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HomeMy WebLinkAbout03.18.99 Minutes CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE March 18, 1999 CALL TO ORDER / PLEDGE OF ALLEGIANCE The meeting was called to order at 7:35 p.m. ROLL CALL / CHAIR COMMENTS MEMBERS PRESENT: Chairperson Honan, Vice Chairman Sim, Commissioner Romero, Commissioner Baldocchi, and Commissioner Teglia MEMBERS ABSENT: None ALSO PRESENT: Planning Division: Jim Harnish, Chief Planner Consultant Planner Knapp Adam Lindgren Richard Harmon Ray Honan Assistant Fire Marshal Richard Johnson City Attorney: Engineering: WQC: Fire Prevention \B uilding: AGENDA REVIEW Chief Planner Harnish stated that Debbie Kern would be giving a review of the fiscal analysis prior to the Terrabay item. ORAL COMMUNICATIONS Chairperson Honan stated that there were two Commissioners that would be appointed and were going to join the rest of the Commission at the next meeting. CONSENT CALENDAR 1. February 4, 1999 minutes Commissioner Romero asked the clerk to review the tape for page 6 of 22 to be sure his comments were stated correctly. Motion Te2lia / Second Romero. Approved by unanimous voice vote. PUBLIC HEARINGS - AGENDA ITEMS 2. Claude P. Nichols/owner Ping Hsu/applicant 294 Hillside Blvd. GP, RZ, PM, PUD-99-011 and Categorical Exemption Class 3 Section 15303 G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 1 of 12 (Case Planner: Steve Carlson) General Plan Amendment to change the landuse designation from Commercial to Residential Medium Density, change the zoning from Retail Commercial to Medium Density Residential, Planned Unit Development for 3 townhomes, and Tentative Parcel Map to create 3 lots. Item to be continued off calendar. Motion Sim / Second Te2lia to continue the item off calendar. 3. Terrabay Phase II Project Description The proposed project consists of 135 single-family detached dwelling units referred to as the "Woods" neighborhood and 154 duplex and triplex units known as the "Point" neighborhood on approximately 53 acres. No development is proposed for the "Commons" neighborhood. The area is the proposed residential portion of Terrabay and is commonly referred to as Terrabay Phase IT. The application includes a request for a Mitigation Monitoring Program; a Specific Plan Amendment; zoning ordinance amendment; Precise Plan approval; vesting tentative map approval; conditions, covenants and restrictions approval and approval of an amended and restated development agreement. The Planning Commission will make a recommendation to the City Council on the afore mentioned entitlement requests A Supplemental Environmental Impact Report was prepared for the project and certified by the City on February 17, 1999. Debbie Kern proceeded to give a presentation on the Terrabay Fiscal Impact Analysis. She stated that the purpose of the assignment was to identify potential impacts of the project on City revenues and costs, to determine if the project generated fiscal revenues, and to determine if fiscal revenues from the residential component are sufficient to offset City residential service costs. She proceeded to describe the project by residential, commercial, and public improvements. She addressed the key findings in the residential portion of the project, net fiscal impacts, annual General fund revenues, and stated that the Capital Improvement benefits to the City would be approximately $320,000 per year. She showed the composition of revenues to the year 2003, which were Fines and Forfeitures 1 %, Transient Occupancy Taxes 20%, Property Transfer Taxes 2%, Property Taxes 35%, Franchise Fees 4%, Sales Taxes 16%, and Other Revenues 22%. Commissioner Romero asked if the projections were made on public or private streets. Ms. Kern stated the information was based on the plans that were both public and private. Consultant Planner Knapp gave the staff report. Assistant City Attorney Lindgren stated that the Development Agreement is specifically to Phase IT, and it includes certain obligations related to Phase I, which have not yet been completed. This is a Restated and Amended Development Agreement. He stated that the objective was to recreate the document so it would fit Phase II. He pointed out Exhibit D and described various issues on it, in regards to grading, irrevocable letter of credit that is a fee to improve hook ramps in the amount of $8.5 million. Exhibit D also sets out improvement obligations of the applicant and describes how and when the obligations need to be satisfied. He added that the CC&Rs were in set form with the Phase I, CC&Rs. He stated that he has gone through the CC&Rs and given the City the authority to enforce critical provisions. He addressed the originally proposed Commons area and stated that the long-term goal is the transfer and maintenance responsibility to a public entity. The applicant stated that including this area would increase the fees of the Homeowner Association. The City is recommending that that after six months of the effective date of the Development Agreement the applicant would submit an offer to dedicate "Commons" to the County or the City. He also stated that he had reviewed the Bylaws and the Articles of Incorporation and that they were consistent with the code. G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 2 of12 Commissioner Teglia stated he had reviewed the CC&Rs, which have the standard things, that the associations can compel individual property owners to maintain the landscaping in front of their homes. He asked if the association couldn't do it, could the City enforce it. Assistant City Attorney Lindgren stated that he is certain this was in the CC&R's and he would check on it. Commissioner Teglia asked about the "Commons" and was concerned about the maintenance cost. He asked if the County had an interest in that property. Assistant City Attorney Lindgren stated that yes the County does have interest in it. Leslie Temple, Vice President of Nuvis, presented her group Linda Thompson, Project Manager; Dave Kaplow with Pacific Open Space Environmental Planning and Restoration. Linda Thompson stated that the challenge in developing a plant palette is working with the existing site conditions, and meeting client and community needs. Being that the project was at the base of San Bruno Mountain it is grassland, and has very rocky steep slopes. She added that they looked at what was planted in Phase I and used some of the plants that grew along with the additional native plants moving towards the upper portion of the mountain. The architecture was also softened around the neighborhood, and maximized some views for the people around the neighborhood. They also created open space pockets that allows landscaping to go further up into the site to give a green edge, and not have a solid row of houses. Commissioner Sim asked if the landscape architects had a three-dimensional picture. Ms. Thompson stated that there was a rendering that the architect and Nuvis had prepared. She proceeded to show a picture of the area and the trees with shrubs around the area with five to ten years growth. Vice Chairperson Sim appreciated that the trees were put in and he thought it reinforced the architecture. Ms. Thompson added that they had tried to put more columnar trees that would stand out past the architecture. Chairperson Honan asked if the native trees would be planted with the other plants. Ms. Thompson stated that there would be native trees. She proceeded to name some of native trees from a list of trees. Commissioner Teglia asked the applicant if the landscaping was possible. Ms. Thompson stated that yes it was possible because in some areas they are going to do some grading, and over excavate to bring in better topsoil. She added that they have to work with what is native to the area. Commissioner Teglia asked if the high winds in the area were taken into consideration. He added that smaller trees are not sturdy enough to handle the wind. It would be easier to start with larger trees they have better chance. Ms. Thompson added the wind was taken into consideration. Also stated that actually the smaller the tree the stronger the trunk & roots. Commissioner Teglia stated that in an ideal situation a smaller tree will develop into a stronger tree but on the mountain, where there is a large amount of wind, once the trees are grown they end up being deformed even with a better root system. G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 3 of 12 Ms. Thompson stated that putting in a larger tree wouldn't be stronger in the wind and that 15-gallon trees can be double staked. She added that the double staking can't be too tight because it will weaken the growth. Ms. Temple added that if a smaller size tree is planted, it promotes a faster root growth, and if they plant from a larger tree it is hard to have the larger roots adapt to the environment.. She stated that the smaller trees are good for the area because of the high winds and this way the trees would have a firm hold. Commissioner Baldocchi inquired how tall the trees would be at maturity and how long it would take to get to that height. Ms. Thompson stated that the trees would be 60:!: feet, and it would take about 30 years or less. Commissioner Baldocchi asked who was in charge of the replacement if the plants die and can't take the wind. Ms. Thompson replied that it would be the responsibility of the Homeowners' Association. Commissioner Honan asked if there was going to be any landscaping in the blank area between two rows of trees. Ms. Thompson stated that it would be hydroseeded, and proceeded to name some plants that would be planted. Chairperson Honan asked if anything of height would be in the area. Ms. Thompson stated the Toyon, which is shrub like and low growing is natural to the area. Dave Kaplow, Landscape Architect, added that the native landscape would mostly be grassland with 10% of it covered with shrubs. The shrubs are going to be two to three feet in height, and in clusters in the canyon. Ms. Temple stated that there would be some variation in the height and that it would not be flat. Commissioner Romero stated that they are concerned with the bare area. Mr. Kaplow added that in that area there are going to be small amounts of soil that are caught in the rocky areas. Commissioner Romero stated that the Commission wants to see a ground cover transition between the lower and upper areas. He asked about having some kind of irrigation. Mr. Kaplow stated that in natural areas they have to depend on the rainfall. In some places a temporary irrigation system might be required where it looks like it will dry out faster. Ms. Temple stated that irrigation is a problem because of the equipment. She also stated that there is potential for erosion. She stated that nothing would grow on rocks and that if something were to grow it would have already grown with the birds dropping seeds on that particular area. Chairperson Honan expressed confusion with not being able to plant in that particular area, given that the mountain is all rock. Ms. Temple stated that they are suggesting planting trees in the lower portion and in the upper area they will have topsoil put in to be able to plant. Chairperson Honan stated that if they are able to bring in topsoil why couldn't they put netting in or something for erosion control. She does not want to leave it vacant and thinks it is too bare. G:\File Cabinet\O Id PC\working\minutes\1999\031899.doc Page 4 of 12 Ms. Temple stated that they had studied different ways on how the net was to be held because of the slope and the hillside. There is some vegetation coming back because seeds will find areas in rocks and they will grow. She stated that trying to force soil onto the rock is not going to hold and that they need a binder for it to hold. Chairperson Honan asked for a clarification on how they can landscape it by building into it, but if it is left natural it cannot be landscaped upon. Ms. Temple stated that a sight has to be buildable and there is some ability for buffer for that area. Chairperson Honan asked if anything could be placed on the mountain other than the natural seeds. Ms. Temple stated that there is nothing that can be placed in that area. She added that they had looked at different possibilities regarding hydro seeding with the special binder having the best chance of survival. Commissioner Baldocchi suggested that a condition for landscaping should be added for City Council's consideration. Chairperson Honan asked how it is decided to stake a tree. Ms. Temple stated that it is standard practice to stake a tree and support the structure for a growth period. Vice Chairperson Sim asked if there was another way that there can be more landscaping above and below to capture the area. Ms. Thompson stated that they had to go in and redo the landscape at the bottom of the Point. Vice Chairperson Sim stated that the Commission needs to see that the area is green and it needs more landscaping. Commissioner Teglia stated that lush greenery is shown in the pictures now, which is what it should look like in ten years, and he feels that it will be not be so green but will look very bare. Assistant City Attorney Lindgren answered Commissioner Teglia's and stated that yes the City can enforce the homeowners to keep up the landscaping of their homes. Mark Day, Architect, stated that at the last meeting the Commission asked for an exhibit showing the backside of the downhill duplex. They worked with staff to raise plate lines, gable ends, gable side ends, a second wall of framing was added, metal railings, decorative surrounds around the windows, and a lot of detail as well as breaking up the massing. Commissioner Teglia asked about the houses behind the other rows. Mr. Day stated that those have been in other drawings that the Commission has seen before, and that they are all computer generated. He proceeded to explain how the back row of houses would not be seen because of the line of sight angle. Commissioner Baldocchi asked if all the duplexes would have the detail. Mr. Day stated that all the duplex units would be consistent throughout. Commissioner Baldocchi asked for the architect to describe the detail around the windows. Commissioner Teglia stated that they gave a five-foot increase in height which allowed them to change the rooflines, he asked if it not only happened in the Point but in the Woods also. G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 5 of 12 Mr. Day stated that it was correct, the five-foot increase applies to the Woods also. Commissioner Baldocchi asked Mr. Day to explain the detail around the windows once more. Mr. Day stated that they tried to address concerns and added metal railings, metal pot shelves, additional detail on foam surrounds, and color blocking, which are extra layers of stucco. Commissioner Baldocchi stated that this was done in the front of the building and asked about the front and back sections. Mr. Day stated that those have not been addressed. Commissioner Baldocchi expressed her concerns about the designs being very institutionalized. She stated that she drove around Terrabay Village and saw that they had very little detail. Recess called at 8:50pm Meeting recalled to order at 9:00pm Chairperson Honan opened the Public Hearing and stated that all speakers would have five minutes to speak. Ross Crippen, 68 Randolph, stated that he hasn't heard anyone say that Phase I is aesthetically pleasing. He added that the new plans do not look like they did 11 years ago. He asked the Commission to consider taking another road and not approving this project. He stated that this is development and it is not redevelopment. He stated that the land is going to be ruined if it is built on, and it cannot be brought back to the way it used to be Michael Hitchcock, 1508 Redwood Ave RWC, stated that he was commenting on the Fiscal Impact Analysis. He added that the document is inadequate. The analysis shows that the City will have a net operating deficit over a 20- year period. It also shows that the benefit will be offset by the benefit of some capital improvements that the developer is paying for. He addressed some of the reasons why those things overstate the revenue and understate the costs. Jackie JeW, 434 Hemlock, was also concerned about the Fiscal Impact Analysis and the deficit of $1.6 million is too much to put on the taxpayers of South San Francisco. She stated that the benefits include a new Fire Station, Police Cars and it stated that the improvement benefits would be done per year. She also asked for a model that the Commission had requested at the last meeting. She asked about the American Disabilities Act and how the City is complying with this. Perry Matlock, 300 2nd A venue #5, San Francisco, asked City residents how they felt about the development, and he did not get a positive remark. He fears that once Phase II is approved the City is going to need a tax base to provide for municipal services. He addressed the issue about approving Phase II and this leading to the approval of the Phase ill. He asked the Commission to consider denial of Phase II. lIma Bates, 167 N. Spruce A venue, stated that she is disappointed with Phase I being approved because of the dust, noise and traffic it created. She wants to be able to raise her children in South San Francisco and does not want the rest of the mountain having a massive amount of buildings. She wants the Commission to save the mountain and not approve the project. Amanda Garcia, 165 N. Spruce A venue, stated that the erosion on the mountain is horrible, and that it cannot be stopped. She urged the Commission to go with an engineer to study the soil. G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 6 of12 Del Schembari, 321 Altamesa Drive, read a letter from Caleb Kleppner stating that he was against the project, which asked the Commission to approve the project if it is going to improve life in South San Francisco. Mr. Schembari asked for staff to explain what will happen at the meeting and if it is going to voted on. He asked what the natural state of the Point was, and if it has always been rocky or has there been grading on it already. He also asked about the model that the Commission asked for at the last Terrabay meeting. He asked what the buffer is going to look like in between the point and Phase III. Jan Pont had been to the doctor's office earlier and yielded her time to Dan Shattuc. Dan Shattuc, 907 W. Cardinal Drive, asked Commissioner Teglia if he received his packet a week in advance. Commissioner Teglia replied that yes he had. Mr. Shattuc stated that he did not receive it until Monday night, which did not give him time to review the documents. He added that the public needs a model to see how things look. He stated that the mountain is contains endangered species and they want to protect it. He stated that the mountain is being destroyed by building on it. He commented on wetlands, and asked Chief Planner Harnish if the streambed alignment issue with the State Fish and Game Department had been discussed. Chief Planner Harnish stated that it was the responsibility of the applicant and not of the City. Mr. Shattuc stated that 4,450 feet generates wetlands at .25 and the water rolls off the mountain and those areas are all over the place. He then addressed the Fiscal Analysis Report, and that there is an investment of the City funds. He added He stated that the geologic areas around the Bay Area are similar. He stated that housing is not matching to the jobs that are being brought into the area. He thought that it was ill conceived, but the Planning Commission is looking out for the City residents. Cindy Marcopolus, 106 Sutton Avenue, stated that they have never heard anyone opposing the project from the City. She added that there is over-development in the City and proceeded to name some major projects. She addressed the issue about Pine trees and the Bark Beetle attacking such trees. She added that the developer has given South San Francisco a fire station and a recreation center. Priscilla Liendo, 30 Escuela Drive #8, Daly City, gave a brief history of how she came to the City. She related a walk that she took, and noticed how crowded the development is starting to look. She stated how beautiful San Bruno Mountain is and that there are all types of species on the mountain that may become extinct. David Schooley, P.O. Box 53, Brisbane, stated that he knows the Commission is going to vote for the project. He added that he cannot do or say anything about the final decision. He related on how he took 15 kids up in one of the canyons and removed some of the plants. He added that the mountain is disappearing because of greed and power, and that the government offices should take care of these things. Public Hearing closed. Commissioner Baldocchi asked for information on the wetland issue. Chief Planner Harnish replied that the applicant has applied for a 404 permit, which allows them to remove some wetlands based on a mitigation plan. The current status is that the original plan was that wetlands would be enhanced and improved. The current proposal before the Corps is to pay an in lieu fee that would be used on a wetlands enhancement project in Pacifica. Commissioner Baldocchi asked if the wetlands on San Bruno Mountain would be mitigated with a fee that would go towards Pacifica. G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 7 of12 Chief Planner Harnish reaffirmed that and stated that it was the current proposal. Staff has indicated to the applicant that the City does not like the proposal, and there is a meeting tomorrow with applicant's biologists, the biologist that worked on the TelTabay EIR, a biologist for Thomas Reid Associates who oversees the HCP, and a representative from the Army Corps of Engineers. Mitigation should occur within the water shed and the City of South San Francisco. Should these options not be feasable they would support watershed mitigation. The money would be used for the planting and the restoration of wetlands in Pacifica. The City does not support this alternative. Commissioner Baldocchi stated she and Chairperson Honan discussed possibly building wetlands around the basins and asked if this was going to be explored at all. Chief Planner Harnish stated that the applicant's representative and their biologist have looked into that and believe that it is not feasable. He stated that the process of wetland mitigation can be complex and that it cannot be decided that a wetland can be put anywhere. The soil and hydrology have to be present. Commissioner Baldocchi asked about the fire turnaround adjustments. The Commission and staff entered into discussion on the fire turnaround. Assistant Fire Marshal Johnson gave the Commission some information on how it was resolved. The CC&Rs were to be modified and homeowners were not to park in the fire turnaround areas. Chairperson Honan asked what the mitigation program going to do for dust control, and how staff will make sure that it does not bother the neighborhoods like it did in Phase I. Staff and Chairperson Honan entered into discussion on how the dust control was going to be monitored, and Chairperson Honan was informed that at it was included in the EIR and the Mitigation Monitoring Program. It required for a person to be monitoring the dust. The issue on a water truck being around for a 24-hour period and when it would be operating. Consultant Planner Knapp added that the EIR specifies that notices be mailed in the area with a construction schedule. Commissioner Teglia asked about compact garages and if it was a new concept or if it was always in the plan. Consultant Planner Knapp replied that it was not a new concept in Phase II, but in Phase I there was shared driveways. She explained how in Phase II they tried to have individual driveways that would be a minimum of 18 feet away in length; and two car garages would be a minimum of 20 X 20 feet except for the Woods floor plan #3 which would allow one compact space and two standard stalls at 20 X 20. Commissioner Teglia stated he was torn on the project and the original plan was to preserve a large portion of the mountain by allowing development at the base of the mountain. He added that he had an issue with the Point, and can see the Woods blend in with the rest of the development. He stated that the original proposal did not have the homes wrapping around the area and without the residential being in front of the commercial. He added that this Phase has been moving very slowly and looks at it as a new proposal. He added to Commissioner Baldocchi's point on detail, stating it does playa big factor to have the detail around the building. Chairperson Honan stated that she is not happy with the turnout of the landscaping. She is being told that nothing can be done with the mountain. Vice Chairperson Sim stated that he is also struggling, and had first come in with a positive attitude. The Commission asked for things that would give the Commission a compelling argument to approve this. A model would give people, who are critical of the project, an objectifying element that would allow them to make a good decision. He added that this is a major site in the City and that the applicant has an outstanding architect. He stated that he is not convinced to make a decision. He stated that he does not have information from the applicant that his issues have been discussed. He then suggested that the meeting would have to be continued. G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 8 of 12 Commissioner Romero stated that he is at a loss with the difficult project, and that he has struggled with his decision. He added that the Commission is not a decision making body but an advisory body. The Commission can give the City Council their opinions and not delay the process. He added that everyone should vote on this project whether they are for or against the development and recommend this to City Council. He has concerns with the Fiscal Impact Analysis. The applicant has improved the original proposal and the Commission has done all it could do. The Commission should leave this to the Council. He recommends approval to Council. Commissioner Baldocchi added that if the Commission wants to go forward and they should discuss the recommendations that will be sent to Council. She would like to recommend to have the applicant provide more detail on the facade of the houses in the whole development. Chairperson Honan agrees with Commissioner Romero and this has gone on long enough. The Commission has asked and has gotten responses to some comments. The proposal that the Commission has before them is what they have come up with and recommends that they go forward and send it to the City Council. Commissioner and is torn because he is for development but has a problem with a portion. He can see making a motion to deny()~ make a motion to approve with the Point deleted. He added that Council has the to delete that and it. He asked if the Commission wants to do this as a whole. Commissioner Baldocchi stated that the Point was bothering her too. If the Point is approved, the recommendation to the Council should be intensify landscaping around that area Commissioner Romero stated that the decision of the Commission is based on their own personal preference, whether they are for or against the project. Vice Chairperson Sim added that his problem is with some of the way in which he needs to be convinced to go to the next level. He has problems with the way it was presented. He suggested that it be kept as Phase II with Point and the Woods, and ask for the City Council to look at those areas further. Assistant City Attorney Lindgren relayed to the Commission their scope of approval. The Commission has authority to recommend denial, approval, or modification. The modification could be minor by an addition or amendment to a condition. This could also include a major modification as suggested by Commissioner Teglia. Chairperson Honan once again stated that she agreed with Vice Chairperson Sim and Commissioner Romero. She suggested that the motion be recommended to Council regarding the landscaping. Commissioner Teglia stated that a lot of the landscaping is based on trying to hide some of the buildings. He would change the development to take the hill back. Commissioner Romero stated that redesigning the project would not solve the problem that is before the Commission. The solutions to these problems should be discussed at the Council level. Commissioner Teglia suggested that the Commission recommend approval upon the upgrading of landscaping. Chief Planner Harnish recommended that if the Commission is satisfied with the project but unhappy with the landscaping plan, the Commission can have a condition that the landscaping plan be revised. Commissioner Baldocchi asked about the detail on the buildings. Commissioner Teglia suggested that they recommend that they enhance detail throughout the buildings. G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 9 of 12 Vice Chairperson Sim asked that when Phase IIT comes before the Commission, are they going to look at a portion of Phase IT to see the physical relation. Motion Romero / Second Sim recommending the adoption of the project. Motion Te2lia / Second Baldocchi to amend the motion to 1) enhance detailing to be consistent for the entire Phase II, and 2) upgrade landscaping with the addition with more open space to accommodate better landscaping with Council's discretion throughout the project. Chairperson Honan stated that the landscaping starts, stops, and starts and she wants it to be continuous. Commissioner Teglia withdrew his motion to amend. Motion Te2lia/ Second Baldocchi to amend the original motion requiring that the enhanced detailing be consistent throughout the project and completely around the development. Ayes: Commissioner Teglia, Commissioner Baldocchi, Commissioner Romero, Vice Chairperson Sim, and Chairperson Honan Noes: None Abstain: None Motion Teglia / Second Baldocchi to amend the motion a second time recommending that the landscaping plan be redesigned to be more consistent up the slope and to require more open space if necessary moving a few more structures. Ayes: Commissioner Teglia and Commissioner Baldocchi Noes: Commissioner Romero, Vice Chairperson Sim, and Chairperson Honan Abstain: None Motion Honan / Second Te2lia recommending to the City Council to reVIew landscaping to be complete throughout the project. Ayes: Commissioner Teglia, Commissioner Baldocchi, Commissioner Romero, Vice Chairperson Sim, and Chairperson Honan Noes: None Abstain: None Motion Baldocchi / Second Romero recommending to the City Council to consider the in-lieu of fee staying within the Terrabay project in regards to the wetlands. Ayes: Commissioner Teglia, Commissioner Baldocchi, Commissioner Romero, Vice Chairperson Sim, and Chairperson Honan Noes: None Abstain: None Commissioner Teglia stated that he applauds the developer's efforts and he feels he needs to go further. He stated that he is for the development and the Point needs further refinement to enhance it. Vice Chairperson Sim encouraged the developer to demonstrate a way to get the community to approve the project. Assistant City Attorney Lindgren reviewed the amendments to the original motion. 1) Enhanced detailing around the entire perimeter of the project. 2) That there be a review of landscaping and recommended that it look G:\File Cabinet\O Id PC\working\minutes\1999\031899.doc Page 10 of12 continuous around the project. 3) Wetland mitigation be provided by wetlands projects in SSF and not by any in-lieu fee payment, specifically on San Bruno Mountain. Commissioner Baldocchi: stated that the Commission has struggled with the whole project but specifically with the Point. She stated that she cannot recommend it to Council with the Point. Chairperson Honan called for a roll call vote on the original motion made by Commissioner Romero. Ayes: Commissioner Romero, Vice Chairperson Sim, and Chairperson Honan Noes: Commissioner Teglia and Commissioner Baldocchi Abstain: None Recess called at 10:50 Recalled to order at 11:00 p.m. ADMINISTRATIVE BUSINESS 4. Items from Staff Chief Planner Harnish stated that he had three items: . Setting Hearing date for Terrabay Phase ill Chief Planner Harnish prefers that a meeting can be devoted to the item alone, call a special meeting for April 29, or consider the item at the first meeting in May. Staff and the Commission entered into discussion on when to schedule the Terrabay Phase III Public Hearing. The Commission agreed to have a special meeting on April 29, 1999. . Capital Improvement Plan Chief Planner Harnish stated that if the Commission would like to have a presentation on the Capital Improvement Plan the City Engineer would put a presentation together for them. . League of Cities Planning Conference Chief Planner Harnish and the Commission discussed carpooling with the Commissioners to the conference. The proposed schedule was to leave at 9:00 am Wednesday, check into the hotel, have lunch and go to the conference. Then on the way back they would leave at 12: 15 p.m. Vice Chairperson Sim stated that he had an obligation with a client on Friday morning and would not be able to attend the last day, and leave Friday morning. Commissioner Romero would be driving back on Friday, Chairperson Honan, Vice Chairperson Sim, Commissioner Teglia, and Commissioner Baldocchi would carpool with Chief Planner Harnish. Assistant City Attorney Lindgren confirmed that the dinner for Thursday night was ready to go. Commissioner Romero stated that with the social get together that he was putting together has gotten positive responses. Commissioners want to meet other Commissioners. 5. Items from Commission . Outdoor Display Guidelines G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 11 of12 Commissioner Teglia asked about the outdoor display guidelines. Chief Planner Harnish and Assistant City Attorney Lindgren stated that it was on the agenda for April 1, 1999. Commissioner Baldocchi asked about the Charrette and to have a review of the it given to them in their packets. Chief Planner Harnish stated that he would be getting the Commission an overview. Commissioner Romero stated that there was a parking problem at the Winston Manor shopping center. Staff and the Commission entered into discussion on what was happening with the parking. How Chevy's was monopolizing the parking, and if the grocery store is open all night? Vice Chairperson Sim asked how the General Plan was going. Chief Planner Harnish stated that staff has had several meetings with Rajeev Bhatia and the draft plan should be ready for staff review in April and ready for Public review in May. He added that they are discussing with the Chamber about the Lindenville area and that it is scheduled for the beginning of April. Chairperson Honan asked if a resolution had been drafted for Irene and asked for one to be done. Commissioner Teglia asked about giving Christopher Barnett his plaque. Commissioner Baldocchi asked about the telecommunications ordinance Chief Planner Harnish stated that Assistant City Attorney Lindgren has been working on it with Steve Carlson. Assistant City Attorney Lindgren stated that it needed to be integrated with what law already existed. He noted that he wanted it to be consistent with the state laws. 6. Items from the Public 7. Adjourn Motion Romero / Second Sim to adjourn the meeting. Meeting was adjourned at 11:30 p.m. r ~~ C}tl'dith Honan, Chairperson Planning Commission City of South San Francisco Jim Harnish Secretary to the Planning Commission City of South San Francisco JH:bh NEXT MEETING: Regular Meeting April 1, 1999, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA G:\File Cabinet\Old PC\working\minutes\1999\031899.doc Page 12 of 12