save money, time and stress.
.
When your Employer signs up for The Emergency Ride
Home program, you have a reliable way to get home
quickly in the event of an emergency.
Most people choose to drive their own personal vehicle to
work because they don't want to be faced with a dilemma
should an emergency arise. Be certain that, in the case of
an emergency, your employer will support you with a free
taxi ride or a 24-hour car rental. You have the freedom to
carpool, van pool, bus, bike or walk to work without the
fear of becoming stranded in an emergency.
PENINSULA
TRAFFIC
CONGESTION
RELIEF
ALLIANCE
How do I get my employer involved?
You can provide your employer with information about the
program by printing out the Emergency Ride Home section
of this website at www.commute.org
11 SO Bayhill Drive
Suite 107,
San Bruno, CA
94066
Otherwise, send us a contact name, number and address to
[email protected] or call us at 650-588-8170 and we'll
be happy to contact them for you.
P:6So-S88-8170
F: 650-588-8171
List of Nearby Amenities Located 0.50 or Less Miles
Britannia Modular Labs IV
Restaurants, Delis, Coffee Houses, Bakeries, Grocery and Cafes
Bay Sider Cafe
290 Utah Ave, S San Francisco, CA - 650-952-4662 (0.38 miles away)
Down-Town Liquor & Deli
301 E Grand Ave, S San Francisco, CA - 650-589-7799 (0.02 miles away)
A-l Sandwich Co
429 Cabot Rd, S San Francisco, CA - 650-869-7090 (0.23 miles away)
Luigi's Sandwich Palace
326 Littlefield Ave, S San Francisco, CA - 650-952-4633 (0.32 miles away)
Other Useful Places
Early Years Preschool
371 Allerton Ave, S San Francisco, CA - 650-588-7525 (0.14 miles away)
Henry's Entertainment (toys, gifts)
419 Littlefield Ave, S San Francisco, CA - 650-583-1623 (0.18 miles away)
Avis Rent A Car
230 Harbor Way, S San Francisco, CA - 650-588-5585 (0.47 miles away)
South San Francisco Tire Svc
282 E Grand Ave, S San Francisco, CA - 650-588-4596 (0.08 miles away)
Pacific Gourmet/Belline Baskets
449 Forbes Blvd, S San Francisco, CA - 650-952-3170 (0.37 miles away)
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