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HomeMy WebLinkAbout02.25.99 Minutes CITY OF SOUTH SAN FRANCISCO SPECIAL PLANNING COMMISSION MEETING MINUTES MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE February 25, 1999 CALL TO ORDER / PLEDGE OF ALLEGIANCE The meeting was called to order at 7 :30 p.m. ROLL CALL / CHAIRMAN COMMENTS MEMBERS PRESENT: Chairman Honan, Vice Chairman Sim, Comnrissioner Masuda, Commissioner Romero, Commissioner Baldocchi, Commissioner Teglia MEMBERS ABSENT: None ALSO PRESENT: Planning Division: Jim Harnish, Chief Planner Allison Knapp Adam Lindgren Richard Harmon Cyrus Kianpour, City Engineer Richard Johnson City Attorney: Engineering: Fire/Prev. Bldg.Div: AGENDA REVIEW Chief Planner Harnish noted that the Agenda was unchanged, and clarified that there were no public hearing items, only study sessions. APPROVAL OF MINUTES: None ORAL COMMUNICATIONS Dan Shattuc, 207 West Cardinal Drive, Sunnyvale, expressed concern about the Terrabay project and the City's inadequate noticing to the residents of South San Francisco. Chief Planner Harnish stated that Terrabay was on the agenda and Mr. Shattuc can expand on his comments when the item is open to the public. PUBLIC HEARINGS 1. Terrabay 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 \ \MULDER\ISHADD\File Cabinet\O Id PC\working\rninutes\1999\022599.doc Page 1 of 8 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 applicant is requesting 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 approval. The Planning Commission will make a recommendation to the City Council on the aforementioned entitlement requests. Consultant Planner Knapp presented the staff report. Vice Chairperson Sim asked about fire issues and the turning radius. Consultant Planner Knapp stated that a representative from Fire Prevention/Building Division was at the meeting and he could expand on that question. Bob Kent, Sunstream Homes, apologized to the Commission for not having their landscape architect at the meeting due to illness. He explained how the applicant has changed landscaping around the homes and has added telescope sites in certain areas to enhance the landscaping. He explained how there were no more than 4 buildings together followed by landscaping. They also brought in more parking and landscape area for aesthetic looks and for the enjoyment of the public. Commissioner Teglia asked if there were any trees in the bottom area of the project, and questioned if there would be trees above the path. Mr. Kent answered that there were trees in the area and that there was a 10-foot sewer and storm drain easement that runs through the bottom portion of the property. He explained about the access road available for repairs and there would be trees along each side and outside the area. Commissioner Teglia asked if the road would be dirt or gravel, and where it would be accessed. Jan O'Flaherty stated that as of then they did not have a paved asphalt road. Mr. Kent replied that it would be gravel and not a surface road. The road would be for pickup trucks to do the required maintenance and a section along the bottom would be available for access. Chairperson Honan questioned if the three telescopes were going to go in the open space at the point. Commissioner Teglia questioned about putting an extra mound at the base. Mr. Kent stated that the existing mound is approximately 7 feet and it will drop to a level area. He also clarified that the Point neighborhood only shows the greenery. He then proceeded to explain to the Commission how the photomontages show the landscaping on various areas of the project. Chairperson Honan questioned the area that was left alone without landscaping in between the duplex and triplex units. Mr. Kent explained how the area was made of rock and how difficult it would be to get plants to grow on the rock. There is an area where they can over excavate, put in topsoil and grow native plants. He explained how they can landscape the lower portion, and the wall would have a planter box attached to it to soften it. He also explained that the trees in the photomontages represent ten years growth, and that the conditions of approval called for 30% of the trees to be 24-inch boxes. \ \MULDER\ISHADD\File Cabinet\O ld PC\working\minutes\1999\022599.doc Page 2 of 8 Commissioner Teglia suggested that the ratio be modified to be all 24-inch box with 30% 36-inch box. He explained that this could be done because of the windy area and the trees would not take root. Commissioner Teglia questioned the access road and where it would be. Mr. Kent proceeded to show the Commission where the road would be on photomontages. Chief Planner Harnish clarified that the trees were not precisely located based on landscape plans, and the final placement is in relationship to the road. Commissioner Romero wanted more information with regard to the potential for survival of the plants. Chief Planner Harnish suggested that the City arborist can be contacted and provide some information. Vice Chairperson Sim asked if the applicant would respond to comments made on the staff report. Recess called at 9:00 p.m. Meeting recalled to order at 9:05 p.m. Chairperson Honan opened the Public Hearing and announced that each speaker would be limited to five minutes to speak. She also mentioned that the meeting was strictly on Phase IT. John Mascio, 912 Linden Avenue, chose to listen to other comments from the public and then he would speak. Gene Dove, 383 Greenridge, stated that he was against the Terrabay Phase IT project and that the City has not cooperated with the residents of SSP. He also mentioned how the Ohlone believe in the higher authority and that many have forgotten the connections to the sacredness of life. He urged the Commission to consider their approval of this project because it would affect all of South San Francisco through traffic, pollution, and diminishing the last remaining nature in the mountains. Dan Shattuc, 907 West Cardinal Drive, Sunnyvale, stated that the City is not communicating these meetings to the public. He stated that he did not receive his packet on time. He added that the module design is nice and that it can show how it will put things in perspective. He made some brief comments on population growth, access to the mountain for those that would like to climb the mountain, earthquakes and fires. Jan Pont, 111 Belmont A venue, explained her concerns on dust, driveway stations, grading, landscaping, parking, and traffic. She also gave the Commission some alternative plants that could be used such as Cedar trees, Roses, Magnolia's, flowering Crab Apple, and Redwoods. She also suggested the landscaping that was done on Bayhill and how they have used the excess water. Jackie Jehl, 434 Hemlock, reminded the Commission of their responsibility to the people of South San Francisco. She explained how the cost of living in the Bay Area is the highest in the United States and this is causing the large amount of development projects in the area. She stated that the developers could go to other cities to build homes. If this project is built in the City pollution, noise, and traffic will be a big problem. She explained how her neighborhood does not want the development and the loss of the Wild Iris on the mountain. \ \MULD ER\ISHADD\FiIe Cabinet\O Id PC\working\minutes\1999\022599.doc Page 3 of8 Frank Marcopulos, stated that South San Francisco is growing and proceeded to name all the current major residential projects that have been approved by the Commission and City Council. He stated that Terrabay and San Bruno Mountain do not mix and that the telescopes can not be put in to look at such a beautiful thing. Their children are growing and they will be asking what used to be there and what the animals used to look like. Del Schembari stated that he knows that PRill was not the issue and he felt that some things needed to be mentioned. Some of which were dust, traffic and air pollution. He questioned what had happened to the fiscal analysis review. He also questioned if the 20 foot wide road was wide enough for the fire truck turn arounds. Priscilla Liendo, 30 Escuela Drive, gave a short summary of how much she enjoys San Bruno Mountain. She asked the Commission to save the mountain. Assistant City Attorney Lindgren clarified that staff's recommendation was that the Commission continues the public hearing to a future meeting without closing it. Commissioner Baldocchi asked for the date of the next hearing, this way the audience will know when the next meeting is scheduled. Chief Planner Harnish informed the Commission that the original recommendation was to continue the hearing to the 4th of March. All the items may not be available for the packet to be distributed in tomorrow's agenda. He recommends that the Commission set a special meeting on March 11 th or March 18th. Assistant City Attorney Lindgren explained the entitlements before the Commission next week and breaking up the projects for PHil and PRill had been difficult. Staff and the Planning Commissioners entered into a discussion about when the item should be continued to, and it was decided that the item would be continued to March 18, 1999, due to noticing deadlines, and to give staff enough time to distribute and copy the necessary documents. Vice Chairperson Sim asked Battalion Chief Richard Johnson to expand on the turning radius and eliminating of some units. He also asked about the tree foliage and that it was 13' 5" and the staff report says 13 '0". Richard Johnson stated that the issue was ingress and egress from the properties and deadends and a minimum standard of 34-foot radius for turning. Staff recommended taking out one lot instead of two to be able to turn their vehicles around. He stated that the tree foliage should be 13' 6, he also stated that 22 feet is fine for street width. Chairperson Honan questioned if the quints will fit on the streets in the Terrabay project. Richard Johnson stated that the issue was whether the quints had enough turn around room because they are forty feet long. Vice Chairperson Sim asked the applicant to address the issues that staff has brought up. Ms. O'Flaherty stated that the applicant has been meeting with staff, including the Fire Department and will meet their requirements. \ \MULDER\ISHAD D\File Cabinet\O Id PC\working\minutes\1999\022599.doc Page 401'8 Vice Chairperson Sim questioned the handicap accessibility units. Consultant Planner Knapp stated that the specific plan provides a reasonable amount of handicap accessible units and would be upon request. Assistant City Attorney Lindgren explained how staff looked at the issue of the accessibility of the sidewalks and there is not a specific requirement to have a number of units accessible. Vice Chairperson Sim asked if Terrabay meets the affordable income housing requirements. Consultant Planner Knapp stated that Terrabay does not have affordable units and some other projects like, Greystone Homes and Willow Gardens, have affordable housing. Vice Chairperson Sim questioned the traffic impacts and that it is projected to be F in the year 2000, which is the worse. The staff report stated that this would be reduced by 64% and in other areas there are different percentages. Consultant Planner Knapp stated that the traffic engineer has attended all the SEIR study sessions and public hearings. He can answer these questions and others that the Commission will have. She proceeded to explain the formula that is used to get a certain percentage and how the City can not control what other jurisdictions decide. Vice Chairperson Sim asked for information on a referendum put before the voters some years ago. Chief Planner Harnish informed the Commission that there was a referendum in 1981, and the question was whether or not to provide services to the Terrabay project. The referendum was to deny services and it was not passed. Some other actions were related to City Council's annexation. Commissioner Teglia recalls that the vote was towards annexing issue and donating it to being a County park and with small pocket developments. Vice Chairperson Sim asked the applicant to share what they have done on the latest designs. Mark Day, Architect - 2671 Crow Canyon Road - San Ramon, explained that the applicant has worked with staff and has tried to address Commission concerns. With regard to linear lines of the rooflines, front and rear downsloaps of the duplex and triplex units. Chairperson Honan asked if the applicant would have a model or a color photo available on the 18th. She explained how she had a vision of the way things would look in her mind, as well as, the other Commissioners. Mr. Day, Consultant Planner Knapp and Chairperson Honan entered into a discussion on what type of model would be at the next meeting and it was decided that it would be a large foam core board with rear elevations showing details. It was decided that Mr. Day would bring a rendering that shows four units in a row and show the articulation. Commissioner Teglia questioned the height change on the Woods neighborhood. The Commons area has one unspecified use and he would like to know if homes, a park or leaving it open space are options for the blank area. \ \MULDER\ISHADD\File Cabinet\O Id PC\working\minutes\1999\022599.doc Page 5 of 8 Consultant Planner Knapp stated that the height of the Woods neighborhood was for articulation and variety in the rooflines. Chief Planner Harnish stated that nothing is being planned in the Commons area and there is room for houses to be built but it is economically feasible. Commissioner Baldocchi stated that since the EIR proved that it was not feasible for the Commons area to be developed due to geotechnical, habitat and environmental issues, can the developer explose the possiblility of the Commons being dedicated to the County Park Commissioner Baldocchi and Chairperson Honan suggested that the wetlands mitigation be done at the basins. Assistant City Attorney Lindgren stated that this could be done and the applicant decided not to submit a specific proposal as an offer of dedication. He explained how the property has an offer of dedication and it is offered to a public agency and needs to be accepted. There are some concerns on how the transfer of maintenance responsibility will take place. The City can invite a representative from the County to touch on accepting the offer of dedication. Commissioner Teglia asked if the homeowners association could maintain the Commons area. Assistant City Attorney Lindgren stated the homeowners associations could have to pay more dues to maintain the area. Chairperson Honan suggested developing the area into wetlands if there is any loss of wetlands. Chief Planner Harnish stated that staff has been working on this issue and has considered adding wetlands. Commissioner Baldocchi brought up the issue of fire truck turn around space and she stated that she would prefer to see a unit gone instead of grading. Chairperson Honan questioned the landscaping on the open area and wanted suggestions to add landscaping. She urged the applicant to come back on March 18th and give the Commission some ideas. Chief Planner Harnish stated that this will be discussed with the landscape architect and the Point neighborhood has been graded. The topsoil is gone and there is rock and the plants will not grow. Commissioner Baldocchi expressed her concern about the grading process. City Engineer Cyrus Kianpour stated that there are two issues, (1) the ability to do the work and (2) the suitability of the site to perform the type of work. There are mitigation measures that have been incorporated into the EIR, which include air quality, noise, construction, and dust control issues. Eric McHuron, Consultant Engineering Geologist for the City, explained the process of the grading, the stripping, grading and carrying away with earthmovers. He stated that on the Point there will be about 80 - 100 ft of material that would be removed to lower the point. Commissioner Baldocchi asked for a final geotechnical report. \ \MULDER\ISHADD\File Cabinet\O Id PC\working\minutes\1999\022599.doc Page 60f8 Mr. McHuron stated there was a feasibility geotechnical report and the final report is due prior to the grading and final approval of the project. He also addressed the dust control and the requirement is to have the grading done between 4/15 and 10/15, and a watering truck has to be available 24 hours a day. He recommended that there be a dust hotline placed just like there was one last year. Commissioner Baldocchi asked if the buildings are going to be stable. Mr. McHuron stated that what happened with Phase I could happen on Phase IT, where they cannot make perfect slopes and they will need to have revisions. All these things are standard engineering practice, and worked successfully in Phase I and could be repeated in Phase IT. Commissioner Teglia pointed out a row of residential homes in the Point neighborhood and there isn't a buffer between the houses and the commercial area. Assistant City Attorney Lindgren stated that Phase IT can be considered in the context of the impacts that may be associated with Phase ill. Vice Chairperson Sim asked staff to address the Fiscal Impact Analysis review for the public. Consultant Planner Knapp stated that the individual would be asked to return at the next meeting. Commissioner Baldocchi asked about the landscaping and wanted native plants mixed into San Bruno Mountain because it acts as a camouflage. Motion Masuda / Second Te2lia. Item continued to the March 18,1999 meeting by unanimous voice vote. 2. Items from Staff. . AES Information Chief Planner Harnish stated that the Commission had before them an information packet that was given to staff in November. 3. Items from Commission Commissioner Baldocchi stated her appreciation for the San Mateo Credit Union and how beautiful it is. She commended staff for that building and is a great entrance to the City. She also questioned if staff can find out where the residential care facilities are in the City. Chief Planner Harnish stated that it was possible and would take some time due to the workload. Commissioner Teglia recalled touching the subject earlier and asked that it be incorporated in the General Plan update. Assistant City Attorney Lindgren informed the Commission of his desire to bring it to the Commission. Commissioner Masuda asked about Castillo's Market near Paradise Valley and Mission A venue across from EI Camino, where there are appliances out on the sidewalk. \ \MULDER\ISHAD D\File Cabinet\O Id PC\working\minutes\1999\022599.doc Page 7 of 8 Chief Planner Harnish stated that the City is looking at the Paradise Valley area for a Redevelopment Agency project. Commissioner Baldocchi asked if the area could be kept clean in the mean time. 4. Adjourn Motion Romero / Second Sim Meeting was adjourned at 10:20 p.m. \ (~ ~~~ J~fi Honan, Chairperson (Planning Commission City of South San Francisco Jim Harnis Secretary to t:l1e P~,nning Commission City of Sout ~ San Francisco JH:bh NEXT MEETING: Special Meeting March 4, 1999 Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. \ \MULDER\ISHADD\File Cabinet\O Id PC\workillg\minutes\1999\022599.doc Page 8 of8 FRH COUER SHEET Wed, Rpr 1, 1999 6:22 PM To: South San Francisco Planning Department RUn: Jim Harnish FaH #: 8296639 FaH: 2 pages and a COlJer page. Note: Hi Jim, here are the relJised minutes IDe discussed at the last meeting. I f you halJe any questions, please call me @ 696-8180 eHt. 244. Thank: you :-) Julie Baldocchi 604 Rocca Avenue · South San Francisco, California 94080 · (650) 225-9428 · [email protected] Revised minutes from February 18,1999 meeting Page 6 of 6: Line 14 I encouraged the applicant to work/collaborate with King Ventures and other developers in the Oyster Point area to work on landscaping, signage and design while keeping their individual identities. (I did not have, nor do so now, an issue with the name) Page 7 of 16: Line 2 Commissioner Honan initially brought up the issue with the c1ock_ I added that if the the option of a lighthouse or something keeping with the water theme. Page 9 of 16: Line 10 I disagreed with Commissioner Romero's statements, explaining that I believed debate was an important part of the process. Everyone expresses his or her opinion and through that dialogue a better project will hopefully come out of it. Page 11 of 16: Line 5 ADD - I stated that it was my job to give my opinions at the public meeting - that this is what I was appointed by Council to do. Page 12 of 16: Line 2 I indicated that I would prefer to speak when I was ready and that I was not comfortable with a more organized meeting. Page 12of16: Line 16 The word debate and discussion can be synonymous and are important to the process. This maybe where the misunderstanding lies in the definitions and interpretation of the words. Revised minutes from February 18,1999 meeting - Continued Page 15 of 16: Line 9 I suggested that the policy documents pertaining to the items on the agenda at a public meeting be available for the Commission's reference. I used the Oyster Point Plan and East of 101 plan as examples. Page 16of16: Line3 Once again addressed the issue of opening the newspaper and would have liked staff to confirm the date a a public hearing or by telephone. A meeting date needs to be agreed to by the Commission. Without a quorum you don't have a meeting. DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD Revised minutes from February 25, 1999 meeting Page 6 of 18: Line 5 Stated that since the EIR proved that it was not feasible for the Commons area to be developed due to geotechnical, habitat and environmental issues, can the developer explore the possibility of the Commons being dedicated to the County park. Both Commissioner Honan and I suggested that the wetlands mitigation be done at the basins. Thank youl