Item No: 2 Meeting Date: March 12, 2013 To: Planning Commission Date: March 7, 2013 Authorized By: Ron Munekawa Chief of Planning By: Christy Usher, AICP Associate Planner Phone 650 522-7215 Fax: 522-7201 Email: cusher@cityofsanmateo.org Subject: PA 12-053 Cal Water Bayshore District Office; Demolition of existing offices and construction of a new office building located at 341 and 345 N. Delaware Street (APN 032-204-240). RECOMMENDATION That the Planning Commission approve the project by making the following motions: A. Adopt the Negative Declaration, as adequate to assess the environmental impacts of the project, based on the Findings for Approval attached as Exhibit A; and B. Approve the Site Plan and Architectural Review for construction of a new office building, Special Use Permit for physical alterations to an existing public utility land use in a residential zone district, Site Development Permit for tree removals; and Fence Exception to allow a 7 ft. tall wood fence in a required side yard, based on the Findings for Approval attached as Exhibit A and subject to the Conditions of Approval in Exhibit B. BACKGROUND Originally the Planning Commission reviewed a pre-application to demolish the existing Cal Water offices and to construct a new office building at a Study Session held in 2010. More recently at a Study Session held in 2012, the Planning Commission reviewed a revised project which most notably included a revised building footprint location. The proposed office building now fronts on N. Delaware Street rather than its previously proposed location at the corner of E. Poplar Avenue and N. Claremont Street.
Page 2 of 6 PROJECT DESCRIPTION The California Water Service Company (Cal Water) is proposing a new two-story office building to replace the existing structures on the site which currently operate and will continue to serve as a customer service office and field operations center for Cal Water. The project site currently has three existing structures on-site totaling approximately 10,165 sq. ft. These existing structures are currently being used as office space for the California Water Service Company. The proposed two-story office building is approximately 18,184 sq. ft and the project site is approximately 146,778 sq. ft. Cal Water operations and the number of employees are not proposed to increase. Hours of operation are 8:00 am to 4:30 pm seven days a week. During the week the facility averages approximately 40 employees most of whom are out in the field throughout the day. On the weekends approximately 3 employees occupy the facility but are again often out in the field. One employee works at night for systems monitoring and security. Visitor vehicle parking for Cal Water customers is proposed (22 spaces), and separate secured employee and service vehicle parking (56 spaces) will also be provided. Areas for equipment and materials storage will continue to be accommodated on-site. The new office building fronts on N. Delaware Street. Two vehicle access points will be provided on N. Delaware Street (one for customer parking and the other for secured employee parking/service vehicles and yard access). The service yard and employee parking area also would have a secondary access via Claremont Street. Six long term bicycle parking spaces are provided in the employee break room and six U bicycle racks are proposed near the building entrance. To improve existing vehicle circulation near the intersection of Poplar Avenue and N. Delaware Street, the City will coordinate with SamTrans to relocate an existing bus stop (currently located 100 feet to the south of the intersection) on N. Delaware Street approximately 100 feet further to the south on N. Delaware Street. Two educational institutions are located in the immediate project vicinity. The Stanbridge Academy is located to the north across Poplar Avenue and the San Mateo High School is located kitty-corner from the project site on Poplar Avenue and N. Delaware. The site is also surrounded by existing single-family and multi-family residences. SITE PLAN AND ARCHITECTURAL REVIEW The project requires Site Plan and Architectural review (SPAR) approval for the site and building design. The proposed office building design is contemporary. Materials include a dimensional brick veneer, metal paneling, storefront glazing, and precast concrete. The City s consulting architect reviewed the project and suggested revisions which have been incorporated into the project. In summary, these revisions reduced the visual heaviness at the top of the building and break-up portions of the two-story walls. These changes included the following:
Page 3 of 6 Decrease in the overall height of the roof overhang elements from 5-4 to 3-6 at both the main entry and at the 2nd level conference room. Reduction of the roof projection element with a 2-0 setback from the edge of the parapet to the face of the perimeter wall to lighten the appearance of the building s top. Reduction of the projection of the roof overhang at the main entry from 8-0 to 4-0 to match the roof projection at the 2nd level conference room. Reduction of the cantilevered dimension of the 2nd level conference room by 2-0 from 4-8 to 2-8. Introduction of an entrance canopy that will better define the public entry, break up the two-story wall, and provide protection from inclement weather. The steel and glass canopy will be in keeping with the architectural character Revisions to the project design since the Planning Commission study session are also summarized by the project architect in Attachment 3. The City s consulting architect concluded that the proposed design and detailing for the landscaping and fencing around the edges of the site are well done and should result in a much better neighborhood-friendly appearance than what currently exists. Revisions to the proposed building materials were also incorporated to be more consistent with the look and feel of materials in the surrounding neighborhood. It should be noted that the project does not incorporate the design review consultant s concerns and recommendations regarding entry lighting (Attachment 4). Staff did not require this item to be addressed by the applicant since the three subject light fixtures are contained to the entry plaza area only, the fixtures are not located within the front setback area of 15 ft, the light source is directed inward toward the project site, and the photometric indicates no light trespass beyond site boundaries. SPECIAL USE PERMIT The project is consistent with the land use designation of Utility as specified in the General Plan which includes water suppliers; however, the project is located in an R3 zone, which requires approval of a Special Use Permit for utility uses. Upon approval of a Special Use Permit the land use would be consistent with the zoning. The project, as proposed, meets the development standard for the residential zone district in which it is located. The considerations for a Special Use Permit include how the Cal Water operation will continue to be compatible with the neighborhood. The project will not adversely affect the general health, safety, or welfare of the community, and will not cause injury or disturbance to adjacent property by traffic or by excessive noise, smoke, odor, or noxious gas, dust, glare, heat or fumes, or industrial waste in that the proposed facility is intended to replace the existing facilities and operations; and no expansion of use or intensity is proposed as the operation and number of employees are not proposed to increase.
Page 4 of 6 FENCE EXCEPTION The applicant revised the scope of work to include replacing the existing security chain link fence with a 7 ft. tall wood fence in response to the Planning Commission s feedback that the fencing onsite should blend better with the neighborhood. A fence exception approval is required to allow the applicant to construct a fence taller than 6 ft in height along the interior side yard adjacent to the single family residences to the south. The applicant met with the single family property owners to the south of the project. One of the owner submitted written comments in support of the project (Attachment 6). SITE DEVELOPMENT PERMIT A site development permit is required to remove 8 Heritage Trees. The Heritage Trees proposed for removal to accommodate the proposed site layout and new office building are a combination of Deodar Cedar, Magnolia, Douglas Fir and Ginko trees. Thirty-six 24 inch box replacement trees are proposed. Additionally, a total sum of $26,136 will be contributed to the City s Street Tree Planting Fund. Fifty-two existing trees are to remain. STUDY SESSION In summary since the study session, the project now includes replacing the existing chain link security fencing with wood fencing, the owner met with the single family property owners directly to the south of the project site, and design revisions were incorporated into the project to reduce the visual heaviness at the top of the building, to break up portions of the two-story walls, and to be more consistent with the look and feel of materials in the surrounding neighborhood. A Traffic Operations Study has been prepared by Hexagon Transportation Consultants since the Study Session in 2012. The project would not generate additional traffic as the number of employees and visitors are not proposed to increase. As a result, the Study focused on the proposed changes to ingress and egress to and from the site to ensure the proposed project would not impact circulation in the neighborhood or at nearby intersections. In summary, the Traffic Operations Study concludes the proposed ingress and egress will reduce the frequency of queues blocking driveways, provide adequate sightlines, and would not affect delay for vehicles. The Planning Commission minutes from the 2012 Study Session are attached for your reference as Attachment 5. CALIFORNIA ENVIRONMENTAL QUALITY ACT The project requires the preparation of an environmental impact assessment under the provisions of the California Environmental Quality Act (CEQA). The City prepared the Initial Study and Negative Declaration, which identified and discussed potential environmental impacts of the project. The public review and comment period on the Initial Study/ Negative Declaration was February 4 through March 5, 2013.
Page 5 of 6 The City received two comment letters on the Initial Study/ Negative Declaration, which covered the following environmental topics: Greenhouse Gas Utilities Aesthetics These comments are included with all of the public comments received to date as Attachment 6. The Planning Commission will consider these comments and all public comments in making the findings for adoption of the Negative Declaration. Responses to comments on the Initial Study/ Negative Declaration are included as Attachment 7. Staff finds that the comments do not raise any new issues concerning significant potential impacts that have not been addressed in the current document; therefore, revisions to the environmental document and recirculation, are not required. PUBLIC OUTREACH: In accordance with Government Code section 65090, notice of this hearing was published in the Examiner newspaper 10 days before the hearing. In accordance with Government Code section 65091 and the City s Municipal Code noticing requirements, this hearing was noticed to the following parties ten days in advance: Property owners, residential tenants and business tenants within 1000 feet of the project site; The City s 900 List which contains nearly 100 Homeowner Associations, Neighborhood Associations, local utilities, media, and other organizations interested in citywide planning projects; and The interested parties list which includes interested individuals who contacted the City and requested to be added to the project notification list. EXHIBITS A. Findings for Approval B. Conditions of approval ATTACHMENTS 1. Vicinity Map 2. Project Data Form 3. Summary of project revisions presented by the project Architect, Brick 4. Final Design Review Letter by The City s consulting Architect, Larry Cannon 5. Planning Commission Study Session Minutes from June 26, 2012 6. Public Comments on the Project 7. Response to Public Comments on the Negative Declaration
Page 6 of 6 ENVIRONMENTAL DOCUMENT: The Negative Declaration and Initial Study with the following attachments are available online www.cityofsanmateo.org/whatshappening. This environmental document was previously forwarded to the Planning Commission at the beginning of the public comment period which was February 4, 2013 through March 5, 2013. 1. Project Plans 2. Analysis of Greenhouse Gas Emissions 3. Arborist Report 4. Required Tree Planting Form, 5. Phase 1 Environmental Site Assessment Report 6. Traffic Memo by Hexagon Transportation Consultants, Inc. 7. Historic Report 8. Design Review Report (with project architect s letter of response/revisions) 9. LEED Checklist Silver CC: (AR and attachments) California Water Service Company CC: (email notification) Interested Parties