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HomeMy WebLinkAboutMinutes 2021.08.10 @600 MINUTES OF THE REGULAR MEETING OF THE CITY OF SOUTH SAN FRANCISCO GENERAL PLAN UPDATE COMMUNITY ADVISORY COMMITTEE Meeting held at: Teleconference meeting Tuesday, August 10, 2021 6:00 p.m. Call to Order Meeting called to order at 6:08 p.m. Roll Call COMMITTEE PRESENT: Rehman Baig, Roderick Bovee, Kristy Camacho, Robert Cavalieri, Nick Maiden, Sophie Martin, Julie Ann Murphy, John Skerry, Steven Yee (7:00 pm) COMMITTEE ABSENT: Patricia Murray, Sam Shihadeh, Bill Zemke ALTERNATE PRESENT: Steve Firpo, Luis De Paz Fernandez Public Comment None. Consent Calendar 1. Approval of the Meeting Minutes of May 11, 2021 Committee Member Rehman Baig moved and Committee Member Julie Ann Murphy seconded a motion to approve the meeting minutes of May 11, 2021 as submitted. The motion passed. New Business 2. Discuss Zoning Code Update Monica Szydlik with Lisa Wise Consulting provided an overview of the zoning code update work. She noted the goal of the zoning code update is to reflect the shared vision of the new General Plan and implement its new policies. Stakeholder interviews were conducted for the zoning code in March 2021. Zoning codes regulate land uses, development form, set review requirements and procedures, facilitate land use compatibility and provide predictability and flexibility. The consultant team recommends utilizing a conventional approach to the majority of the zoning code with elements of form-based code interspersed. A form-based code includes graphics that are easy to understand and implement and provides greater flexibility for uses. Developing form-based approach in change areas; El Camino Real, Lindenville and East of 101. Monica Szydlik provided an overview of stakeholder input received on the zoning code update. Commenters noted need for better screening for mechanical, more flexible density ranges, uses and floor area, ensure well integrated designs, creative at grade open space and active ground floor, balance between uses, walkability and need for housing. Monica Szydlik reviewed key policy areas. Residential districts: encourage a variety of housing types for different income levels, healthy and safe housing options, contextual building design and healthy food options. Commercial, office and mixed-use districts: complete 20-minute transit-oriented neighborhoods, mix of high-quality development, affordable housing and improved mobility options, and a diverse economy and range of businesses. Downtown district: a network of attractive pedestrian- oriented, human scale and well-landscaped streets, celebrate the history and culture of downtown and promote new residential, mixed use, retail, service and employment uses. Employment districts; space for R&D life science, high-tech employment, industrial, manufacturing and warehousing opportunities, incorporate residential. Public, Parks and Open Space: create new accessible open space types and amenities, mix of educational uses and places for gathering, transform Colma Creek and network of parks and gathering spaces. Discussion:  Nick Maiden asked how the stakeholders were identified for interviews. Billy Gross, Principal Planner, noted that the Planning Commission also received this presentation last week. The zoning stakeholders were intended to focus on people that use the zoning code or are familiar with the code, which included; architects, commercial brokers, realtors, design review members, etc. There will be more public engagement further in the process.  Kristy Camacho asked if the group included NIMBYs to address concerns they may have upfront. Billy Gross noted that realtors fall on both sides (not in favor of high density and some pro-development).  Steve Firpo asked about the relationship between city services and more housing, especially more housing east of 101. Eric Yurkovich with Raimi Associates responded that the balance of uses is outlined in the General Plan and that the Environmental Impact Report will evaluate the impact of new growth on utilities, traffics, parks and city services.  Rehman Baig asked about the downside of form-based approach. Monica Szydlik responded that there will be opportunities to go beyond the base standards with higher review.  Sophie Martin commented that it can be hard to strike the right balance on how prescriptive you need to be in the code.  Billy Gross noted there needs to be objective design standards for residential developments. Hoping the form-based approach can be more streamlined and predictable.  Monica Szydlik noted that objective design standards are a reflection of the community. Form based code works as objective design standards.  John Skerry asked about examples of form-based code. Billy Gross noted downtown Redwood City as a good example. Can establish different design styles for each area.  Billy Gross noted that staff is looking for more flexibility in uses.  Roderick Bovee supportive of reducing parking requirements and asked if there are bike parking standards. Billy Gross noted that the City has bike parking standards, but typically only applies to new development and not change in use.  Roderick Bovee also asked about opportunity for small scale businesses in residential neighborhoods and more childcare. Eric Yurkovich noted discussions relating to childcare facilities that will be included in the zoning code. Billy Gross noted that the single-family neighborhoods do not currently allow commercial uses and will need to determine how to place (locations) and address potential impacts.  Julie Ann Murphy noted that the zoning code policies may be difficult to implement in areas that are not anticipated to change. Billy Gross noted this may require more discussions at the neighborhood level.  Sophie Martin noted that neighborhood services can be small and not impactful (corner market, deli, etc.)  Kristy Camacho noted the Friends Market in the Buri Buri neighborhood. Kristy Camacho asked about parking strategies to reduce parking ratios while also addressing resident concerns with lack of parking in neighborhoods. Monica Szydlik responded that it may be a more localized approach.  Nick Maiden asked if this discussion should have occurred earlier in the General Plan process with the community. Eric Yurkovich noted the extensive community conversations on the General Plan land use alternatives and preferred scenario. This process is to determine how to implement the General Plan vision for the community. Monica Szydlik gave an overview of zoning code targeted diagnosis. Examples include a new zoning district for sea level rise and updated general standards (signs, wireless, TDM measures, community benefits). She reviewed the zoning framework. She noted that micro-scale analysis serves as the basis for the form-based elements of the code update. Discussion:  Billy Gross noted that most of the form-based code will apply to areas with higher density housing in areas that do not currently have housing (east of 101).  Sophie Martin asked about the sea level rise overlay and what it will regulate. Eric Yurkovich noted it will include a number of implementation measures; raise new building floor level, how mechanical components are located/protected, mapping constraints and require applicants to address.  Roderick Bovee asked about a fire overlay. Monica Szydlik noted there is a special hazard overlay district that includes earthquake and fire hazards with additional considerations for development.  Nick Maiden liked the mico scale analysis examples. He asked how the code will address existing buildings. Will use Grand Avenue as the basis for design standards. Use design context from area to build new design standards.  Bob Cavalieri expressed concern with parking reductions without improving public transportation. Billy Gross noted that the new Caltrain station will include more frequent service and that the City is working with public transportation providers to improve service over time.  Steven Yee asked what types of developments are most effective with form-based code. Goal of form-based code is to take the great components of buildings to design places for people. Billy Gross noted staff receives comments that new downtown developments are too rectangular and do not contain much in the way of height variation and setbacks. Form based code can address this to some extent.  Steven Yee asked if there will need to be staff training with the form based code. Monica Szydlik noted staff here is great and will be able to implement the new code. She noted and that they will be working on a community educational component to inform users of the code.  Kristy Camacho asked if form-based code can provide direction towards less boxy buildings. Eric Yurkovich noted that the code will have specific standards, amount of glass space at ground level, corner treatments, etc. Kristy Camacho asked if there is a way to require housing on commercial sites (Safeway site). The new zoning can require by including minimum residential densities.  In response to a question from John Skerry, Eric Yurkovich noted that form-based codes have been around for decades. Lessons learned is that the form-based code should be accompanied with land use regulations and not just form. Hybrid codes are working well.  Sophie Martin noted that the city needs to be careful about not being too specific or precise and not missing the market.  Steven Yee asked how easy it is to enforce form-based code. Billy Gross noted that if someone wants to build, they will be required to follow the code requirements. Staff Comments None. CAC Member Comments None Adjournment The meeting adjourned at 8:05 p.m. The next meeting is September 14, 2021 discussing greenhouse gas and Climate Action Plan.