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Home My WebLink About04-02-2009 PC Packet CITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE April 2, 2009 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or bye-mail at web- [email protected]. Wallace M. Moore Chairperson Roberto Bernardo Commissioner Mary Giusti Commissioner Stacey Oborne Vice Chairperson John Prouty Commissioner Rick Ochsenhirt Commissioner William Zemke Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Gerry Beaudin Senior Planner Senior Planner Linda Ajello Associate Planner Billy Gross Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Paaers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection at the Planning Division counter in the City Hall Annex. If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda. The address of the City Hall Annex is 315 Maple A venue, South San Francisco, California 94080. PLANNING COMMISSION AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE April 2, 2009 Time 7:30 P.M. CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Approval of meeting minutes of March 19,2009. 2. Building 31 Time Extension Genentech/applicant Genentech, Inc/owner 1631 Grandview Dr. PCA09-0002 (P05-0005) Time Extension for a Use Permit to allow the construction a five-story office building (Building 31) with a total floor space of 150,972 square feet. This new building would be located near Buildings 32 and 33 and would replace part of the existing surface parking lot. PUBLIC HEARINGS 3. Chamberlin Associates/applicant Chamberlin Associates/owner 180 Oyster Point Blvd SIGNS09-0004: P06-0098 Type "C" Sign Permit allowing a Master Sign Permit exceeding 1 00 square feet in area comprised of two monument and four building facade signs, situated at 180 and 200 Oyster Point Boulevard in the Planned Commercial Zone (P-C) District in accordance with SSFMC Chapters 20.76, 20.85 & 20.86. 4. Elfido De Leon/applicant South Maple Associates/owner 121 S MAPLE AVE #1 P09-0005: UP09-0002 Use Permit allowing shared parking supporting an existing commercial production bakery and a new small retail bakery outlet and cafe, situated in Units #15 and #16 in a multi-tenant industrial complex at 121 South Maple Avenue, in the (M-1) Industrial Zone District, in accordance with SSFMC Section 20.74.090 (b) and Chapters 20.30 & 20.81. Planning Commission Agenda - Cont'd April 2, 2009 Page 3 5. Samuel M. Vigil/applicant Mario Kouatchev/owner 1103 AIRPORT BLVD P09-0008: DR09-0007 & UP09-0003 Use Permit to allow the retail sales of new and used firearms, retail law enforcement merchandise and a parking space requirement determination in the Planned Commercial Zone (P-C) District in accordance with SSFMC Chapters 20.24,20.74.100,20.81 & 20.85. ADMINISTRATIVE BUSINESS ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT 6~~ Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting April 16, 2009, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. Staff Reports can now be accessed online at: http://www.ssf.netldepts/comms/plannina/aaenda minutes.asp or via http://weblink.ssf.net SK/bla s:\AgeV\.oI~s\PL~V\.V\.LV\.g GOVlA.VlA.LssLoV\.\::2003\03-:10l-03 RPG AgeV\.oI~.oIoc MINUTES March 19, 2009 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE Meeting called to order at 7:30 p.m. ROLL CALL / CHAIR COMMENTS ROLL CALL PRESENT: Commissioner Bernardo, Commissioner Giusti, Commissioner Ochsenhirt, Commissioner Prouty, Commissioner Zemke and Chairperson Moore. ABSENT: Vice Chairperson Oborne. STAFF PRESENT: Chief Planner Kalkin, Associate Planner Ajello, Administrative Assistant Aguilar, Sergeant Kallas, Fire Marshal Da Silva, and Senior Civil Engineer Chuck. Chairperson Moore noted that Vice Chairperson Oborne was absent due to illness AGENDA REVIEW No changes. ORAL COMMUNICATIONS No Speakers CONSENT CALENDAR 1. Approval of meeting minutes of March 5, 2009 Motion--Commissioner Prouty /Second--Commissioner Giusti to approve the Consent Calendar. Approved by unanimous voice vote. Vice Chairperson Oborne - absent PUBLIC HEARINGS 2. Use Permit - Britannia Modular Labs 4 Bayside Acquisition LLC/Owner RCP Life Science Estates/Applicant 100/180 Kimball & 442 Littlefield Page 1 of3 P09-0012: UP09-0004, DR09-0011 & TDM09-0002 Use Permit, Design Review and Preliminary TDM 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. Associate Planner Ajello presented the Staff Report. Jon Bergschneider, HCP Life Sciences Estates, extended thoughts and prayers to Joseph Fernekes' family and the community which he strived to improve. Mr. Bergschneider and DES architect, Tom Gilman, gave a presentation of the proposed Britannia Modular Labs IV project. Public Hearing opened. Steve Eftimiou, owner of 480 Littlefield, was concerned with security to his yard, specifically from East Grand Avenue, and requested that HCP be required to install a solid wall in place ofthe chain link fence proposed along is connecting property boundary and that they continue it to the end of the property line. Public Hearing closed. Commissioner Ochsenhirt and Mr. Gilman discussed the Design Review Board's recommendation to reduce the size and vary the height of the roof screens. Mr. Gilman noted that HCP was seeking some degree of flexibility since the tenant is unknown and pointed out that the DRB wanted them to break up the lines on the roof screens rather than having a rectangular one. Commissioner Prouty noted his concern with having long blank walls and questioned if some shadow boxes or articulation can be added to break up the mass ofthe walls, specifically for 180 Kimball. Mr. Gilman replied that the building sits on the property line, which faces the truck docking area of the adjacent property. Commissioner Prouty suggested skinning the wall so that it breaks up the perceived massing. Mr. Gilman agreed that they could add work on some ideas with staff to reduce some ofthe massing. The Commission asked that the applicant work with staff on the design ofthe wall to solve Mr. Eftimiou's concerns. Mr. Bergschneider informed the Commission of their willingness to do so. Motion--Commissioner Prouty ISecond--Commissioner Ochsenhirt to approve P09-0012: UP09-0004, DR09-0011 & TDM09-0002 with the following additional Conditions of Approval: 1. Chain link fencing proposed along the property line abutting 480 Littlefield Avenue shall be replaced with a solid fencing material subject to review and approval of the Chief Planner. 2. The applicant shall break up the massing of the south elevation at 180 Kimball Way through the use of paint, "shadow boxes" or some other type of architectural element acceptable to the Chief Planner. Approved by unanimous voice vote. Vice Chairperson Oborne - absent ADMINISTRATIVE BUSINESS ITEMS FROM STAFF Page 2 of3 Chief Planner Kalkin noted that the Commission has been invited by Myers Development to tour the recently completed Centennial Tower. She noted that Bertha Aguilar will be contacting the Commission to coordinate a date and time. ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT Motion--Commissioner Prouty ISecond--Commissioner Giusti to adjourn the meeting at 8: 15 p.m. Approved by unanimous voice vote. Vice Chairperson Oborne - absent Page 3 of3 Planning Commission Staff Report DATE: April 2, 2009 TO: Planning Commission SUBJECT: Type C Sign Permit allowing a Master Sign Program for a two building complex consisting of four facade and two single faced monument signs with a total sign area exceeding 100 square feet, situated at 180 and 200 Oyster Point Boulevard (APNs 015-023-440 and 015-023-380, respectively) in the Planned Commercial Zoning District (P-C-L), in accordance with SSFMC Chapters 20.76 and 20.86. Owner & Applicant: Chamberlain Associates Case Nos.: P06-0098 (Signs 09-0004) RECOMMENDATION: That the Planning Commission approve Signs 09-0004 allowing a Master Sign Program, subject to adopting the conditions of approval and the fmdings of approval. BACKGROUND/DISCUSSION: The project is located at a new two building complex situated at 180 and 200 Oyster Point Boulevard. The building at 180 Oyster Point Boulevard is nearing completion and is scheduled to be occupied as early as June 2009. The building at 200 Oyster Point Boulevard is under construction with an estimated completion date oflate Fall 2009. The owner is currently proposing to privately redevelop several abutting properties, which it also owns, to provide a research and development campus for the same tenant. Because the other properties are situated in the Gateway Specific Plan District the proposed plan is subject to the review by the South San Francisco Redevelopment Agency rather than the Planning Commission. The owner intends to propose that the buildings at 180 and 200 Oyster Point Boulevard become a part of the proposed Gateway Business Park (and become and a key vehicle entry/exit), and that the proposed Master Sign Program match the sign program proposed for the remainder of the campus. The Master Sign Program for 180 and 200 Oyster Point Boulevard is proposed to consist of a total of 4 building fa9ade signs - 2 per building, two single faced monument signs (one on each parcel), and several on-site directional and informational signs. The fa9ade signs will be internally illuminated channel block lettering and the monument signs will be illuminated by both edge lighting of the glazing areas and internal illumination of the channel block letters. Staff Report To: Planning Commission Subject: Signs09-0004 - Master Sign Program April 2, 2009 Page 2 The proposed sign program is as follows: ADDRESS GRAPHIC HEIGHT AREA 180 OPB Monument Tenant 0.9 - 1.5 FT 3.7 SF Park 0.1 - 0.67 FT 10 SF Subtotal 13.7 SF Roof Fa<;ade OPB #A 5 FT - 6 FT 52 SF South #B 5 FT - 6 FT 52 SF SUBTOTAL 117.7 SF 200 OPB Monument Tenant 0.9 - 1.5 FT 3.7 SF Park 0.1 - 0.67 FT 10 SF Subtotal 13.7 SF Fa<;ade OPB #A 5 FT - 6 FT 52 SF South #B 5 FT - 6 FT 52 SF SUBTOTAL 117.7 SF TOTAL 235.4 SF As depicted on the applicant's plans, the fa<;ade signs are proposed to be 12 feet in length with heights of 6 feet - measured from the bottom of the letters to the top of the green colored acute accent (spelling out the company name elan). The total fa<;ade sign area amounts to 208 SF (104 SF per building). The monument signs are proposed to be 11 feet in length and 4.5 feet in height (not including the concrete pedestal height of 1.5 feet) with a total area of27.4 SF (13.7 SF per building). Including monument signs, the total proposed sign area amounts to 235.4 SF. The proposed project requires a Type C Sign Permit because the sign area is in excess of 100 SF [SSFMC Chapter 20.76]. With the exception of the size of the fa<;ade signs, the design ofthe proposed signs including the use of channel block letters, the design of the fa<;ade and monument are generally compatible Staff Report To: Planning Commission Subject: Signs09-0004 - Master Sign Program April 2, 2009 Page 3 with the City Design Guidelines, City Sign Regulations (SSFMC Chapter 20.76), and with the building's architecture. The sign program also incorporates signs proposed for a neighboring development that has not yet been approved by the Redevelopment Agency. Therefore, staff recommends that sign #2 (Plan Sheet 02) situated at 1000 Gateway Boulevard, not be included and that the address information proposed for neighboring buildings (Plan Sheets 8.0 and 8.1) not be approved at this time. DESIGN REVIEW BOARD The project was reviewed by the Design Review Board at their meeting of February 17,2009. The Board concluded that the signs are generally compatible with the site architecture and offered the following comment: 1. Check with the Building Division on recessing the retaining wall to accommodate the monument sign base. (The Board was concerned that the pedestal wall was not level and that the sign base would need to be recessed so that it would visually appear to be level to the sidewalk and street gradient). The applicant has provided documentation that the pedestal is level and matches the street and sidewalk gradient. Therefore, no condition of approval is recommended. SIGN POLICY The proposed design of the two monument signs and the height and size are consistent with the city sign requirements set forth in SSFMC Chapter 20.76, the city's Design Guidelines and other monument signs approved by the Planning Commission. However, the proposed building fayade sign height, number and placement on two elevations at the roof line will allow these signs to be highly visible to regional travelers on US Highway 101, businesses at other neighboring sites, and travelers on the future ferry and at the future ferry terminal. For over two decades, the Planning Commission, with few exceptions, has generally discouraged signs that are of a regional nature - with letter heights greater than 2.5 feet to 3.5 feet - reasoning that the city sign regulations are intended to allow business identification from the local street system and parking lots, but are not intended to identify or advertise buildings or businesses from regional roadways or other nearby streets. The Commission's policy has been consistently held on the major buildings lining Oyster Point Boulevard - including the Britannia Oyster Point, Alexandria R&D, the new Kaiser Treatment Center - and other buildings in the area east of Staff Report To: Planning Commission Subject: Signs09-0004 - Master Sign Program April 2, 2009 Page 4 highway 101 including the Alexandria developments on East Grand A venue and East Jamie Court. The Commission has approved larger signs for businesses that are clearly oriented to visitor serving and retail uses (e.g. hotels and big box retail) and typically have been limited to within 1,500 feet of the freeway (depicted on Exhibit 1 to Resolution #104-96 - East of 101 Area Plan Policy DE 49). The only other existing signs of the requested height are located on a few high- rise buildings east of US Highway 101. All of these buildings are situated in the Gateway Specific Plan District, and were not subject to the Planning Commission's review. City staff believes the 6 foot tall fayade signs can be significantly reduced in height without adversely affecting the identification of the businesses. In city staff s opinion, based on sign graphic standards and given the distance of the site from the freeway, an illuminated sign with a height of as little as 24 inches [2 feet] would be sufficient to be visible from nearby streets and possibly the freeway. Based on the Planning Commission's long standing sign policy, city staff recommends that the fayade signs be reduced to a maximum of3.5 feet in height - to allow the green colored acute accent (part of the elan logo) that projects above the lettering. To reduce the visibility ofthe illuminated signs from the freeway, City staff also recommends that the number offayade signs be reduced to one per building, (the two proposed fayade signs on 180 Oyster Point Boulevard facing west and north are clearly intended to provide regional orientation, and the east facing sign on 200 Oyster Point Boulevard is not needed - because the primary street approach for the vast majority of visitor's will be from the west), and/or that the signs be placed much lower on the building and oriented to the street. The applicant believes that the signage is warranted due to the nature of and size of the use, and given the distance ofthe site to the Oyster Point interchange (and US Highway 101) - an estimated distance of over 1,500+ feet [approximately 1/3 of a mile] the signs should be larger and more numerous. The applicant's letter is attached. Reducing the number of signs to one per building and dropping the fayade sign size. to a maximum height of3.5 feet would proportionately reduce the total fayade sign area to 60 SF (30 SF per building) and result in a total sign area, including the monument signs, of 87.4 SF (43.7 SF per building). ENVIRONMENTAL REVIEW City staff has determined that the proposed project is categorically exempt pursuant to the provisions of Class 11, Accessory Structures, Section 15311 of the California Environmental Quality Act (CEQA). Because the project has been determined to be exempt, the Planning Commission is not required to taken any action on the environmental document. Staff Report To: Planning Commission Subject: Signs09-0004 - Master Sign Program April 2, 2009 Page 5 CONCLUSION: The monument signs comply with the city sign regulations and design guidelines, but the building fal(ade sign size and letter heights provide regional site identification, rather than the city's long standing policy of local site identification. Therefore, it is recommended that the Planning Commission approve the monument signs, and reduce the number and height of the building fal(ade signs to maximum of one per building and the sign height to a maximum of3.5 feet measured from the base of the letters to the top of the acute accent. ~~ ( eve Carlso; mor Planner ATTACHMENTS: Draft Findings of Approval Draft Conditions of Approval Design Review Board Minutes February 17, 2009 City Council Resolution 104-96 Applicant's Letters March 2, 2009 March 24, 2009 Plans FINDINGS OF APPROVAL 180 & 200 OYSTER POINT BOULEVARD SIGNS 09-0004 . MASTER SIGN PROGRAM (As recommended by City Staff on April 2, 2009) As required by the "Sign Permit Procedures:'(SSFMC Chapter 20.86), the following findings are made in approval ofP05-0097 Type C Sign Permit allowing a Master Sign Program for a two building complex consisting of two building fayade and two single faced monument signs, situated at 180 and 200 Oyster Point Boulevard, in the Planned Commercial Zoning District (P- C-L), 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 GNU Group, dated January 30, 2009; Applicant's letter of March 24,2009; Design Review Board meeting of February 17, 2009; Design Review Board minutes of February 17,2009; Planning Commission staff report dated April 2, 2009; and Planning Commission meeting of April 2, 2009. 1. The Master Sign Program for a two building complex consisting of two building fayade (one per building) and two single faced monument signs (one per building site), is consistent with the City's General Plan Land Use Element, which designates this site for Business Commercial and the City Design Guidelines, which encourages Master Sign Programs. 2. The Master Sign Program for a two building complex consisting of two building fayade and two single faced monument signs, is consistent with the requirements of SSFMC Chapters 20.76 and 20.86, which requires an approved Type C Sign Permit. The monument signs are integrated with and proportional to the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to local travelers. The site is located in close proximity to and highly visible from US Highway 101. The building fayade signs, as reduced by condition of approval to one per building and with a maximum height of 3.5 feet, are integrated with and proportional to the building architecture, are compatible with existing signs in the immediate project vicinity, and will result in clear and readable signs to local travelers. The sign program was recommended for approval by the City's Design Review Board. 3. The Master Sign Program for a two building complex consisting of two building fayade and 2 single faced monument signs, will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The sign area, with conditions of approval to reduce and limit the number of building fayade signs, is proportional to the building area and the signs are of a size and design that are typical of signs associated with office and research and development buildings. The sign program will result in a consistent level of sign quality, which reflects and complements the architecture of the buildings that comprise the commercial center and are similar in design to other signs approved in the area East of Us Highway 101. * * * PROPOSED CONDITIONS OF APPROVAL 180 and 200 OYSTER POINT BOULEVARD SIGNS09-0004 MASTER SIGN PROGRAM (As recommended by City Staff on April 2, 2009) A. PLANNING DIVISION requirements shall be as follow: 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the sign plan prepared by GNU Group, dated January 30,2009 submitted in association with SIGNS09-0004. 3. The Master Sign Program includes a combined total of two building fayade signs (one sign per building) and two single faced monument signs (one sign per parcel). The maximum height of the building fayade signs shall be limited to 3.5 feet as measured from the bottom of the letters to the top of the acute accent and a maximum area of30 square feet each. The total sign area shall not exceed an aggregate area approved by the Planning Commission. Graphic information including the addressing of neighboring buildings shall not be installed. The proposed Sign #2, situated on 1000 Gateway Boulevard, is not included as part of this sign program and is not approved. No additional signs shall be placed without prior approval from the Planning Commission. Any temporary signs shall be subject to the SSFMC Chapter 20.76 requirements. 4. No sign shall be illuminated, displayed or unveiled until the certificate of occupancy is granted for the building site on which it is located. (Planning Contact Person: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Chamberlin Associates Chamberlin Associates 180 & 200 Oyster Point Blvd Signs09-0004 &P06-0098 Master Sign Permit (Case Planner: Steve Carlson) Type "C" Sign Permit allowing a Master Sign Permit exceeding 1 00 square feet in area comprised of two monument and four building facade signs, situated at 180 and 200 Oyster Point Blvd in the Planned Commercial Zone (P-C) District in accordance with SSFMC Chapters 20.76, 20.85 & 20.86. The Board had the following comments: 1. Check with the building division on recessing the retaining wall to accommodate the monument sign base. 4. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Paul & Denise Pieri Paul & Denise Pieri 556 Yosemite Drive P09-001O & DR09-0009 Pieri Residence - 437 sq ft addition (Case Planner: Billy Gross) Design Review of a 1 st & 2nd story addtion to an existing single family dwelling at 556 Yosemite Drive in the Single Family Residential Zone (R-I-E) District in accordance to SSFMC Chapters 20.16 & 20.85 The Board had the following comments: 1. Consider a composition roof to blend in with the neighborhood. 2. Consider a stone finish around the front door entry. 3. Window styles and details should match on all elevations. 4. Include railing detail on porch opening (right elevation) to match proposed balcony on front elevation. Recommend Approval with Conditions. RESOLUTION NO. 104-96 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION APPROVING A GENERAL PLAN AMENDMENT (1) AMENDING THE EAST OF 101 AREA PLAN TO ALLOW MONUMENT SIGNAGE OVER 12 FEET IN HEIGHT IN A CORRIDOR PARALLEL TO HIGHWAY 101 FOR VISITOR-SERVING USES. WHEREAS, the City of South San Francisco desires to amend its General Plan; and WHEREAS, the East of 101 Plan serves as the General Plan for the East of 101 area; WHEREAS, noticed public hearings related to the proposed amendment was held on May 2, 1996; WHEREAS, the Planning Commission recommended approval of the amendment to allow monument signage over 12 feet in height in a corridor parallel to Highway 101 for visitor-serving uses; WHEREAS, the proposed amendment is consistent with the remainder of the South San Francisco General Plan; WHEREAS, the amendment to allow monument signage over 12 feet in height has been determined to be categorically exempt from the California Environmental Quality Act; NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of South San Francisco hereby adopts the following General Plan Amendments: 1. Policy DE-49 of the East of 101 Area Plan is hereby amended to read as follows: Freestanding signs are discouraged, but may be installed as monument signs generally no more than 12 feet tall, as shown in Figure B on the previous page. Pole signs, as shown in Figure C on the previous page, are- discouraged. Monument signage taller than 12 feet may be allowed for traveler-oriented business at the City'S discretion for properties within the 1500 foot band of property east of Highway 101 as identified in Exhibit 1 attached hereto. The height of the sign shall be proportional to the size of the lot and should be no higher than the minimum required to be seen from Highway 101. For buildings which can be seen easily from the freeway, building signage is encouraged in place of taller monument signage. Signage shall otherwise follow the requirements of the current zoning ordinance and adopted design guidelines for signage. 2. BE IT FURTHER RESOLVED that the amendments approved herein shall take effect 30 days after adoption of the resolution. * * * * * * I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a reQular meeting held on the ,f\th day of .)lln,:l 1996 by the following vote; AYES: Councilmembers EUgene R. Mullin. John R. Penna and Robert Yee NOES: None ABSTAIN: Mayor Pro Tern Joseph A. Fernekes Mayor Jack Drago ABSENT : ATTEST: /5/ Barbara A. Battaya City Clerk J:\WPO\MNRSW\405\RESO\SIGNGP.626 \ . 1oI0.....r.'.. n " - . J I H~ 8Rl:'iO MOt.:~TAf" PARK u -- SAN FRANCISCO BAY :_.. COvI'! SA.Y JRI.:."'IO C...."'IAL l'llllIr DIr ... - -- " 'loa ......... --..- -.. --......--, --.- ..... .................... - =---- , .._0'" -.-.CI_T.....~.__. --- SEAPLA "'7: IU.RBOIf EXHIBIT 1 to RESOLUTION NO. 104-96 'tan March 2, 2009 The Planning Commission for the City of South San Francisco 33 Arroyo Drive P.O. Box 711 South San Franciscl, Ca. 94083 Regarding: Request for sign approval 180 Oyster Point Boulevard South San Francisco, Ca. Planning Commission, Elan Pharmaceuticals, Inc. is currently working with Chamberlin Properties to construct a new building at 180 Oyster Point Blvd. and have submitted a request to install our company logo on a sign located along the top of the building on the Northern and Western sides. Elan has operated buildings in the City of South San Francisco for over 20 years along Gateway Blvd. and most of our buildings currently have signs on them with our company logo. Our current buldings are located at 601,700, 750, 800 and 1000 Gateway Blvd. and we have logo signs that are identical to the logo signs that we propose to install at 180 Oyster Point. The logo sign that is currently installed at 700 Gateway Blvd., a one story building, is approximately 5 feet tall, and the logo sign that we propose for our new 180 Oyster Point blvd. building, a five story building, is actually 6 inches smaller then the logo sign that we currently have on our one story building. Elan has been a responsible employor in the City for many years and we feel that it is important for our logo to be read clearly along Oyster Point. This is very important to our business and supports our efforts to attract new employees and_advance our business in the City of South San Francisco. We request that you review the the logo sign information that Chamberlin Properties has submitted on our behalf that describes our signs, further details of size and color and approve this request as submitted. Should you have the need for further information, feel free to contact me directly at any time. ~ar~~ Brian E. Oppendike Director of Facilities Elan Pharmaceuticals, Inc. 800 Gateway Blvd. South San Francisco, Ca. 94080 CRI\MBERLlN ASSOCIA TES March 24, 2009 The Planning Commission for the City of South San Francisco 33 Arroyo Drive P.O. Box 711 South San Francisco, Ca. 94083 Regarding: Request for sign approval 180 and 200 Oyster Point Boulevard South San Francisco, Ca. Dear Planning Commission, On February 17th, 2009 Chamberlin Associates submitted a Master Signage Plan for 180 and 200 Oyster Pt. Blvd. to the Design Review Board and were granted approval. Elan currently occupies four buildings within Gateway Bussiness Park and will be expanding their facilities to include 180 and 200 Oyster Point Blvd. Elan has made a significant comitment to the City of South San Francisco, as they have consolidated their New York and San Diego operations into the facilities at Gateway in order to create a Campus Environment. As one of the larger employers in the City of South San Francisco, the creation of a "Campus Environment" is a critical business strategy that will better enable Elan to attract qualified employees in the very competative biotech industry. Key to this effort, the signage for the 180 and 200 Oyster Point buildings is important for regional recognition and was sized to be seen from the Oyster Pointoff ramp from Highway 101. The Elan logo would be located on the parapet wall of a 5 story building, approximately 75' above street level. The letters in the propsed signage are 3'4" tall with the exception of the "L" and the accent mark, which constitute the logo and are approximately 5' in height. According to the The Signage Sourcebook October 2003 Edition the optimal letter height is equal to a ratio of 1" of letter height for every 25' of distance. The Oyster Point Blvd. off ramp is approximately 1500' from the signage location. Based on that distance the letter height would need to be at least 60" to be readable. Any reduction in height of the lower case letters would make the sign unreadable beyond a distance of 800 or 900 feet. We feel the size of the signage proposed is proportional to the building and is critical for meeting the regional identity needs of Elan's growing campus. The proposed signage also meets the local needs for street level identification on a busy multi-lane street with fast moving traffic. Based on Elan's specific circumstances we are respectfully requesting that the signage be approved as submitted. Thank you for your time and consideration in this matter. ~e'Y'0 ~aeg e Chamberlin Associates Real Estate Development, Management & Consultation 5880 West Las Positas Boulevard Suite 34 Pleasarlton, CA 94588-8552 925/227-0707 FAX 925/227-0277 h"a ~ ~ ~ <cr-W C)'a ("') :D CJ (f) :s CD Ci) ~. ~ ~ ~ Cu .!.:.,. )> -. ~ 'f' 'f' ~~ t;; ~:~ m 0 (Q C) '" <:> '" . ........ <.0 lb ~ ~ :3 ~ <Q .t.:.. .f:... ::::s '" .... .... ~ :- 0 c::: en C r3:i. ~. '" . . ::::s "" '" '" ~i? c; ~ ~ .-- W (/) ... {5(,o(:) :::;;.; <<::r- C).~ 0 c... ,...-+ r- CD )> C'C- ~ ~ ~ ::; "" .. . CD C) ........ 0 """I (j) [u' ~ C OJ '" '" !"< c' 3 g- c : ,... 0 = C") C") en ::::.: :;:, '" '" .'- Q) c: ,...-+ s:u "CI -. 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Doc.: Categorical Exemption Section 15061(b)(3) RECOMMENDATION: That the Planning Commission approve P09-000S, subject to making the findings of approval and adopting the conditions of approval. BACKGROUNDIDISCUSSION: The 1.8 acre site is developed with a one-story multi-tenant industrial buildings containing 39,981 square feet offIoor area, approved by the City Council in October 1980 (SA80-67 & UP80-543) allowing a multi-tenant industrial condominium and constructed in 1981. The applicant operates a commercial production bakery in Units #15 and #16 (Bay Baking. Company, Inc.) and is proposing to convert a small 400 square foot portion of the office area in Unit # 16 into a retail bakery outlet and cafe, as shown on the attached site plan and as described in the applicant's narrative. The project site's General Plan Land Use Element designation, Mixed Industrial, allows retail uses. The proposed project complies with the General Plan goals and policies encouraging reinvestment, expansion and maintenance of sites and the expansion of retail sales and services uses. The proposed retail bakery outlet and cafe use and shared parking are allowed in the Industrial (M-1) Zone District [SSFMC Sections 20.30.040 (a) & 20.74.090 (b), respectively], subject to an approved Use Permit by the City's Planning Commission. As described in the applicant's narrative, the existing production bakery has 3 employees and Staff Report To: Planning Commission Subject: P09-0005 - 121 South Maple Avenue April 2, 2009 Page 2 of 3 hours of operation of Monday thru Friday from 5 PM to 4:30 AM. Deliveries are made starting at 4:30 AM with two small trucks. One truck is parked on site from 5 PM to 4:30 AM and the other truck is parked on site from 2 AM to 4:30 AM. After completing deliveries, the drivers return to the bakery, unload the delivery crates and take the trucks to their private residences. The proposed retail bakery outlet and cafe would employ 2 persons and have hours from 6 AM to 3 PM and would not overlap with the bakery production, except for 15 minutes around 7 AM for the delivery unloading activities. The existing 16 unit industrial facility has a total of 65 parking spaces, which exceed the city's minimum parking requirement of 54 parking spaces [SSFMC Chapter 20.74] leaving a surplus of 11 spaces. In conformance with the city's minimum parking requirements, Units #15 and #16 are currently required to provide a minimum of 8 parking spaces [based on a combined 811 SF of office space and 4,942 SF production area - SSFMC Section 20.74.070(a)]. The proposed 400 square foot retail bakery outlet and cafe is required to provide a minimum of 8 parking spaces [SSFMC Section 20.74.060(k)(2)]. The shared parking is not anticipated to result in parking conflicts because of the hours of operation do not overlap, except for approximately 15 minutes in the early morning hours, there are 11 excess parking spaces at the complex, the facility is fairly remote from other commercial areas with higher usage, and both field observation and city records indicate that parking demand has not appeared to exceed the supply of on-site parking spaces. To ensure that parking conflicts do not occur, conditions of approval have been added that limit the size of the retail bakery outlet and cafe, limit the parking overlap and require a one-year reVIew. ENVIRONMENTAL REVIEW The proposed development was determined by City staff to be Categorically Exempt from the provisions of the California Environmental Quality Act [CEQA] pursuant to Section 15061 (b )(3). Pursuant to these provisions the project was judged not to have the potential for causing a significant effect on the environment. Because the project is exempt, in accordance with CEQA, the Planning Commission need take no further action. . Staff Report To: Planning Commission Subject: P09-0005 - 121 South Maple Avenue April 2, 2009 Page 3 of 3 CONCLUSIONIRECOMMENDATION: The proposed project complies with the General Plan and Zoning Code development requirements. The shared parking of 8 spaces is not anticipated to result in parking conflicts. Conditions of approval are recommended to limit the size of the retail bakery outlet and cafe. Therefore, it is recommended that the Planning Commission approve P09-0005. ~~ .. ~ S ve arl~ emor Planner Attachments: Draft Findings of Approval Draft Conditions of Approval Applicant's Narrative Photographs Plans DRAFT FINDINGS OF APPROVAL P09-0005 USE PERMIT [UP09-0002] 121 SOUTH MAPLE AVENUE UNITS #15 & #16 (As recommended by City Staff April 2, 2009) As required by the Use Permit Procedures [SSFMC Chapter 20.81], the following findings are made in approval of Use Permit 09-0002 allowing shared parked between a commercial production bakery and a new small 400 square foot retail bakery outlet and cafe, situated in Units #15 and #16 at 121 South Maple Avenue Units (APNs 101-300-150 and 101-300-160) in the Industrial Zoning District (M-1), based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Site and Floor Plans prepared by Dale Meyer Associates, dated January 6, 2009; Planning Commission staff report, dated April 2, 2009; and Planning Commission meeting of April 2, 2009: 1. The proposed 400 square foot retail bakery outlet and cafe in Unit # 16 and the shared parking of 8 parking spaces will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The retail bakery outlet and cafe are limited to a floor area of 400 square feet and are associated with the production bakery in the Units #15 and #16. The parking for the retail bakery outlet and cafe is immediately adjacent to the Units #15 and #16. The multi-tenant complex has 65 parking spaces that exceed the city's minimum requirement of 54 parking spaces. Conditions of approval are required which will ensure that the development complies with local development standards, the approved plans, limits the size of the retail bakery outlet and cafe and requires a one-year reVIew. 2. The proposed retail bakery outlet and cafe in Unit # 16 and the shared parking of 8 parking spaces with Units #15 and #16 complies with the General Plan Land Use Element designation of the site of Mixed Industrial which allows retail commercial uses. 3. The site is adjacent to other commercial and industrial uses and the proposed retail bakery outlet and cafe and shared parking all applicable standards and requirements of SSFMC Title 20. * * * PROPOSED CONDITIONS OF APPROVAL P08-0097 121 SOUTH MAPLE AVENUE UNITS #15 AND #16 (As recommended by City Staff on April 2, 2009) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The 400 square foot retail outlet and cafe shall be limited to Unit # 16 and the 8 shared parking spaces shall be limited to those parking spaces assigned to Units # 15 and # 16, as shown on the Planning Commission approved plans, prepared by Dale Meyer Associates, dated January 6,2009, submitted in association with P09- 0005 [Use Permit 09-0002]. Any expansion of the size of the retail bakery and cafe, increase in the number of tables, hours of operation resulting in an overlap greater than 15 minutes between the production bakery and retail bakery outlet and cafe, or any other aspect of the project for which a Use Permit is being sought, shall require a modification of the Use Permit to be first approved by the Planning Commission. The conditions of approval associated with UP80-543 shall remain in effect. 3. The project shall be subject to a one-year review from the effective date of the Planning Commission's approval. At the time of review the Planning Commission may amend, modify or add conditions of approval. 4. Prior to operating the bakery outlet and cafe, the owner shall obtain, and thereafter maintain, a valid South San Francisco Business License. (Planning Division: Steve Carlson, Senior Planner 650/877-8353, Fax 650/829-6639) B. 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 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. 2. Glass doors shall be secured with a deadbolt lockl with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. 3. Employee/pedestrian doors shall.be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lockl with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. 4. 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. 5. 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. 6. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. 7. 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 1 The locks shaH be so constructed that both the deadboltand 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 wilI be readily distinguishable as locked, and its. use may be revoked by the Building Official for due cause. '5/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. 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. 8. All entrance and exit doors for individual tenant spaces shall have a deadbolt lock. 9. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. 10. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. b. Windows 1. Louvered windows shall not be used as they pose a significant security problem. 2. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. 3. Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings 1. All glass skylights on the roof of any building shall be provided with: A) Rated burglary-resistant glass or glass-like acrylic materia1.2 or: B) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: C) A steel grill of at leastl/8" material or two inch mesh under skylight and securely fastened. 2. All hatchway openings on the roof of any building shall be secured as follows: A) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. B) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. C) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. 3. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: A) Iron bars of at least 112" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: B) A steel grill of at least 1/8" material or two inch mesh and securely fastened and C) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. d. Lighting 1. 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. 2. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. 3. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. 4. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Parking lot lights shall remain on during the hours of darkness to ensure proper visibility for any customer or employees in the immediate vicinity. 6. 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. e. Numbering of Buildings 1. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. 2. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 3. 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. 4. Fencing should be of an open design (e.g. bars and columns), to aid in natural surveillance. f. Alarms and other security measures 1. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. g. Traffic, Parking, and Site Plan 1. All entrances to the parking area shall be posted with appropriate signs per 22658(a) CVC, to assist in removing vehicles at the property owner's/manager's request. 2. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Sergeant at 829-3934. h. Misc. Security Measures 1. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in approved type money safe with a minimum rating ofTL-15. 2. The perimeter of the site shall be fenced during construction, and security lighting and patrols shall be employed as necessary. (Police Department: Sergeant Jon Kallas 650/877-8927) C. FIRE DEPARTMENT 1. This work may require modification to the fire sprinkler system. After a building permit is issued a separate fire permit is 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 is required. After a building permit is issued a separate fire permit is required. 4. Provide a horn/strobe at the front of the building, which will activate upon fire sprinkler or alarm notification. Plans shall conform to NFP A 72 and City of South San Francisco Municipal Code, Section 15.24.150. 5. Provide adequate premise identification (address) on the building per the City of South San Francisco Municipal Code, Section 15.24.100. (Fire Department: Luis Da Silva, Fire Marshal 650/829-6645) D. WATER QUALITY CONTROL 1. Trash handling area must be shown on plans and must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. Show connection of trash enclosure drain to sanitary sewer. 2. The applicant must install a grease removal device. The grease removal device must be connected to all wash sinks, mop sinks, and floor sinks and must be upstream of the domestic waste stream. Sizing of the grease removal device must be in accordance with the uniform plumbing code. This must be shown on the plans prior to the issuance of a permit. 3. Applicant may be required to pay an additional connection fee. Please provide Technical Services Supervisor with the existing and proposed number of sewer fixture units or estimated wateruse. 4. Applicant will be required to obtain a wastewater retail food facility permit prior to the beginning of operation. Please contact Daniel Fulford at Water Quality Control (650) 829-3881 to set up an inspection after completion of construction. (Water Quality: Cassie Prudhel, Coordinator 650/829-3840) DALE MEYER ASSOCIATES ARCHITECTURE- INTERIORS-PLANNING 851 BURL WAY ROAD, SUITE 700 BURLINGAME, CA 94010-1713 650-348-5054 January 12, 2009 CITY OF SOUTH SAN FRANCISCO PLANNING DEPARTMENT 315 MAPLE AVENUE SOUTH SAN FRANCISCO, CA 94080 RE: 121 SOUTH MAPLE AVENUE - Shared Parking explanation To Whom It May Concern: This letter is to explain the use of shared parking for the above mentioned project (see accompanying full size drawings ): Unit 15 is required by the City's zoning code to have 3 spaces where 4 spaces are provided. Unit 16 is required by the City's zoning code to have 10 spaces where 4 are provided. Bay Baking Co., Inc. will be leasing both Units 15 and 16. Bay Baking Co. is a small company which makes baked goods to be delivered to other businesses. The baking shift starts at 5 p.m. to 4:30 a.m. The delivery trucks which are parked in the provided spaces are loaded with the baked goods and sent out for delivery at 4:30 a.m. One truck is parked on site from 5 p.m. to 4:30 a.m. A second truck arrives at 2 a.m. and departs at 4:30 a.m. for deliveries. After the deliveries are made, the trucks come back to the site to unload the empty boxes and then the drivers drive them home until they come back at their scheduled time. There are 3 employees during this shift. The cafe will be open for business between the hours of 6 a.m. to 3 p.m., Monday through Friday. There are 2 employees during this shift. All 8 stalls will be unoccupied between the hours of 4:30 a.m. to 5 p.m. with the exception of unloading the empty boxes at 7 a.m. At that time 2 stalls will be used for a duration of 15 - 20 minutes. Most of the business for the cafe will be generated from the employees of the services in and around the building the cafe is in. They will also be catering to other delivery drivers who come to pick up goods at neighboring warehouses where their vehicle will be parked in the stall for the unit they are associated with. See attached 24" x 36" drawing with parking breakdown on sheet PI, Planning Data. Please call me with any questions or comments. Thank you. Sincerely, ~'/f'Vl.e/vtf/\./ Dale Meyer, AlA J --- I I I I I I I I I I I I I I I I I I I j3) o e 9 E__ 121 S. Maple Avenue S. San Francisco, CA 94080 January 12, 2009 Project #2828 3nN3^V 3ldVV\I HInOS ~ <.? z o ...J ::J CD ~ LU ~ r --- I I I I I I I I I I I I I I I I I I __3 @JJZ z <( ....J a.. >- w ~ o I-LU 05 I(/) a..~ Dale Meyer Associates 851 Burlway Road. Suite 700 Burlingame. CA 940 I 0- ] 707 Ph: 650-348-5054 A B PIIOTOS 121 S. i'vlaple Avenne S. San Franeisco. CA 9.j()80 .Iallllar~ 12. 2009 Project #2828 Dale Me) CI" Associates 851 Bnrl\\ay Road. Suite 700 Ilurl ingame. CA l).jO I 0-1 7117 1'11: 650-3.j8-505.j I I I I I c .~ "..;,~ 'I,.~ _.- ~ "'- ~ L:- r- [) 121 S. \laple AICIlIlI' S. Sail lrallci,w. CI\ (i.IOXO .Iallllar} 12. 200Y Pmjccl #2828 Dale I\k\ L'r ^ssoCiall's X51 Burl\\ay Road. Suite 700 Burlillgame. CA 9~UIU.1707 1'11: 650.3~X.505~ E 121 S. Maple A\'Cllue S. Sail Fralleiseo. C A 940XO .Ialluary 12. 2009 Proj,,'ct #2828 Dale Meyer Assoeiates X51 13urlIVay Road. Suite 7UO Ilurlillgame. CA 940 I 0.1707 1'11: 650.3~X.5054 \\l=ile-selVer\drna\DaIe\Bay Baking CO\Plannlng\2828P1.dwg, 1/15/2009 4:17:27 PM (/) en (') )> -i .- [1) m OJ "'U " r ""' )> q Z z~ '" " ~ ~ > " ~ ~~ ~ ~ ~~~ ~ z ~~!~i m<ncc ~~~~ )C1JZ;;!; Iltl ~~ ~ i ~ ga~~ ~~ ~ " nn ~~~i~ ~~~l s:; !~!i z ~~~~~ z Z G> ~'J ~"'~~ 0 ~ ~! ~ ~ "'..... ~~ 000 ~~ ,. ~ q~ 9~q m ~i~~~ ~~n ~~*~ ~ ~~ mrnfif; ~~ ** ~ ~~ I II II ~ '" 0 ~ ~~ ~il o~ o~ ~~ ~i ~g ~~ ~! ~,. B~ N 15' 33' 00" E 226.13' z ..., ~ '" --J o q m - - a - - - - - - - " ~ (' ~ ~ w Ei w ~ i w ~ w ~ ~ ^' . 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W tn o o q OJ ..., ~ '" --J o q m W tn o o q 00-'" ~I 5:;!!! ~~ ~i 00-'" ~~ ~i !"f!m 0- i~ T-0 CENTERLINE OF SOUTH MAPLE AVENUE R.O.W. = 71'-0" <n ~ C C s;: ~ ~ ~ BAY BAKING COMPANY, INC. DALE MEYER ASSOCIATES '"U ~ '" '" -< ARCHITECTURE . PLANNING . INTERIOR DESIGN -Jt. " 851 BURlWAY ROAD. SUI1E 700 ~ 121 SOUTH MAPLE AVENUE, SOUTH SAN FRANCISCO, CA WWW.dalemeyerassociates.com P'HONE: 1650)348-5054 ~ ~ BURLINGAME. CA 94010-1707 '0 ~ :;: FAX: (650) 348-7119 \\F~e-serve'\dma\Dale\Bay Baking Co\P1anl1lng\2828P2.dwg, 1{15{2009 4:43:00 PM ~c ~Z f1:I-i ~~ "CJ'1 ,- qQo z~ ....lo. Q') "T1 r o o ;0 "'U r )> Z 71'.71{2" 3'-10" m ~ >! ~ ~ -< ~ ~ ::0 m ~rn ::o~ o o s: Ei ~ ~ CJCJCJ EJ o 'Tl 'Tl o m EJ (/) ;;!; 'U 'U Z Ei G) OJ I ::0 ::0 m m m )> (') m ^ m m <' " ::0 i 0 1" Z 0 0 G) < s: z ~ ~ ::0 m 'Tl ::0 Gi~ m!!J ::0 )> -1 o ::0 EJ OJ )> ^ m ::0 -< c z =i -'" CJ1 c z :::::j (/) -1 o ::0 )> G) m 0) " ,. Z ~ c Z -l w:Z :z z ~~ ~ ~ ':;a m 0 hiD~ ~ ~ ~~ z ~I -'" ~ 3'.0" 4'-71/2" 3'-0" o o o 09{i 098 o 3 () )> 'Tl m (/) -1 o ~ G) m 8:3 ~~ '" ~ E!Rl Gl~ m 5 oS: ~ 00 ~ 0< (/) ~~ - -1 -< '" 0 " 0 ~ m 3 0 " !ii ~ ~ " roO ,.z G) ",2 m ~ (/) -1 o ::0 )> G) m E' m " i ~ 45'-0" 14'-2" 3'-10" "' ~ " !ii I ~ DALE m BAY BAKING COMPANY, INC. MEYER ASSOCIATES m "'U ,; ARCHITECTURE . PLANNING . INTERIOR DESIGN '" 121 SOUTH MAPLE AVENUE, SOUTH SAN FRANCISCO, CA 851 BURLWAY ROAD, SUITE 700 PHONE: (650) 348-5054 WWW.dolemeyerossociotes.com ~ " " '" BURLINGAME. CA 94010-1707 FAX: (650) 348-7119 " Planning Commission Staff Report DATE: April 2, 2009 TO: Planning Commission SUBJECT: Use Permit to allow the retail sale of secondhand firearms, new firearms and retail law enforcement merchandise, as well as a request for a Chief Planner recommendation on the parking requirement for the proposed use at 1103 Airport Boulevard, in the Planned Commercial (P-C) Zoning District in accordance with SSFMC Chapters 20.24,20.74,20.81 & 20.85 Owner: Applicant: Address: Case Nos.: Mario Kouatchev Samuel Vigil and Philip Tong 1103 Airport Boulevard P09-0008: DR09-0003 & UP09-0003 RECOMMENDATION: It is recommended that the Planning Commission approve application P09-0008 based on the attached draft Findings and subject to the attached draft Conditions of Approval. BACKGROUNDIDISCUSSION: A use permit is required for this project because: . The sale of secondhand goods is proposed in the Planned Commercial Zoning District (SSFMC Section 20.24.030); and . The applicant has proposed the use be considered as distinct from a standard "retail sales" use and that a special parking space requirement be assigned for the proposed use as provided for under SSFMC Section 20.74.100. Site Description The project site is located in the 1100 block of Airport Boulevard, on the comer of Airport Boulevard and Butler Avenue. The site is 7,500 square feet and houses one 1,840 square-foot single- story commercial office building. The surrounding properties on Airport Boulevard include office, convenience sales, medium density residential and lodging service uses. The subject office building, which is currently vacant, was most recently occupied by a commercial office use. Proposed Use & Business Operation The applicant is proposing a retail firearms and law enforcement supply shop, including the sale of new and second hand fire arms. No exterior modifications are proposed to the existing brick building and no exterior signage is proposed as part of this application. The interior floor plan will Page 2 of 4 P09-0008: DR09-0003 & UP09-0003Use Permit 1103 Airport Boulevard remain largely unchanged from its existing configuration. Minor interior improvements include the addition of a modular partition wall in the sales area and a gun safe in the storage area. The store will have a minimum of one full-time employee on-duty per shift and the hours of operation are proposed to be 10:30 am to 5:30 pm from Sunday through Friday. The shop will primarily serve law enforcement officers, but will also be open to the general public. The building will be secured at all times with access into the building controlled via remote entry by an employee and will be equipped with a 24-hour real time remote internet-based camera access which records to a secure computer unit. Business patrons will be required to ring the bell at the front door and wait for an employee to let them in via remote. There will be a customer waiting area immediately upon entry of the building which will be separated by the sales floor by another secured door. Prior to entering the sales area, the customer will be required to show identification to prove that they are 18 years of age or older. The main sales floor will be located at the rear of the building and will not be visible from the customer waiting area or from the street. All firearms will be located in secure display cases on the sales floor. All rifles and long guns will be located on secure racks in a location that is inaccessible to the customers. The entire inventory of approximately 100 firearms will be secured in a fireproof gun safe at the close of business each day. In addition, security bars will be installed on the interior of the windows to provide additional security. The applicant is required to obtain all required State and Federal licenses for the sale of firearms. The on-site firearm inventory will consist of approximately 100 units, including handguns, shotguns and rifles. All firearms will be displayed in secure showcases and racks during business hours and will be stored in a secure gun safe during non-business hours. For security purposes, the building will be equipped with an alarm system and a 24-hour real time remote web camera. Furthermore, security bars will be installed on the interior of the windows. Public Safety Prior to application submittal, the applicants met with the Police Department to review the proposed gun shop. The Police Department evaluated the applicants' business plan, method of operations and . security measures and is in support of the use, subject to the recommended conditions of approval. Parking The proposed firearm sales use does not adequately compare to any of the uses listed in Sections 20.74.020 through 20.74.70 of the South San Francisco Municipal Code. Section 20.74.100 allows the Planning Director to recommend a parking requirement to the Planning Commission for uses not listed in the aforementioned sections. Staffbelieves the firearms sales use most closely aligns with the parking requirement for "Furniture Stores and Other Similar Uses with Showrooms", which requires one space for each seven hundred and fifty gross square feet of floor area. The "Furniture Stores and Other Similar Uses with Showrooms" includes office space, storage area, and display/showroom area. Staff is suggesting that the parking requirement for the proposed firearms use will be lower than a "furniture store" use Page 3 of 4 P09-0008: DR09-0003 & UP09-0003Use Permit 1103 Airport Boulevard based on the specialized nature of the goods, the narrow target audience (primarily law enforcement officers), and the fact that patrons will have to be let in individually by the on-duty staff person. Based on a requirement of one space per 750 gross square feet, the parking requirement for the proposed uses is three parking spaces. The site has a small parking lot at the rear of the building which contains five spaces, including one accessible space. Design & Landscaping As mentioned above, no exterior changes are proposed for the building. The site has existing landscaping in place and will require very little upgrading (see attached Landscape Plan). The applicant proposes to remove any debris from the existing landscape areas and add some potted clay pots on the right side of the building, along the front of the property. The Design Review Board had no recommended changes or comments on the project at their February 2009 meeting. Signs No signage is proposed as part of this application. Any new signage will be submitted under a separate application. Community Meeting The applicants conducted a community meeting on March 23, 2009 in order to review the proposed project with the immediate neighborhood and to answer any questions. Notices were sent to the 272 properties within a 500-foot radius ofthe subject site (Neighborhood Meeting Notice attached). Four members of the community attended the meeting. Several concerns were raised in regards to potential changes to the exterior building and existing landscaping, the on-site alann/security system, and the proximity of the site to the freeway. The applicants explained that there would be no exterior changes to the building and landscaping and gave a detailed explanation ofthe alann/security system that would be installed. The applicants also explained how the controlled access to the building would operate, as well as how the guns would be placed in a secure gun safe during all non-business hours. Upon receiving responses to the concerns expressed, the neighbors in attendance had no opposition to the project. General Plan Consistency The General Plan Land Use designation for the site is Business Commercial. The Business Commercial land use category allows for a mix of business and professional offices, visitor services and retail. The proposed retail use, including the sale of secondhand goods, is consistent with the General Plan Land Use Designation. CEQA: The proposed development is Categorically Exempt from the proVISIOns of the California Environmental Quality Act in accordance with Section 15301- Class 1: Existing Facilities - minor alterations of existing commercial spaces with negligible or no changes. Page 4 of 4 P09-0008: DR09-0003 & UP09-0003Use Permit 1103 Airport Boulevard CONCLUSION: Staff recommends that the Planning Commission approve application P09-0008 including Use Permit application UP09-0003, Design Review application DR09-0007 and the Chief Planner's parking requirement recommendation based on the attached draft Findings and subject to the attached draft Conditions of Approval. The proposed retail use meets the intent ofthe General Plan and complies with all the development standards outlined in the Municipal Code. A,~r ',-,-~A \J /~~-~r Linda\J\jello, AICP Associate Planner /lna Attachments: Draft Findings of Approval Draft Conditions of Approval DRB Minutes - dated February 17, 2009 Neighborhood Meeting Notice Applicants' Business Plan Plans - dated January 26, 2009 DRAFT FINDINGS OF APPROVAL P09-0008: DR09-0003 & UP09-0003 USE PERMIT 1103 AIRPORT BLVD. (As recommended by City Staff April 2, 2009) As required by the "Use Permit Procedures" (SSFMC Chapter 20.81) the following findings are made in support of aU se Permit to allow the sale of secondhand goods in the Planned Commercial (P-C) Zoning District in accordance with SSFMC Chapter 20.81 subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to the Site Plan prepared by Samuel Vigil, dated January 26, 2009; Planning Commission staff report, dated April 2, 2009; and Planning Commission meeting of April 2, 2009: 1. The sale of secondhand goods at 1103 Airport Boulevard will not be adverse to the public health, safety or general welfare of the community or detrimental to surrounding properties or improvements because the firearms shop will be operated in accordance with the highest security standards and procedures including: a front entry door that is locked at all times and only unlocked by the on-shift employee; firearms will be displayed and locked within glass showcases inaccessible to walk-in clientele; firearms will be stored/secured in designated fireproof gun safes during non-business hours; for the duration of the business the applicant will pay for a 24-hour real time remote intemet- based camera access which records to a secure computer unit; all windows and the front entry door will have security bars installed; all persons entering the store must be 18 years of age or older; ammunition placement and quantity shall be stored in accordance with the South San Francisco Fire Code; there will be no sales or storage of black powder or smokeless powder; and gun safes and lock boxes will be promoted by the owners to encourage patrons to reduce the risk of unauthorized firearm use. 2. The proposed project complies with the General Plan Land Use Element designation of "Business Commercial" because a retail use, including the sale of secondhand goods, at this location will maintain land uses and development intensities along the Airport Boulevard corridor through the reuse of an existing underused office building. 3. The proposed project complies with the standards and requirements of the P-C Zone District. The retail use, which is allowed "by right" in the P-C Zoning District, will occupy an existing single-story building and the required Use Permit application to allow the sale of secondhand goods and to allow the Planning Director to recommend a parking ratio for an unspecified use has been filed for the Planning Commission's review. * * DRAFT CONDITIONS OF APPROVAL P09-0008: DR09-0003 & UP09-0003 USE PERMIT 1103 AIRPORT BLVD. (As recommended by City Staff April 2, 2009) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division's standard Conditions and Limitations for Commercial, Industrial and Multi-family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by Samuel Vigil, dated January 26,2009. 3. The front entry door shall be locked at all times and shall only be unlocked by the on-shift employee. 4. All fire arms shall be displayed and locked within glass showcases inaccessible to walk-in clientele. 5. All rifles and long guns shall be displayed and secured in an area inaccessible to walk-in clientele. 6. All firearms shall be stored/secured in designated fireproof gun safes during non-business hours. 7. The applicant shall, for the duration of the business, pay for and operate a 24-hour real time remote internet-based camera access which records to a secure computer unit. 8. All windows and the front entry door shall have security bars installed. 9. All persons entering the store shall be 18 years of age or older. 10. All ammunition shall be placed and stored in accordance with South San Francisco Fire Code. 11. All ammunition sales shall be in accordance with the South San Francisco Fire Code. 12. There shall be no storage of black powder or smokeless powder on the premises. 13. Gun safes and lock boxes will be promoted by the owners to encourage patrons to reduce the risk of unauthorized firearm use. Planning Division contact Linda Ajello, Associate Planner, (650) 877-8353 B. Fire Department conditions of approval are as follows: 1. This building shall require a fire sprinkler system. After a building permit is issued a separate fire permit is 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. After a building permit is issued a separate fire permit is required. 4. A horn/strobe shall be provided at the front of the building, which will activate upon fire sprinkler or alarm notification. Plans shall conform to NFP A 72 and City of South San Francisco Municipal Code, Section 15.24.150. 5. Adequate premise identification (address) shall be installed on the building per the City of South San Francisco Municipal Code, Section 15.24.100. Fire Department contact, Luis Da Silva, (650) 829-6645 D. Engineering Division conditions of approval are as follows: 1. The building permit application plans shall conform to the standards of the Engineering Division's "Building Permit Typical Plan Check Submittals" requirements, copies of which are available from the Engineering Division. In particular, the building's existing downspouts, the location of anyon-site drainage facilities and the slope of the ground within the site shall be shown on the building permit site plan. The location of any existing or proposed fences or gates and the proposed parking stall striping shall also be shown on the site plan. 2. Prior to receiving an occupancy permit for the building, the owner shall, at his/her expense, repair any broken sidewalk, curb and gutter fronting the property to the satisfaction of the Engineering Division. 3. Prior to receiving an occupancy permit for the building, the owner shall install a City Standard sewer cleanout at the front property line, so that the building sewer lateral can be properly cleaned by City maintenance crews. All work shall be accomplished at no cost to the City. If a sanitary sewer cleanout already exists within the public street right-of-way to serve the building, the location of this cleanout and the building's sewer lateral and its approximate connection to the City's main, shall be shown on the site plan submitted for the project's building permit. 4. In accordance with the requirements of the Municipal Code, the applicant shall install an Rl "STOP" sign mounted on a 2" diameter galvanized steel pole at the driveway's exit on to Butler Road. 5. Prior to any work performed in the City's right-of-way, (such as the installation of a sewer c1eanout, if needed) the owner shall obtain an encroachment permit from the Engineering Division. The owner shall apply for the encroachment permit and pay all fees and deposits for the encroachment permit prior to receiving a building permit for the interior and site improvements. Engineering Division contact, Sam Bautista, (650) 829-6652 E. Police Department conditions of approval are as follows: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 Ibs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b . Glass doors shall be secured with a deadbolt lock1 with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock1 with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or 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. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazini or the equivalent, if double-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw ofthree-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. d. All windows will have security bars or grill grating on the exterior to mitigate burglary potential. Security bars or grating systems will have a quick release systems accessible only from the interior so as not to hinder building exits or escape: . Iron bars of at least W' round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Or: . A steel grill of at least 1/8" material or two inch mesh and securely fastened AND . If the barrier is on the outside, it shall be secured with galvanized round head flush bolts of at least 3/8" diameter on the outside. Or: . Security bars may be installed on the interior of the windows, subject to the review and approval by the Police Department. 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.2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. d. Photometrics are required for the building and property. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The businesses shall be equipped with at least a central station silent intrusion alarm system and a robbery / panic alarm. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. 8. Security Camera System Building entrances, lobbies, and showroom areas must be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 30 days. These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premises. 9. Misc. Security Measures Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating ofTL-15. All side arms on site will be secured in a theft and fire resistant safe with a minimum rating of TL-15 rating when the business is closed, or only one employee is on site. All rifles and shotguns on site will be secured to the display wall using a chain or cable system when the business is closed or when only one employee is on site. The business shall comply with all Federal, State and local laws pertaining to the possession, selling and storing of Firearms. The business shall comply with all of the Planning Division's Conditions set forth in there Use Permit Conditions. 10. Signage / Exterior Displays a. At no time will the applicant place targets or other media representing persons using firearms in the windows or for other exterior display. b. All signage plans must be submitted to the Planning Division via permit and approved via the Design Review Process. c. Any exterior signage will be maintained in good repair. Police Department contact, Sgt. Jon J. Kallas (650) 877-8927 MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of January 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 OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Mario Kouatchev Samuel M. Vigil 1103 Airport Blvd P09-0008, DR09-0007 & UP09-0003 Use Permit - Fire Arms (Case Planner Linda Ajello) DESCRIPTION Use Permit to allow the retail sales of new and used firearms, retail law enforcement merchandise and a parking space requirement determination in the Planned Commercial Zone (P-C) District in accordance with SSFMC Chapters 20.24,20.74.100,20.81 & 20.85. Recommend Approval as submitted. NOTICE OF NEIGHBORHOOD MEETING MEETING INFORMATION Date: Monday, March 23, 2009 Time: 6:00 P.M. Location: 1103 Airport Blvd., SSF, CA 94080 SITE INFORMATION Address: 1103 Airport Blvd., SSF, CA 94080 Zoning: Planned Commercial ~. CONTACT INFORMATION Property Owner: Mario Kovatchev Applicant: Sam Vigil/Philip Tong Contact Address: 1103 Airport Blvd. South San Francisco, CA 94080 Contact. Phone: (415) 623~9126 PROJECT INFORMATION You are invited to attend an informational neighborhood meeting on March 23,2009. Architectural plans and store layout design plan will be available for your review at the meeting. There will be no exterior changes made to the building. The South San Francisco Planning Commission will review the project at a future meeting. You will be sent a separate notice for the Planning Commission meeting. The Design Review Board of South San Francisco has recommend~ approval of the project as submitted. .. . The proposed project at this site will be primarily utilized as a full service retail law enforcement supply shop. The primary function will be the resale and distribution of law enforcement supplies including police duty gear, public safety uniforms, less-than-Iethal defense products, firearms, and ammunition. We have friendly, dedicated, and experienced staff on site that are eager to fulfill the public and law enforcement's needs. If you have any questions regarding this proposed project and are unable to attend the scheduled meeting, please contact the applicant as provided above. If you have any questions about the Pt!tnning process, please call Linda Ajello at the South San Francisco Planning Division at (650) 877-8535. Thank you for your consideration in this process. MISSION STATEMENT: NGUNSHOP INC. strives towards building long-term relationships with customers and employees. Professional, knowledgeable, and courteous service is the goal along with the ultimate means of convenience for all firearm needs. SUMMARY OF PROPOSED OPERATIONS: TVGUNSHOP INC. proposes to engage in the sale of firearms and ammunition to police agencies, individual officers, bona-fide security agencies, and private citizens. Hours of operation will be Saturday through Friday from 1030 Hours to 1730 Hours. Though TVGUNSHOP INC. caters towards the law enforcement community, we also provide professional and knowledgeable service to the private law-abiding citizens of the community. This includes training in less-than- lethal products and general firearm consultation to the novice sports shooter or beginner hunter. Store firearm inventory will consists of approximately 100 units ranging in handguns, shotguns, and rifles. All firearms will be displayed and locked within glass showcases inaccessible to walk-in clientele. Long-guns will be displayed vertically on rifle racks behind a counter inaccessible to walk-in customers. Access to firearms can only be through the on-duty sales person who closely supervises all of the products for safety and security. The front entry door will be locked at all times and will require on-duty staff to access the entry via remote door lock. The front door is only locked from the exterior and can be opened from the interior at any time. Firearms will be secured in designated fireproof gun safes during hours of non operation. There will be 24-hour real time remote web camera access which records to a secure computer unit. An alarm system will be connected to both central and local monitoring. All windows and front entry door will have security bars installed for additional security. During the hours of operation, the on-duty staff acts as armed guards for the premise. All persons entering the store must be over the age of 18. This policy will clearly be posted on the front door. Ammunition placement and quantity shall be stored in accordance to S. San Francisco Fire Code. We will have no sales or storage of black powder or smokeless powder. A priority is the promotion of gun safes, lock boxes, and firearm locking devices to reduce the risk of any unauthorized use. TVGUNSHOP INC. understands that it is paramount for firearm dealers to promote safety and security on all firearm related aspects. TVGUNSHOP INC. shall promote the objectives and ideals of responsible firearm ownership to all customers. TVGUNSHOP INC. shall abide by all local, state, and federal regulations for the transport, storage, and resale of said firearms and ammunition. Company Summary: There are three co-owners to TVGUNSHOP INC. whom all own equal shares of the corporation. All three owners will partake in various operations of the business. These divisions are Controller's Office, Corporate Executive's Office, Director of Operations, and Retail Operations. TVGUNSHOP INC. will provide knowledgeable and enthusiastic service for all sport shooting needs. All staff members have a true passion in the firearm industry and willing to share the experience with customers. PRODUCTS: TVGUNSHOP INC. will be a high quality firearms retailer offering the latest tactical gear and innovative products on the market. TVGUNSHOP INC. will stock law enforcement supplies to help meet the needs of the duty officers. Stocking firearms include duty and off-duty handguns and variety of long guns from home defense to hunting. The core of products carried are: Rifles Shotguns Handguns To compliment these goods, other accessories offered are: Gun Holsters Full Police Gear Tactical Knives Gun Safes Pepper Spray Electric Stun-Guns Miscellaneous Firearm Enhancement Parts Ammunition Market Analysis Summary: TVGUNSHOP INC. will be active in the law-enforcement community and plan to support local police academies in the Bay Area as well as the pursuance of local law-enforcement department contract sales. LessNthan-lethal training seminars and private firearm consultation service will be available to private citizens. Taking factors into consideration, TVGUNSHOP INC. will focus on three groups: LawN Enforcement Agency Sales Individual Officer Sales Private citizens interested in self protection and sports shooting hobbyists. Il \ - \},' I "-.. I ~ I '., I , r ~ ~. ;, 'f.> /.' J I r I I . I "- "- ~, ~.... .....",- r I D~' I[ 'i J ~ l~ \~ \~ , .. ... li~ ~ ~;~~- - i...--- " " "" ''''j->- ~ . . -- - ..."" 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BL D&, SITE PLAkl 0/-26- 2C09 O~ltw-V; SliM vu. j/ir;''- 8y (00) 735 sbili__.._. ~'t\\ sM S (0 n >-< .... ~ ~ v 0 C'4lIFO~~\~ Planning Commission Staff Report DA TE: April 2, 2009 TO: Planning Commission SUBJECT: Time Extension for the approval of application P05-0005 which includes a Use Permit to allow the construction of a five-story, 151,000 square-foot administration building (B31), located in the Upper Campus area of the Genentech Research and Development Overlay District. Owner/Applicant: Case Nos.: Address: Genentech,. Inc. PCA09-0002: P05-0005 & UP05-0002 1631 Grandview Drive RECOMMENDA TION: Staff recommends that the Planning Commission approve a one-year time extension of application POS-OOOS. BACKGROUND/DISCUSSION: The Planning Commission approved the proposed administration building (B31) at 1631 Grandview Drive at their meeting of April 5, 2007. B31 is the third and final building of Genentech's administration building complex situated on Grandview Drive (approved Plans attached) - B32 and B33 are complete and occupied. Title 20 of the South San Francisco Municipal Code provides a two-year approval for the subject project, and allows the Planning Commission to grant up to a one-year extension. Attachment No.1 is the applicant's written request to extend the approval of application P05-0005. The applicant has since stated that Genentech will use the additional one-year extension "to allow the Company [time] to reevaluate strategic timing and sequence for development of new projects contemplated by [Genentech' s] Facilities Master Plan." If approved, the new expiration date would be April 5, 2010. Staff has reviewed the project file and continues to support all aspects of the project including the site plan, architectural design, and proposed landscaping. Representatives from all City Divisions and Departments have reviewed the April 5, 2007 Conditions of Approval and remain satisfied that their concerns are addressed (the Findings of Approval and Conditions of Approval are attached for reference). PLANNING COMMISSION STAFF REPORT TO: Planning Commission SUBJECT: B31 UP Approval Time Extension DATE: April 2, 2009 Page 2 CONCLUSION: Based on the state of the current economy and the recent change in company ownership, the request appears reasonable at this time. Staff supports granting a one-year time extension and recommends that the Planning Commission approve application PCA09-0002. Ge y audin, AICP, LEED AP Senior Planner Attachments: 1. Applicant's Extension Request, letter dated February 27,2009 2. April 5, 2007 Findings of Approval and Conditions of Approval 3. Approved Plans Genentech IN BUSINESS FOR LIFE February 27, 2008 Mr. Gerry Beaudin Associate Planner City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 RE: Use Permit Time Extension Request - UP05-0002 Dear Mr. Beaudin: This letter is to request an extension for Use permit UP05-0002 of Genentech' s Building No. 31 at 1631 Grandview. The use permit was approved on April 5th, 2007 & is attached. Also attached are: . Application (requesting the time extension) . A Check for the amount of $150 (Application fee) Sincerely, ~-~~ Shar Zamanpour Associate Director Strategic Facilities Planning Cc: Susy Kalkin, Tom Lyon FINDINGS OF APPROVAL pos-ooos Genentech - Building 31 1631 Grandview Dr. (As approved by the Planning Commission on April 5, 2007 As required by the "South San Francisco Municipal Code" (SSFMC Section 20.91 and Section 20.40.050), the following findings are made in support of a Use Permit for construction of the new Building B31 project, comprising approximately 151,000 square feet, in accordance with SSFMC Section 20.40, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: Site Plan, landscape plan, floor plans, and elevations dated January 7,2005 and March 30, 2007, prepared by Johnson Fain Partners, Architecture, Planning and Interiors and Planning Commission direction during the Study Session and Public Hearing, dated AprilS, 2005. 1. The proposed project is consistent with the South San Francisco General Plan, which designates this site for Business and Technology Park use. The proposed administrative office building is consistent with this designation and is specifically listed as a use, which is appropriate in this area. 2. The proposed project is consistent with the East of 101 Area Plan. The proposed Building B31 office building meets or exceeds the Area Plan aesthetic and design standards and is consistent with this designation and is specifically listed as a use which is appropriate in this area. 3. The pr()posed project meets all standards of the City's Zoning Ordinance for the Genentech Research and Development Overlay District, as the subject site is physically suitable for the type and intensity of the land use being proposed. 4. The proposed project meets all standards of the Genentech Facilities Ten-Year Master Plan, as the subject site is physically suitable for the type and intensity of the land use being proposed. 5. A Master Environmental Impact Report has been prepared for this project in accordance with the provisions of CEQA. The project is analyzes as part of the anticipated 2016 buildout on the Upper Campus and no further analysis is required. 6. The proposed development will not be unreasonably adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to the surrounding properties or improvements. CONDITIONS OF APPROVAL P05-0005 Genentech - Building 31 1631 Grandview Dr. (As approved by the Planning Commission on March 20, 2009) A. Planning Division requirements shall be as follows: 1. The project shall be constructed substantially as indicated on the attached site plan, landscape plan, and elevations dated January 7, 2005 and March 30, 2007, prepared by Johnson Fain Partners, Architecture, Planning and Interiors and Planning Commission direction from the Study Session and Public Hearing, dated April 5, 2007. 2. The applicant shall comply with the City of South San Francisco, Department of Economic and Community Development, Planning Division, Standard Conditions and Limitations for Commercial, Industrial and Multi-Family Residential Projects. 3. The Conditions of Approval for Building B32 and B33 Office Buildings shall remain in effect. 4. The project has been analyzed with the Genentech Facilities Ten- Year Master Plan, which updates the growth and development on the proposed 1 63-acre Genentech campus. The Master Plan update is currently under consideration by the City Council. Therefore, this Use Permit will not be valid until the effective date of the adoption of the Genentech Master Plan project. 5. All utility systems, such as Fire Department standpipes, PG&E boxes, and Calwater backflow pipes, shall be screened from view from all public streets. The applicant shall show the type, size and location of the utility systems on the final landscaping plans. The applicant shall also submit a screening plan for each system for review and approval by the Planning Division and Fire Department. 6. The applicant shall comply will all mitigation measures outlined in the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report and Mitigation Monitoring & Reporting Program. 7. All future signage shall be subject to separate review and approval by the Planning Division. 8. The applicant shall provide a color scheme for the entire building that is subject to Planning Division approval. Building color shall be indicated on the plans submitted for a building permit and color and material samples shall be submitted to the Planning Division for review and approval prior to issuance of a building permit. 9. Final landscape and irrigation plans shall be submitted to the Planning Division for approval prior to issuance of a building permit. 10. There shall be no outside storage of materials and equipment. All outside storage shall be within building structures or other enclosed areas approved by the Chief Planner. Conditions of Approval Page 2 of9 11. Childcare - In accordance with South San Francisco Municipal Code Section 20.115.030, prior to issuance of a building permit the applicant shall pay a childcare fee. Currently the fee for OfficelR&D use is $0.57 per gross square feet of building, but is subject to annual increases. The applicant shall be entitled to a credit, based on the number of spaces provided in the existing Genentech childcare facility, in an amount not to exceed the lesser of the fee or the cost of such childcare facility as estimated by the City (Section 20.115.060). (Planning Division Contact Person: Michael Lappen, Senior Planner (650) 877-8535) B. Engineering Division requirements shall be as follows: Should the Planning Commission approve this proposal, we request that the following items be adopted as conditions of approval for Use Permit No. P05-0002: I. STANDARD CONDITIONS The developer shall comply with the applicable conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. II. SPECIAL CONDITIONS A. The developer shall comply with the traffic mitigation recommendations contained in the approved traffic and circulation analysis for the project prepared by Fehr & Peer Transportation Consultants. The approved mitigation improvements shall be designed, furnished, constructed and installed by the applicant's consultants and contractors, in accordance with plans approved by the City Engineer and to City Standards, pursuant to a secured encroachment permit obtained prior to receiving a building permit for the subject project. The cost of all work and permits to mitigate the traffic impacts of the Building 31 project shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. B. As shown on the applicant's plans, the design of the project shall include settlement and retention ponds and other devices, such as grassy swales, that will filter pollutants from the site's storm water runoff, in compliance with the City's and County's storm water discharge permit' requirements. C. Prior to the issuance of aBuilding Permit for the proj ect, the applicant shall pay the various fees detailed below. D. The developer shall comply with the recommendations contained in the approved geotechnical engineering investigation report for the project prepared by Bay Area Geotechnical Group dated November 15, 2004. E. Developer shall verify that all parking spaces meet the minimum City standards. Developer shall demonstrate that the bumper overhangs will not conflict with adjacent grades in landscaped Conditions of Approval Page 3 of9 areas. Sidewalks with bumper overhangs shall be widened to maintain required ADA widths. III. OYSTER POINT OVERPASS CONTRIBUTION FEE Prior to receiving a Building Permit for the proposed new office/R&D development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated upon reviewing the information shown on the applicant's construction plans and the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. The estimated fee for the subject 152,000 GSF office and biotech R&D development is calculated below. (The number in the calculation, "9100.18", is the January 2005 Engineering News Record "San Francisco construction cost index", which is revised each month to reflect local inflation changes in the construction industry.) Trip Calculation 152,000 gsf Office use @ 12.3 trips per 1000 gsf = 1870 new vehicle trips Contribution Calculation 1870 trips X $154 X (9100.18/6552.16) = $339,970.37 IV. EAST OF 101 TRAFFIC IMPACT FEES Prior to the issuance of a Building Permit for the proposed project, the applicant shall pay the East of 101 Traffic Impact fee, as adopted by the City Council at their meeting of September 26, 2001. Please note that the City is currently undertaking a study to update traffic impact fee, which will increase the impact fee. The applicant shall be required to pay the revised fee. Fee Calculation (as of March 2007) 152,000 gsf Office/R&D @ $2.11 per each square foot (this amount is subject to increases due to inflation, increases due to additional traffic improvements, and the East of 101 Impact Fee uprnte, as approved by the City Council) =$320,720.00 V. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the East of 101 area, downstream of the proposed office/R&D development. The existing sewer collection system was originally designed many years ago to accommodate warehouse and industrial use and is now proposed to accommodate uses, such as offices and biotech facilities, with a much greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the system, have resulted in pumping and collection capacity constraints. A study and flow model is proposed to analyze the problem and recommend solutions and improvements. The City is currently undertaking a study to increase the sewer impact fee. Conditions of Approval Page 4 of9 Fee Calculation (as of March 2007) 0.4 gallons per square foot (400gpd/l000 sq. ft.) X $3.19 per gallon X 152,000 gsf= $193,952.00 (Engineering Contact Person: Sam Bautista, Senior Engineer) C. Water Quality Control Plant requirements shall be as follows: The following items must be included in the plans or are requirements of the Stormwater and/or Pretreatment programs: 1. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 2. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. 3. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. 4. A plan showing the location of all storm drains and sanitary sewers must be submitted. 5. Roof condensate needs to be routed to sanitary sewer. 6. Trash handling area must be covered and enclosed and must drain to sanitary sewer. This must be shown on the plans. 7. Loading dock area should be designed with an over hang and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 8. Install a separate process line for sample monitoring before mixing with domestic waste in sanitary sewer. This must be shown on plans prior to the issuance of a permit. 9. Install separate water meters for landscaping and building. 10. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. 11. A construction Storm Water Pollution Prevention Plan must be submitted. 12. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. Conditions of Approval Page 5 of9 13. A grading and drainage plan must be submitted. 14. An erosion and sediment control plan must be submitted. 15. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. 16. Applicant will be required to obtain a wastewater discharge permit. Contact Frank Mandola at Water Quality Control (650) 829-3880. Please have applicant contact Cassie Prudhel at Water Quality Control with any questions. (650) 829-3840. D. Police Department requirements shall be as follows: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 Ibs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt lock1 with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lockl with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/tumpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in "Group B" occupancies as defined by the Unifonn 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 6 of9 inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double- cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface- mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. O. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a . Louvered windows shall not be used as they pose a significant security problem. b . Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c . Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic materia1.2 or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material 25/16" security laminate, 1/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval Page 7 of9 spaced no more than five inches apart under the skylight and securely fastened. or: 3) A steel grill of at least lI8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in Conditions of Approval Page 8 of9 these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a . The business shall be equipped with at least a central station silent intrusion alarm system. NOTE:To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. b. A traffic circulation diagram should be submitted. c. A parking plan showing striped parking spaces, etc. should be submitted. NOTE: For additional details, contact the Traffic Bureau 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 ofTL-15. (Police Department contact: Sgt. E. Alan Normandy at (650) 877-8927) E. Fire Department requirements shall be as follows: 1. Fire Sprinklers per NFP A 13 and SSF Municipal Codes are required. 2. Fire Alarm Systems required per NFP A 13. 3. This structure is classed as a high rise. A smoke control system meeting the requirements of chapters and sections 1005.3.3.7 of the CBC shall be provided. 4. Access to the structure shall be provided via vehicle roads. Roads to support 68,000 GVW. 5. Hydrants are required to support the sprinkler and fire fighting activities. Conditions of Approval Page 9 of9 6. The site plan includes an emergency vehicle access into the center courtyard area connecting Buildings 31,32 and 33. The final site and landscaping plans shall show unobstructed fire access to the center area via the emergency vehicle access road. The applicant shall also provide appropriate signage that clearly designates the access for emergency vehicle use. The configuration and type of access and the signage shall be subject to review and approval of the Fire Marshal. (Fire Department contact: Bryan Niswonger, Fire Marshal, at (650) 829-6671) ~ )> OJ: 0 ClUJ ;0 1'1 Cl n 0) Ul J: I Z--l (i] 'TlfTI ~ z Z 1'1 U1J: 'Tl 7- n ID UI :'! ~~ c ..... l:l r C'JfT! 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