HomeMy WebLinkAbout07.03.97 Minutes
MINUTES
SOUTH SAN FRANCISCO PLANNING COMMISSION
July 3, 1997
CALL TO ORDER:
PLEDGE OF ALLEGIANCE
7:30 P.M.
MEMBERS PRESENT:
Chairman Romero, Vice-Chairman Padreddii, Commissioners
Barnett, Masuda, Sim, and Baldocchi.
Commissioner Teglia arrived at 7:35 p.m.
MEMBERS ABSENT:
None
ALSO PRESENT:
Planning Division:
Chief Planner
Act. Secretary II
City Attorney
Engineer Division:
Police Department:
Jim Harnish
Rosa Perez
Steve Mattas
Richard Harmon
Sgt. Ron Petrocchi
Sgt. Mike Massoni
APPROVAL OF MINUTES:
Motion- Teglia/Second-Romero: To continue June 19, 1997 minutes to incorporate Commissioner
Teglia's comments on telecommunication and his consternation with City Manager's Office.
ORAL COMMUNICATIONS
PUBLIC HEARING - AGENDA ITEM
349 Oyster Point Blvd., Trammel Crow by Dean D. Givas, Applicant (Boliden Metech, Owner)
PUD-97-018 (UP-97-018), Miti~ated Ne~ative Declaration No. ND-97-018
Planned Unit Development for development of a vacant 5.52 acre site with two buildings comprised of a
total of 105,000 square feet of research and development use, a use generating in excess of 100 average
daily vehicle trip ends, 24 hour daily operation, and parking allowed in the required rear setback, situated
in the Planned Industrial (P- I) Zone District.
Chairman Romero opened the public hearing.
Chief Planner Harnish presented staff report noting that staffhad extensive discussion with the applicant
on the follows issues: 1) Landscaping - There is substantial landscaping in the front of the site and the
proposed reduction on landscaping at the rear setback is to provide additional parking; 2) Access
driveway from Oyster Point Boulevard was substantially redesigned because of the terrain of the site. The
design is acceptable to Engineering and Planning staff: and to Fire the Department for emergency vehicle
access. Chief Planner Harnish explained that the Design Review Board (DRB) reviewed the project and
changes were made by the applicant to meet DRB recommendations. A Mitigated Negative Declaration
was prepared for this project.
Chief Planner Harnish referred to the memorandum to the Planning Commission dated July 3, 1997 and
explained that after meeting with the applicant, staff had further revised the conditions of approval as
follows:
. Planning Division:
Add a phrase to Condition A.3 for clarification as follows:
A.3. "The owner shall be responsible for installing the landscaping situated in the public right-
of-way (between curb and property line or sidewalk) and thereafter......"
Delete original Condition A.4 and add revised Condition A.4 to read as follows:
A.4 Prior to conlnlencenlent to grading activities, tlte owner sit all provide a copy of tlte
National Pollution Discltarge Elinlination Systenl (NPDES) pernlit issued by tlte
Regional Water Quality boarll
· Engineering Division Condition B.2: Chief Planner Harnish referred to Redevelopment Project
Manager's letter dated July 1, 1997, indicating that the funding issue could be resolved at a later
date, but staff feels the condition does not need to be modified.
· Police Department Condition C.4.g.: Chief Planner Harnish referred to applicant's presentation
for comments.
· Fire Department Condition D.4 Chief Planner Harnish referred to Fire Department's letter dated
July 2, 1997, and D. 5 - Fire staff indicated that fire hydrants requirements will be discussed in
detail at the Building Permit level.
Deleted original Condition D.4 and add modified Condition D.4 to read as follows:
D.4 Tlte applicant sit all attenlpt to provide a second, enlergency access easenlent or a clear,
driveable second entrance to tlte project. Applicant will install a second entrance,
secure tlte enlergency access or provide evidence to tlte Fire Departnlent of tlteir efforts
to obtain suclt access prior to receiving a pernlit to occupy any structures on site.
(refer to Fire Departnlent's letter dated July 2, 1997)
· Water Quality Control Department: Delete Condition E.4 - Chief Planner Harnish referred to
Water Quality Control, Source Control Supervisor's memo dated July 2, 1997, stating this would
be addressed at the TI stage.
Chief Planner Harnish concluded his presentation recommending adoption of the project and Mitigated
Negative Declaration.
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Mr. Sandell noted that all city staffhad been very helpful in the process
of this project. He described the company and its accomplishments
noting the Embarcadero in downtown San Francisco and the
rehabilitation of a trade center on Sneath Avenue in San Bruno near the
San Francisco Airport. He summarized the history of the site, noting the
metal scrap business ending in 1986. He explained that the site had
undergone environmental clean up to remove toxic materials from the previous businesses and had been
deemed clean by the local toxic agency and the Regional Water Quality Control Board, and ready for
development.
Aoolicant Reoresentative:
Bert Sandell, Managing Dir.
Trammell Crow Company
1241 E. Hillsdale Blvd.
Foster City, CA 94404
Mr. Sandell presented photographs of the site's terrain and described that the surrounding properties
were warehouses. He described the project as a two-story high profile building totaling 105,000 sq. ft.
with 3.5 parking stalls per 1,000 sq. ft. and a floor area ratio of 44%. They plan to add Building C and
foresee it coming before the Planning Commission within 6 to 9 months. He explained that the applicant
had certain contractual rights to the additional DeSalvo land adjacent to this site and are working with the
historical and environmental issues.
In response to some of their concerns on the security issues, Mr. Sandell presented a letter to the
Planning Commission dated July 3, 1997 addressed to Sgt. Petrocchi indicating their two phase proposal
for security conditions which read as follows:
1) During tlte construction pltase of tlte project, applicant will provide 24 Itour drive-by
security.
2) Upon occupancy by one or nlore tenant, a nlodified 24 Itour drive-by security progranl
will be inlplenlented Prior to suclt occupancy, Tranlnlell Crow Conlpany will subnlit a
security deploynlent plant to Sgt. Petrocclti for review and approval In tlte event a
tenant elects to directly enlploy security personnel on-site, tlte drive-by plan nlay be
anlended, subject to approval by tlte Police Departnlent.
Mr. Sandell also indicated that he spoke with Laura Mapes of the Fire Department and the conditions are
acceptable.
Mr. Sandell referred to Water Quality Control Condition EA. He explained that the applicant and the
WQC Department's have a verbal agreement concerning the pump to get the discharge up to the city
system in case of a temporary power outages the applicant will be providing tenants with a holding tank
sufficient for temporary use. In addition, if the tenant elects to provide an emergency power system for
their space, the applicant will connect that power system to the discharge pump so their emergency
power would service the pump.
Commissioner Masuda asked for an explanation when the applicant would be taking over the Desalvo
property. Mr. Sandell explained that they have two acres under contract at the present time, which gives
them nine months to investigate the environmental and feasibility of the project. They will try to finish and
bring to the Planning Commission in nine months. Commissioner Masuda recommended that when the
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third building is proposed, he would like to see a second access driveway. Mr. Sandell indicated the
proposed future access would accommodate large trucks and fire emergency vehicles. The limited truck
traffic will be mandated to use this access, but also open for regular passenger vehicles. The applicant will
obtain an easement with surrounding neighbors for the access.
Commissioner T eglia was concern that the applicant would not have any control of the size of a delivery
truck, i.e., whether a 65' truck make a right turn at the access driveway onto Oyster Pt. Blvd. without
jumping the curb. Mr. Sandell noted that they redesigned the driveway to accommodate the larger trucks.
Chief Planner Harnish explained that the applicant straightened out the road and made improvements to
the design of the driveway. He stated that the applicant will encourage the use of a truck route to go
straight onto Gull Road. The Engineering Division is satisfied with the redesign which worked out their
concerns at the time of the Negative Declaration was done.
Commissioner Barnett asked if the access driveway at Oyster Pt. Blvd. and Gull Road would have traffic
signals. Chief Planner Harnish answered in the affirmative. Commission Barnett was concerned if the
roads could handle the added traffic. Chief Planner Harnish noted that the widening of Oyster Point Blvd.
Project to a four lane road is in the future and with the third building proposed the second driveway will
most likely become the primary access since it would be a more functional access.
Commissioner Sim noted that the minimum practical turning radius for a 50' or 65' long truck is a 50'
turning radius. He indicated that the 45' turning radius, is good for a 33' long truck. He suggested 6% or
6.5% slope change on a parking area and place acceptable parking slope at the entrance area.
Aoolicant's Architect:
Mike Lindstrom
603 Montevista Avenue
Healdsburg, CA
Mr. Lindstrom explained they did look at combining the slopes to make the
parking area a little steeper. In conclusion, after all the research and
engineering, it was more important to the proj ect to keep the parking areas
down at 6%. Instead of going to 14% in short driveways and providing all
the proper curbs. He noted that they used a 50' truck simulator for the
circulation study.
Commissioner Sim noted a letter from their engineer regarding the slopes would be satisfactory and
recommended that delivery trucks come after regular business hours for the best circulation pattern.
Mr. Sandell, in noting the Commissions concerns, stated those important issues have been thought
through by the applicant and, given the complexity of the site, he agreed this was not perfect but to make
practical use of the land and to incorporate a useful property, they have done the best they can. He noted
they could put directional sign age at the traffic signal for larger trucks. Mr. Sandell agreed with the
recommendation to include in the tenants leases that deliveries be done after regular business hours.
Commissioner Teglia noted that the applicant had considered raising the project 4 feet but landfill costs
prohibited. He asked suggested that the applicant use the Terrabay excavated dirt as fill. Mr. Sandell
explained that timing is important, they need to be able to stock pile dirt and would prefer not to raise the
site further. Commissioner Teglia speculated if the applicant does not get the DeSalvo site whether there
could be an easement at the rear access. Mr. Sandell stated they would endeavor to obtain an easement
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since this would make the project more marketable and made reference to Fire Department's condition.
Chief Planner Harnish indicated that the Fire Department's condition requires that the applicant show
evidence of their efforts to acquire the easement, if the other phase of the project does not go through.
Commissioner Sim asked what the slope of the driveway would be if the alternative plan for the egress at
the rear of the project was done. Mr. Lindstrom explained that the easement would be on adjacent
property and estimates a 10' grade, but there is an existing road that DeSalvo uses.
Discussion on the landscaping continued. Mr. Sandell presented a site plan which showed the rear
landscaping where the applicant was asking for a reduction from 15' to 6', he noted it was the rear side of
the warehouses.
Commissioner Sim asked about the mechanical screen. Mr. Sandell explained they will have the height of
the mechanical screens cover the height of the equipment. These would be coming back to the
Commission as specific tenant improvements.
Chief Planner Harnish informed the Commission that the consultant that prepared the negative declaration
is available to answer questions.
Chairman Romero closed the public hearing.
Chairman Romero asked if Engineering Division had any concerns with the exit and the turn onto Oyster
Point Blvd. Engineering Development Review Specialist, Richard Harmon explained that the larger
trucks are considered rare and he believed the trucks would elect to go straight into Gull Road.
Discussion continued on the widening of the driveway. Mr. Harmon stated that they would have no
objection to widening the driveway, but Oyster Point Blvd. would be widened and there would be signed
truck routes to advise of the recommended truck routes. Engineering staff is not concerned with this
proposed site exit, and considering the terrain, the project is being reasonably developed.
Commissioner Padreddii felt this project would be an overall improvement to the area.
Commissioner Teglia asked Sgt. Petrocchi if the memo dated July 3, 1997 from staffhas all the changes
needed. Sgt. Petrocchi noted that the letter submitted by the applicant is sufficient, including his
conditions.
Motion-Masuda/Seconded-Sim: To approve Mitigated Negative Declaration ND-97-018 and Planned
Unit Development PUD-97 -018 based on the findings and subject to the amended conditions of approval.
The Motion passed with a unanimous roll call vote.
Commissioner Teglia reminded the applicant that dust control during construction is included in the
mitigation measures of the project.
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ADMINISTRATIVE BUSINESS
Items from Staff
Chief Planner Harnish informed the Commission of the Wireless Communication Subcommittee meeting
is scheduled for 5:00 PM, Wednesday, July 9th. The Mayor and Vice-Mayor will be Council's
representatives. He will have a memo prepared by the end of the day Monday for the Subcommittee's
review. Vice-Chairman Padreddii informed the Commission he would not be able to participate in the
Subcommittee. City Attorney Mattas clarified the process for a replacement for Mr. Padreddii and
cautioned not to have four Commissioners. Chairman Romero volunteered to replace Mr. Padreddii.
Chief Planner Harnish informed the Commission on the staff report to the City Council for the July 9th
meeting regarding the freight forwarding. City staff has met four times with business and property owner
representatives in the East of 101 area and worked out a proposed compromise from the original
proposed amendment that the Planning Commission recommended. In the compromise there is a
proposed three year period that the freight forwarding businesses can move around and expand to give
them some time for business planning. They would not be allowed to develop new land. The prime
objective of preserving the existing vacant land remains a key component of the compromise language.
They have identified the warehousing differently than freight forwarding, and so that it is clear that See's
Candies and Berkeley Farms are manufacturing and would not be affected by the proposed amendment.
The City has addressed the concerns of the people in the area, while preserving the intent and objectives
in the General Plan Amendment. The report was a group effort with City Attorney, Dyett & Bhatia,
Sedway Group, Finance Director, Director ofE&CD and Planning staff all participated. If the
Commission has any concerns before the Council meeting, Chief Planner Harnish would be available to
answer any questions.
Chief Planner Harnish asked the Commission for their direction regarding developer requests to contact
the Commissioners individually. Discussion continued on the pros and cons of Commissioners speaking
with developers individually.
City Attorney Mattas explained that the Commission makes two kinds of decisions, ajudicatory and
legislative. The legislative decisions involve general plan amendments, rezones, and planned unit
developments. In the legislative context it is appropriate, if Commissioners wish, to have contact out side
the meeting because they are not applying an existing set of laws to a particular project as they do at a
judicatory process. When they are creating a new law, as they do with a general plan amendment and
zoning ordinance, they do not have an obligation to disclose those contact in a legislative project. The
individual commissioners can choose to disclose their contacts when at the dais with an item before the
Commission, and that is up to the conscience of the individual.
City Attorney Mattas further eXplained that in a ajudicatory context, i.e., conditional use permits, and
variances Commissioners are not prohibited from the contacts, although the City Attorney's office will
recommend not to have them. However, Commissioners are required by law to disclose such contacts. If
a Commissioner talks to a developer before an ajudicatory issue comes before the Commission, the
Commissioner is obligated under law to disclose that he/she met with the developer and disclose the
content of their conversation, before the item is voted on. City Attorney Mattas advised that is it best not
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to have those contacts, to maintain the impartiality on the project for the benefit of the public. The public
will have the benefit of hearing the discussion when the Commission hears it and will have the
opportunity to respond and offer their comments. The Commission, as the entity hearing the information,
benefits from hearing each of the Commissioner's thoughts and questions with everyone's knowledge in
their area of expertise at the time of the hearing with the applicant present, which is important in an
ajudicatory capacity.
City Attorney Mattas agreed that a Commissioner should not make commitments outside the public
hearing meetings. If the Commissioners have contacts on legislative items it is permissible, but do it with
the interest of learning something about the project and he recommends the Commissioner disclose to the
Commission who they met with and what was discussed and learned. City Attorney Mattas noted that it
may not be necessary that the commission imposed by-laws on each others restricting to speak.
Chief Planner Harnish noted that staffwill take applicant's information and notify all the Commissioners
of their desire to talk to the Commission.
Items from Commission:
Commissioner Masuda noted that the PG&E lot on Linden @ Airport looks very nice. Chief Planner
Harnish indicated staff would send these comments to the City Manager's office.
Commissioner Masuda noted at Hickey Boulevard and El Camino Real is being used a dirt parking lot.
Staffwill check the area.
Commissioner Teglia asked that PG&E add a Itedge along tlte bare parts of tlte fence at tlteir property
at Gateway Blvd And East Grand A venue next to Drago Park. the hedges SUI I oundillg the lot needs
tr ilrnning. Staff noted property owners will be notified.
Commissioner Masuda indicated that across the street from the Conference Center there is a trash
problem. Staff will check the area.
Commissioner Sim informed that he received a copy of a staff report from the City of San Jose regarding
their telecommunication policy and will make it available to be copied for subcommittee.
Commissioner Baldocchi noted she had a copy of the City of Daly City's Staff Report on
telecommunication for the subcommittee's information.
Vice-Chairman Padreddii informed the Commission that he accepted the appointment to the San Mateo
County Harbor Commission and he would have to resign the Planning Commission effective upon his
appointment next week.
Chairman Romero noted that the cigarette flags are still displayed at East Grand Avenue need to be
removed. Chief Planner Harnish noted he would advise the Code Enforcement Officer.
Commissioner Teglia expressed his concern and the importance to have Code Enforcement and Fire
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Department attend the Planning Commission meetings. Chief Planner Harnish stated he spoke with Laura
Mapes of the Fire Department and will be meeting with Jim Kirkman of Building Inspection Division to
have some representation at the Planning Commission meetings, but they may not be available at all the
meetings. Commissioner Teglia asked if someone could attend at the next meeting to address the issues.
Commissioner Masuda expressed his concern with the circulation and parking at the East Grand and
Gateway Blvd. gas station, the no parking zones need to be painted red and vehicles leaving the pumps
have a difficult time exiting. Staff would check into the painting of the red zone.
Items from the Public: None
Adjournment:
Motion-Barnett/Second-Teglia: To adjourned to the Regular Planning Commission Meeting, July 17,
1997 rt 7:30 PM
')~'(\n" n
\ ,.j ~$jte,~-,/.' \ '" c.-~\&Lc(?
William Romero, Chairman
Planning Commission
City of South San Francisco
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