Loading...
HomeMy WebLinkAboutMinutes 02/20/2003 MINUTES February 20, 2003 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE TAPE 1 7:30 p.m. ROLL CALL PRESENT: Commissioner D'Angelo, Commissioner Honan, Commissioner Meloni, Commissioner Sim, Commissioner Teglia and Vice Chairperson Ochsenhirt ABSENT: Chairperson Romero STAFF PRESENT: Planning Division: City Attorney: Engineering Division: Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Steve Carlson, Senior Planner Steve Kowalski, Associate Planner Bertha Hernandez, Admin. Asst. II Kimberly Johnson, Assistant City Attorney Richard Harmon, Development Review Coordinator CHAIRMAN COMMENTS Chairman Pro-tern Ochsenhirt noted that Chairperson Romero was absent due to an emergency. He then asked the commission if they wanted to reorganize at this meeting or defer it to a future meeting due to Chairperson Romero not being present. The Commission decided to reorganize at the March 6th meeting. AGENDA REVIEW Chief Planner Sparks noted that the applicant for 900 Dubuque had requested a continuance to March 20, 2003. Chairperson pro tern agreed to continue the Study Session. ORAL COMMUNICATIONS None CONSENT CALENDAR 1 Approval of Regular Meeting Minutes February 6,2003. Approved 2 Cell Genesys/ Arrow Sign Co.-applicant Drawbridge Partners-owner 500 Forbes Blvd. P03-0003/SIGNS03-0003 and Categorical Exemption Class 11 Section 15311 Accessory Structures Type "C" Sign Permit for new signage in excess of 100 square feet for a new R & D building in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Section 20.76.130. Motion Sim / Second Honan to approve the Consent Calendar. PUBLIC HEARING S: \M L.Vvute$ \fi-Vvlil LL.zecl \2003 \02- 20-03 R'PC. cloc 'Plilge i of G 3 Bedrosian Tile & Marble/Arrow Sign Co.-applicant Alan Sagatelyan-owner 139 Marco Way P03-0005/SIGNS03-004 and Categorical Exemption Class 11 Section 15311 Accessory Structures Approved Type "C" Sign Permit for new signage in excess of 100 square feet for a single-tenant building in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Section 20.76.130. Senior Planner Carlson presented the staff report. Gary Markaran noted that the agenda shows an Alan Sagatelyan as the owner and that this name is incorrect. Commissioner Teglia noted that it would be helpful, for future projects, to show the actual views from Highway 101. Public Hearing opened. There being no speakers the Public Hearing was closed. Motion Honan / Second Meloni to approve P03-00005. Approved by unanimous voice vote. 4 Ronald M. & Florine J. Price-owner A & M Sign Co.-applicant 1 Chestnut Avenue Approved Type "C" Sign Permit to allow a freestanding sign exceeding 10 feet in height at 1 Chestnut Avenue in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapter 20.76.130. Senior Planner Carlson presented staff report. Ron Price & Samantha Hollinger of Northwest Signs noted that they could not give their presentation because there was not a zip drive available at the meeting. Mrs. Hollinger noted that the material will be sheet metal for both signs and the Subaru finish will match the building. The Commission discussed with Mr. Price the logo and colors for Subaru and Volkswagen. Mr. Price noted that Volkswagen requires that their logos be made of sheet metal and they be of a certain color. The Subaru sign does have their standard logo and they wanted to make it match as much as possible to the Volkswagen SIgn. Commissioner Honan asked why the signs were 15 feet. Mr. Price noted that the previous sign was 25 feet and he had to take it down because it broke. He added that if it were less than 15 feet it would not be seen. He added that most dealerships have higher signs and he liked the classy different look of a smaller sign. He noted that he was comfortable with the 15-foot height. Commissioner Meloni noted that sheet metal will rust. Ms. Hollinger noted that the sign will be painted with automotive finish and that should prevent rust. Commissioner Teglia noted that there should be a condition that the owner will maintain the sign should it rust. Mr. Price noted that Volkswagen Corporation would be maintaining the sign in case it rusts. Commissioner Teglia asked if the applicant was comfortable with the signs being 15 feet tall. Mr. Price noted that he was comfortable with the height and that 15 feet is conservative for a car dealership. s: \M ~Vcutes \fi-VcIA L~zev!\::2003 \0::2- ::20-03 RPC. v! DC- "PlAge ::2 of G Commissioner Sim noted that drawing L-1 shows that the signs look wider than they are. There is no landscaping buffer on the each side of sign A. Sign B looks like it has shallow landscaping and that is not enough of a buffer. He noted that this plan is inconsistent. Commissioner Honan asked what would be done with the vacant lot that Mr. Price currently uses to park cars. Mr. Price noted that the there hasn't been any decision made on what is going to be done with that lot he is waiting for direction from City staff. Public Hearing opened. James Geniali, representing the owners of 41 Chestnut, stated that they have only one issue and that is that the illuminated signs should not be too bright for the residents of the building. Public Hearing closed. Commissioner Honan asked if the linear park was taken into consideration when looking at the signage. Chief Planner Sparks noted that the signs are conservative and the signs do not impact linear park. Commissioner Honan asked if the neighbors were considered with regards to lighting and glare into their homes. Chief Planner Sparks noted that the standard lighting conditions were used. Commissioner Meloni added that light standards are higher than the signs and are not intrusive. Motion Te2lia / Second D' An2elo to approve P02-0081. Approved by unanimous voice vote. Assistant City Attorney Johnson asked if the Commission wanted to amend the motion to include the Condition of Approval suggested by Commissioner Teglia. Commissioner Teglia noted that he was comfortable with the applicant's response and did not see it was necessary. Chairperson Pro Tern Ochsenhirt stepped down for the following item and asked Commissioner Honan to act as chair. 5 Hope United Methodist Church-owner Archevon Architecture & Planning 115 EI Campo Drive P02-0018/UP02-0004 and Categorical Exemption Class 1 Section 15301 Minor Addition to an Existing Facility. Approved Use Permit to allow for the remodeling and expansion of an existing church and Sunday School within 200 feet of a residential district, and a parking lease agreement in accordance with SSFMC Sections 20.16.030,20.74.120 and 20.81. Associate Planner Kowalski presented the staff report Kardik Patel gave a brief presentation of the project. He added that they wanted to modernize the facility. The addition is needed to link the rooms together. They will be providing restrooms. The site will be more functional. They will provide a garden, a parking lot and play areas for the children. They will be upgrading the entire facility to make it ADA compliant. Commissioner Meloni asked if the cellular antenna would be affected by this addition. Mr. Patel noted that they would not make any changes to the antenna because Cingular Wireless has their own guidelines on their antenna. s: \M ~I/\,[,{te.s \fi-I/\,Cl L~zed\2003 \02- 20-03 R"PC. doc "PClge 3 of G Public Hearing opened. There being no speakers the Public Hearing was closed. Commissioner Sim asked what the Design Review Board's comments were. Associate Planner Kowalski noted that there were no comments from the Board. They were pleased with the plans as submitted. There is an increase in landscaping because there are two homes next to the Church. Commissioner Teglia stated that it is a fine project and suggested that the roof have tile shingles as oppose to the asphalt. Motion Meloni / Second Teelia to approve UP02-0004. Approved by majority voice vote with Chairperson Pro-tern Ochsenhirt abstaining. Recess taken at 8:28 p.m. Recalled to order at 8:40 p.m. Chairperson Pro Tern Ochsenhirt returned to the dais. ADMINISTRATIVE BUSINESS 6 Items from Staff a. STUDY SESSION Chamorro Design Group (Cash & Carry Site)-applicant Bayside Area Development, LLC-owner 285 E. Grand Avenue P02-0031/UP02-0006 and Negative Declaration ND02-0031 Use Permit and Planned Unit Development to build two biotechnology, research and development buildings, 3 and 4 stories. Parking will be on grade and within a multi-level parking structure. Principal Planner Kalkin introduced the project to the Planning Commission. The project will consist of two R & D buildings in a phased development. The project complies with zoning ordinance regulations, is consistent with the General Plan, and an environmental document has been prepared for the project. Mr. Bergschneider, applicant, noted that both properties have been underutilized and have rendered themselves for redevelopment. Ed Choi, Chamorro design Group, noted that both buildings would be for biotech use. The first phase would be for a three story building on East Grand Avenue and the second phase would include the Allerton building. He pointed out that they took advantage of the street exposure and located the entrance on the street with a plaza that serves as an anchor to the building site. The parking was placed all around the building to minimize the visual impacts of the parking area. The loading docks are located in the back of the building. The employee patio is sheltered from the wind by locating it on the east side and using the buildings as a buffer protection from the wind element. Mr. Choi noted that they designed a common entrance with a two-story lobby. He described the architecture of the building and the materials and colors used. Commissioner Meloni asked what the distance between the face of the curb and front of building is. Mr. Choi noted that it was about 45 feet. Commissioner Meloni asked if the sidewalk was being eliminated from the front of the building. Mr. Choi noted that they wanted the plaza to blend into the building and that is why it goes out onto the sidewalk. Commissioner Meloni asked if there was a sidewalk in from of the landscaped area. Mr. Choy noted that the sidewalk is to remain on East Grand and they have integrated the plaza with the sidewalk at the curb. Commissioner Sim asked if there was an atrium inside the building. Mr. Choi noted that there is a two-story lobby area inside the building. S: \M fv\'lAtes \fi-V\,fA Lfzed\2003 \02-20-03 RPc-.d DC PfAge 4- of G Commissioner Honan asked how big the patio area for employees was. Mr. Choy noted that it was 50 wide and 30 feet long. He added that the entry plaza would also serve as an area for employees and the landscaped area would encourage people to mingle at the entrance. Commissioner Honan expressed her desire to have benches in the front to allow for the employees to sit instead of stand. Commissioner Sim suggested that the building have more articulation. He felt that the citizens could also have an inside outside relationship to the building and have an idea of what goes on inside. Mr. Chamorro noted that they have incorporated the two story lobby into the buildings but it may be lost at some point, just like the buildings in the Oyster Point area that were designed the same way but the tenant asked that this space be changed. The Commission expressed concern over this because they approve the parking standards based on use and square footage. They also felt that buildings were not being built the way the Planning Commission has determined and it is no longer considered open space when it is modified. Chief Planner Sparks noted that these have been tenant improvements. Principal Planner Kalkin added that the improvements do not create a net change. There is no net gain in the overall envelope that has been approved by the Commission with regards to parking standards. Additionally, they would not be approved if the change would affect the exterior appearance of the building. Commissioner Sim noted that with clear glass there would not be an opportunity to put lab space in the lobby area. Mr. Choi noted that Commissioner Sim was correct and it would make sense to have clear glass in the lobby area and where there is a lab along the storefront it would have to be replaced with spandrel glass. Commissioner Meloni noted that the landscaping looks like it is only lawn and some token shrubs. Mr. Chamorro noted that there would be shrubs adjacent to the buildings. Mr. Choy added that there would be lawn along the sidewalk. Commissioner Teglia noted that the Design Guidelines call for the building to be oriented more towards the street. He felt that Building One is not oriented towards East Grand and it should be rotated to do so. Mr. Chamorro noted that they explored this, but this does not allow the buildings to tie into each other as a campus. Mr. Choi added this it would also create a problem with the parking access Commissioner Honan asked how tall the circle of trees would be. Mr. Chamorro noted that they would be about 24 feet. Commissioner Honan noted that this would block the entry view and take away from its beauty. She was concerned that the wind factor would not let the trees grow up right. Commissioner Meloni stated that the landscaping appears very sparse. He added that the building needs to be softened with landscaping. The plaza will not achieve the intended effect with so little landscaping. He felt the building is too close to the sidewalk and needs to be setback more. Mr. Chamorro noted that they would look into the Commissioner's suggestions. Vice Chairperson Ochsenhirt noted that the plaza seems to be the problem because it so large and extends right out to the street. He echoed the concerns of the other Commissioners with regard to landscaping and added that more landscaping would soften the building. Mr. Chamorro noted that they would also look at scaling down the plaza. Commissioner Teglia noted that when there is a large campus there is more room to incorporate different things such as the plaza. He added that this is a large building for such a small piece of property. He noted that the building was too close to the street. He was concerned with parking and density calculations. He added that the there would be more office than R&D on this small property. Mr. Chamorro noted that the leases would emphasize that there be more lab space, typically a 65/35% ratio of the lab to office space. S: \/VILIII-utes \fLlII-lA LLze[;/ \::2003\0::2-::20-03 R"PC-. [;/ OC "PlAge 5 of G b. STUDY SESSION Levitz SL San Francisco, LLC-owner Klaff Realty, L.P .-applicant 900 Dubuque Ave. P02-0082 (Use Permit) and Negative Declaration ND02-0082 Use Permit allowing two research and development buildings (3-story & 4-story) with combined floor area of201,436 square feet with at-grade parking and a 5-1evel parking garage on a 7.62 acre site in the (P-C) Planned Commercial Zoning District in accordance with SSFMC Chapter 20.79. Continued to March 20,2003 under Agenda Review. 7 Items from Commission None Commissioner Teglia asked that staff prepare a simple report that would keep the Commission informed on the changes in the Oyster Point area that are different than what the Commission envisioned in the area. Commissioner Meloni stated that the Commission has no say as to the design of the building once it is inside the outer skin no matter how it relates to the outside of the building. Principal Planner Kalkin noted that to the extent that the changes inside of the building impact the exterior of the building staff tries to maintain the integrity of the original design. Commissioner Meloni asked that with the Hines building there was a straight thru look of the building and was a part of the approval of the Commission, would the tenant be able to change that? Principal Planner Kalkin noted that this was a specific part of the Commission's approval when it was granted. Commissioner Meloni asked that if it is part of the approval of the Commission then the tenant would then have to build it. Principal Planner Kalkin noted that, further assurance could be granted the Commission if these specific issues were addressed on the conditions of approval. Commissioner Meloni asked that the meeting be adjourned in memory of Margaret Pettigrew, a former City Clerk and longtime City employee. Chief Planner Sparks noted that the Second Unit Subcommittee is scheduled for February 27,2003, and the TOD tour is at 9:30 a.m. on the 2211d of February. Participants are to meet in the City hall parking lot. 8 Items from the Public None 9 Adjournment 10:00 P.M. Motion Te!!lia / Second Meloni to adjourn. Approved by unanimous voice vote. ~k~'~~ u~Ci\~ Secretary to the Planning Commission City of South San Francisco William Romero, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting March 6,2003, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA TCS/blh S: \Jv\L!A.utes \fi-!A.G1 LLzed\2003 \02- 20-03 R"PC-. d DC PGlge G of G