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HomeMy WebLinkAboutMinutes 1989-12-14 Mayor Richard A. Haffey Counci 1: Jack Drago Gus Nicolopulos John R. Penna ~Roberta Cerri Teglia AGENDA ADJOURNED REGULAR MEETING CALL TO ORDER: (Cassette No. 1) ROLL CALL: Joint study session with the Planning Commission for discussion and review of alternative scenarios for the Westborough/Gellert Specific Plan. MINUTES City Council Westborough Park Building 2380 Galway Drive December 14, 1989 ACTION TAKEN ADJOURNED REGULAR MEETING 7:40 p.m. Mayor Haffey presiding. Council present: Council absent: Drago, Nicolopulos, Penna, Te§lia, and Haffey. None. Planning Commissioners present: Boblitt, DeZordo, Mantegani, Matteucci, Warren, Wendler, and Zellmer Planning Commissioners absent: None. Director of Planning Smith stated that this contract with EIP had been signed in January 1989, and Mr. Gorney had been the staff planner; and Maureen Morton had taken over from Mr. Gorney when he left City employ. She stated that a presen- tation would be made by Michael Hitchcock and Ted Adams of EIP, and Mr. Jeurgin Fehr of Fehr & Peers Assoc. to explain the alternatives. She stated that the contract had been signed a year ago, but there had been delays, and this was the first meeting to present the information to either Body. Senior Planner Morton explained that the consultants had been working on the plan, addressing land circulation, land use and design, the site, collecting data, and formulating the alternatives, and the selection of one. She stated that the major property owner, Mr. Callan, had been involved in the process of develop- ment of the alternatives, and had pro- vided background and technical infor- mation regarding his site. She stated that the consultants had met with staff, Mr. Callan, and his engineer on 3/29/89 to review site conditions and previous 12/14/89 Page I Joint study session - Continued. concepts which had been developed for the site. She stated that after the meeting staff recommended that Mr. Callan provide an alternative to be included in the ana- lysis. She stated that Mr. Callan declined, and recommended that EIP meet with his engineer to get information on the alternatives - which they had done. Mr. Michael Hitchcock, EIP Assoc., questioned if the Council had received the previous reports submitted to the Planning Dept. that were not attached to the staff report. Mayor Halley stated that they had not. Mr. Hitchcock stated that the specific plan was a mechanism to take an area of land and incorporate it into a general plan. He explained that the specific plan was more detailed than the area of a general plan and could be an amendment to the general plan; and could be adopted with the zoning ordinance which the City tends to do. He stated that EIP Assoc. was developing this as an amendment, but it could be turned into an ordinance. He stated that the specific plan focuses: on land use and design; traffic and cir- culation; policy review; geological fac- tors because of the slope to the west of Gel lert; and infrastructures to handle development of the site were all in the scope of work. He stated that at one time Mr. Callan had suggested an economic analysis and a market study be done of the site, and the City sent a letter to him asking him to fund it - and he had declined, so it was not done. He explained some of EIP's delays on the contract had been due to his quitting EIP, going back to his own company and contracted his services to EIP; and the office being closed after the earthquake. He stated that the analysis looks at various concepts of development that 12/14/89 Page 2 AGENDA ACTION TAKEN Joint study session - Continued. could occur on the site. He stated that on the east side of Gellert there is a shopping center built out with structures and parking lots, and there was not room to put buildings to reconstruct the area. He stated that the west side that was undeveloped was difficult, because it was steep and benches up the hill, and spoke of the traffic volumes across Gellert to the side of the road. He stated that they had looked at infrastructures to see if there was ade- quate waste water to handle the site, and the answer was yes there was. He stated that they took a look at the geology of the site - the grading with two to one slopes, with benches. He stated that the soil was bedrock, and could be solid and it was a problem if they develop it with the slope and the side slopes as well. He stated that they addressed the traffic both existing and the new traffic counts due to Pak'N'Save, as well as the turning movements along Westborough and Gellert. He stated that there was adequate capa- city to handle development of the site, and proceeded to describe: the land use patterns of the area to the west that is undeveloped; the established uses in the developed areas; the residential area above Gellert; the utility easement running adjacent to the site; retail; zoning for the area; that it could be retail commercial with large footprints; various uses for the area could include senior care facilities or a hotel; divi- ding the undeveloped part of the land to the west into the low zone and the high zone; how they had constructed an analy- sis of land use that may be appropriate or inappropriate for those zones; pro- duced a matrix and a series of maps; looked at the various uses and rated each with the surrounding land use and traffic access. He stated that the basic conclu- sion was that the commercial area to the 12/14/89 Page 3 AGENDA ACT]~ON TAKEN Joint study session - Continued. east is highly suitable for the use being made. He stated that the area by Westborough was highly established commercial, and on the lower element would be retail commer- cial that would have direct access poten- tial for motels and hotels if there was an economic plan for that. He stated that residential would not be suitable because of the traffic volumes, unless it was multiple family dwellings. He stated that based on that data, they had come up with a series of alternatives dealing with different land density and the footprints on the site, and then had taken a look at the concepts that would be presented. He stated that after Council input on the alternatives, then a specific plan would be made with the design, traffic mitiga- tion, geological conditions and stan- dards, and infrastructure improvements necessary. He stated that there would also be an EIR that would focus on the five topics. Councilman Nicolopulos expressed concern that an economic basis had not been pre- sented or done, and felt that was the most important thing to have been done. Mr. Hitchcock stated that he recognized that as a restriction, and had tried to design the alternatives more loosely that would allow more flexibility. Mayor Haffey stated that there appeared to be confusion in Mr. Hitchcock's role, because he had left EIP in the middle of the contract. He questioned who had taken the lead role in the City which had allowed nine months to go by, and this superficial report being presented to the two Bodies. He stated that he found it insulting as a Councilman that the reason for the twelve months for a report was because some time was lost in the work schedule due to staffing changes in the 12/14/89 Page 4 AGENDA ACTION TAKEN Joint study session - Continued. firm, and EIP's office was closed after the earthquake. He stated that the contract was for $45,000 to complete the report, and understood why the City was criticized for hiring consultants. He stated that the staff report requested direction - yet there is no data to make a decision on, and he felt that this was one of the worst presentations he had ever seen by a consultant. He stated that he had high expectations recognizing the problems in traffic and circulation, and the existing problems with the development of twenty years ago; and the developer most affected is laughing at the Council. He questioned the staff supervision that occurred over the consultants. He stated that he heard that a staff transition had occurred with the consultants, and also had heard early on that there had been a staff transition with City employees. Director of Planning Smith stated that from the staff standpoint, this presen- tation should have occurred months ago - and yet we are not half way through. She stated that some choices could be made by the Council and Commission for the area. She stated that there could be some misunderstandings, because it was concep- tual, but perhaps they could explain how they intend to proceed from here. Mayor Halley questioned why Council did not have the August 1989 report that Mr. Hitchcock referred to. Director of Planning Smith stated that it was part of the administrative record and only distributed to the staff. Planning Commissioner Mantegani stated that the Commission was expected to make a decision on one of the alterntives, yet they had little input or information to assimilate to make an intelligent deci- sion. 12/14/89 Page 5 A G E N D A A C T I 0 N T A K E N ;~i.~.L~,q~ 1. Joint study session - Continued. Councilmember Teglia questioned if the concept of redevelopment of the area had not been presented to the consultants, wherein some of the shopping center is removed to accommodate some other kind of access into Westborough. She stated that she did not think the developer would have come into the City with these types of footprints, and didn't want any one to think that the City would entertain another such density to occur. She stated that the Council recognized that the developer had a right to deve- lop, as well as the problems that the neighborhood experienced. She stated that the Council was looking at ways to bring it all together - which this did not do. Councilman Nicolopulos questioned the consultant's timetable for this work, and when the Council was supposed to vote on the matter. Director of Planning Smith stated that originally this stage was supposed to be completed in May, and the Bodies were supposed to give direction tonight. Councilman Nicolopulos questioned what would take place if there had been Council action in June. Mr. Hitchcock stated that EIP would have gotten the preliminary plans and started the detail work. Director of Planning Smith stated that the data was to have been compiled in May by EIP, and by June the alternatives were to be generated; workshops were to be held by the middle of June; Phase 3 was administrative, based on Council and Commission action; and the ultimate time table was December. Councilman Nicolopulos pointed out that the consultant was six months behind, and did not want the firm to proceed in a hasty manner because of the delay. 12/14/89 Page 6 A G E N D A A C T I O N T A K E N ,'.~: Joint study session - Continued. Mayor Halley again expressed his disappointment, and stated he was not clear on where staff dropped the ball. Director of Planning Smith stated that staff did make a number of phone calls to the firm, and understood that they were making staff changes and another person was working on it. Mayor Halley stated that because Council had recommended that a consultant be used, perhaps this had not been a high priority to staff and the supervision had been less than if staff had recommended a consultant be used. Director of Planning Smith stated that there were eleven staff comments on the document that had gone back to the firm, which indicated that staff was keeping up on it. She stated that it was a little indefi- nite in starting out in what the product was to be, and could not say if this was what staff was expecting for the alter- natives nor Was she satisfied, because she expected it to be more comprehensive. Mayor Haffey stated that the Director should have reflected that in the staff report. Director of Planning Smith stated that three firms had been interviewed, and staff felt that this firm came the clo- sest to coming up with the specific plan. She stated that the City Manager had asked what do we do, and she had recom- mended that we don't go back and start again. Mayor Haffey stated that it was unfair for Council to be asked to provide direc- tion based on this information. He stated that this was a $45,000 contract, and questioned if the full amount had been expended. 12/14/89 Page 7 AGENDA ACTION TAKEN Joint study session - Continued. Director of Planning Smith stated that a third of the amount had been expended. Mayor Halley stated that he expected that the City would not be paying further monies on this contract. He stated that there should have been more back-up infor- mation provided. Director of Planning Smith stated that there was more back-up information on parking garages, but was not sure that was appropriate for the site which a market analysis would show. She stated that one of the things that had appealed to the Council when the proposal came in was that there was to be computer drawings on the buildings as to how it would look. Councilman Penna questioned if the staff, in choosing a consultant, had options presented for an economic or market study by the firms. City Manager Armas stated that the draft proposal had been presented to the Council to make sure it examined the areas contemplated, however the economic or market study was not included. Councilman Penna stated that from what he had heard it will never work without an economic and market study, because a per- son was not going to put the money on the line. He saw it as a major dollar pro- ject and no one knew where the source of revenue was coming from. Director of Planning Smith stated that the costs were up to the developer. Councilman Drago stated that he understood that due to staff changes there was a loss of control, and questioned if at any point in the last ten months anyone had said to the con- sultants that this was not acceptable. He stated that it bothered him to have gotten this far without getting what the Council expected. He stated that the 12/14/89 Page 8 AGENDA ACTION TAKEN Joint study session - Continued. Council could have been privy to the ana- lysis, because he remembered before when Mr. Callan had provided studies and analyses. Mayor Halley stated that Councilman Nicolopulos had suggested that the con- sultants use Mr. Callan's documents. Councilman Drago stated that he suggested using the consultants to settle this problem with the owner without jeopardizing the integrity of the neigh- borhood. He stated that he still felt that the City had lost control at the staff level. Director of Planning Smith stated that staff had realized six weeks ago that the work was not done, so staff kept after them and this document was received which had more to do with what would go in the EIR. Councilmember Teglia stated that the report did not address: neighborhood con- cerns; looking for new egresses, perhaps by the removal of a building; and looking at a redevelopment of the area. She questioned if Council concerns had not been communicated to the consultants by staff. Mr. Hitchcock stated that the concerns cited had not been communicated. Planning Commissioner Mantegani stated that the consultant had been instructed to maximize the use of the site, and he did not think that the sensitivities and problems in the neighborhood had been conveyed to the developer; and had maxi- mized the site for the developer, which was not the thrust. He stated that this had been commissioned because of the problems in the area and its density, and he too was very disappointed. Planning Commissioner Warren expressed concern over the lack of information on 12/14/89 Page 9 AGENDA ACTION TAKEN .... 1. Joint study session - Continued. Adjournment of Planning Commission Meeting: Closed Session for the purpose of the discussion of personnel matters, labor relations, property negotiations and litigation. RECALL TO ORDER: ADJOURNMENT: RESPECTFULLY SUBMITTED, Barbara A. Battaya City of South San Francisco the traffic problems, as well as not being able to see Mr. Callan's plans for the area after the consultant had met with his engineer. Director of Planning Smith stated that Mr. Fehr was present and could answer questions on circulation matters. Mayor Haffey stated that he could address the Council at a later time after first providing written information that could be reviewed. He stated that this matter would be referred to a subcommittee with two mem- bers of each Body. Planning Commission Chairman Zellmer stated that he was in agreement with the Mayo r. M/S Warren/Mantegani - To adjourn the Planning Commission meeting. Carried by unanimous voice. Time of adjournment was 8:38 p.m. Council adjourned to a Closed Session at 8:38 p.m. to discuss the items noticed. Mayor Haffey recalled the meeting to order at 9:40 p.m., all Council present, no action taken. M/S Teglia/Penna - To adjourn the meeting. Carried by unanimous voice vote. Time of adjournment was 9:41 p.m. APPR~OVE, D. / .,, ! t' C'ty of South S~-~Fr~isco 12/14/89 Page 10 A G E N D A A C T I 0 N T A K E N ,, ;.~ The entries of this Council meeting show the action taken by the City Council to dispose of an item. Oral communications, arguments, and comments are recorded on tape. The tape and documents related to the items are on file in the Office of the City Clerk and are available for inspection, review and copying. 12/14/89 Page 11