Title
Master Sign Program and Design Review for a previously approved 139,539 sf life science building and parking garage located in the Business and Technology Park (BTP) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code and determination that the project is categorically exempt from CEQA. (Christy Usher, Senior Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission determine that the Master Sign Program (SIGNS22-0013) for a life science campus located at 340 Roebling Road is categorically exempt from CEQA per Section 15311, Class 11 and approve the project based on the proposed findings and subject to the proposed conditions of approval.
MOTION TO ADOPT STAFF RECOMMENDATION
(1) Move to determine the project is exempt from CEQA and approve the Master Sign Program subject to the attached findings and conditions of approval.
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BACKGROUND
The Planning Commission and City Council previously approved the entitlements for a new life science campus located at 340 Roebling Road consisting of an approximately 139,539 sf life science building and parking garage. The project is currently under construction and completion is anticipated by the end of 2023. Conditions of Approval for the project required that any future signage for these projects was subject to separate review and approval.
DISCUSSION/ZONING CONSISTENCY ANALYSIS
South San Francisco Municipal Code (SSFMC) Section 20.360.010 (Master Sign Program) states that the purpose of a Master Sign Program is to provide a method for an applicant to integrate the design and placement of signs within a project with the overall development design to achieve a more unified appearance.
The proposed Master Sign Program is consistent with the high-quality materials, design, and character of the building. The signs will be constructed of architectural grade glass and metals such as stainless steel, aluminum and blackened steel. Wood and stone are also proposed. The proposed signage will be well-integrated into the project components and will provide clear wayfinding to and within the site for multiple modes of transportation. The proposed signage in the Master Sign Program will be of an appropriate scale and location, and will be consistent with the character and quality of the campus and wayfinding signage.
In summary, the applicant is proposing the following sign program for 340 Roebling Road campus (Plan Set included as Attachment 2 to this staff report):
Monument Signage
The applicant is proposing one monument sign located at the building entrances along primary roads to direct visitors to building entrances. Dimensions of the monument sign are 12 feet long by 36.5 feet tall and will not exceed 55 square feet in area.
High Rise Signage
High rise identification signage is also proposed at the building roofline to identify the major building occupants from a greater viewing distance. Fabricated stainless steel individual internally illuminated channel letters are proposed. The proposed high rise identification signage is 21 feet long by 5.5 feet tall and will not exceed 121 square feet in area.
Wall Signage
Wall signs are proposed on the building façade to identify the major building occupants at street level. The maximum signage area of these are not to exceed 25 square feet at approximately 12 feet long by 2 feet tall.
Various directional, identification and regulatory signage is also proposed such as:
• Vehicular Directional Signage to direct visitors to major campus destinations and visitor parking.
• Plaza Identification Signage located at the entry plaza outside of the building.
• Parking Identification Signage located near the parking garage entrance.
• Regulatory Signage to direct visitors to major campus designations and visitor parking.
DESIGN REVIEW BOARD
The Design Review Board (DRB) considered the master sign program on June 29, 2022. The DRB supported the Master Sign Program as proposed. The Board members specifically supported the scale of the signage. The DRB suggested that the applicant add a protective element at the base of the signs to protect them from getting damaged. In response the applicant has incorporated a 4” wide mow strip which will be placed around the base of the applicable signs.
GENERAL PLAN CONFORMANCE
The Project site is part of the East of 101 Planning Sub-Area as defined by the City of South San Francisco’s General Plan. The site’s General Plan designation is Business Technology Park/Coastal Commercial.
The Project is consistent with the guiding and implementing policies in the General Plan as it has been designed to promote campus-style uses, such as biotechnology, high-technology and research and development uses. The signage material, color, style, and placement will be functional, informational and compatible with the urban character of the East of 101 Area. The Master Sign Program will not result in any substantive changes, and the overall project will remain consistent with the intent and purpose of the East of 101 Area Plan.
ENVIRONMENTAL REVIEW
The project proposes signage for an existing approved and CEQA cleared project. A categorical exemption for onsite signage per CEQA Section 15311, Class 11 applies to this Master Sign Program.
CONCLUSION
The applicant has worked with staff and the DRB to create a thoughtful, balanced and high-quality Master Sign Program for the Business and Technology Park at 340 Roebling Road that is in scale with the building, compatible with the urban setting and functional for those visiting and utilizing the campus. Staff recommends that the Planning Commission approve the Master Sign Program application, per the draft Findings and Conditions of Approval.
Attachments
1. Design Review Board Comment Letter
2. Submitted Plan Set
3. Draft Findings and Conditions of Approval