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HomeMy WebLinkAbout12-15-2005 Minutes ....u ~A.. ~ ~.- --.., p. ~Co~._~~~ o , ~.,_." () ;:...~:~ ~~ t: 111' '1,:1 .. ~ll:i~il () c..>~,~O ~j!\''Jli--~ ~---~_.,- -~-.--~~-~ C~-~ -<1lIFOR~\. MINUTES December 15, 2005 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: TAPE 1 7:30 D.m. Commissioner Giusti, Commissioner Honan, Commissioner Prouty, Commissioner Romero, Commissioner Sim, Vice Chairperson Zemke and Chairperson Teglia ABSENT: None STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Gerry Beaudin, Associate Planner Allison Knapp, Consultant Planner Bertha Aguilar, Admin. Asst. II Peter Spoerl, Assistant City Attorney Dennis Chuck, Senior Civil Engineer Sergeant Alan Normandy, Planning Liaison Bryan Niswonger, Assistant Fire Marshall City Attorney: Engineering Division: Police Department: Fire Prevention. CHAIR COMMENTS AGENDA REVIEW No Changes ORAL COMMUNICATIONS None CONSENT CALENDAR None 1. Approval of regular meeting minutes of October 6, 200S and October 20, 200S 2. Type "C" Sign (Shell) Eleanor Colombani/Owner Jim Martin/Applicant 710 EI Camino Real POS-OOSS: SIGNSOS-0017 (Continued to January 19, 2006) Type "C" Sign Permit to install new signage at a gas station situated at 710 EI Camino Real in the Retail Commercial (C-1-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. 3. Type "C" Sign (Shell) Jim Martin/applicant Equilon Enterprises, LLC/owner 899 Airport Blvd. POS-00S6: SIGNSOS-0018 (Continue to January 19, 2006) Type "C" Sign Permit to install new signage at a gas station situated at 899 Airport Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. Planning Commission Meeting of December 15, 2005 4. Type "C" Sign (Shell) Peter Tobin/applicant Equilon Enterprises, LLC/owner 123 Linden Ave. POS-0072: SIGNSOS-002S (Continued to January 19, 2006) Type "C" Sign Permit to install new signage at a gas station situated at 123 Linden in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86. 5. Type "C" Sign (Shell) Peter Tobin/applicant Shell Oil Co./owner 248 So. Airport Blvd. POS-0073: SIGNSOS-0026 (Continued to January 19, 2006) Type "C" Sign Permit to install new signage at a gas station situated at 248 So. Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24,20.76 & 20.86. 6. Type "C" Sign (Shell) ARC Architects, Inc./applicant Derenzi, Marie G/owner 140 Produce Ave. POS-0111: SIGNSOS-0043 (Continued to January 19, 2006) Type "C" Sign Permit allowing a master sign program including building facade signs, canopy signs, monument sign, and a pylon signs exceeding 1 0 feet in height and signs exceeding 1 00 square feet in area, situated at 140 Produce Avenue, in the Planned Commercial (P-C) Zoning District, in accordance with SSFMC Chapters 20.81 & 20.86 7. Mixed Use Development Use Permit Alfred Lee/Owner Tony Brandi/Applicant 46S Grand Ave. POS-0106: UPOS-0023, AHAOS-0001& DROS-00S9 (Continue to January 19, 2006) Use Permit allowing a mixed-use 3-story development comprised of 4,260 square feet of ground floor retail, 2,250 square feet of office on the second floor and 6 dwelling units on the upper two floors, with on-site garage parking for14 vehicles situated at 465-467 Grand Avenue, in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 20.26, 20.74, 20.81 & 20.85. And review of Affordable Housing Agreement (AHA05-001) Motion Prouty I Second Honan to approve the Consent Calendar. Approved by majority voice vote with Commissioner Romero abstaining from the approval of October 6, 2005 minutes. s:\MivcL{tes\Fivc~Lizec\ MivcL{teS\2oo5\:12-:15-05 RPC MivcL{tes,c\oc p~ge 2 of 8' Planning Commission Meeting of December 15, 2005 PUBLIC HEARING 8. Park Station Lofts SummerHill Homes/applicant Harmonious Holdings/owner 1410 EI Camino Real P03-0092: AHA03-0001, GPA03-0001, ND03-0001, PM03-0003, RZ03-0001, SA03-0001, UP03- 0016 & ZA03-0003 (Public Hearing Continued from December 1, 200S) Use Permit to construct a 99-unit condominium complex over a podium garage on a site located in the SSF BART Transit Village Zoning District in accordance with the SSFMC 20.27 and 20.81; General Plan amendment to change the designation of the lot owned by BartlSamTrans from "Public" to mixed "High Density Residential and Commercial"; Rezoning request amend land use map(TV-01) and height zone map (TV-02) to reclassify a portion of the lot owned by BART/Sam Trans and located in the Planned Commercial Zone from P-C-L to Transit Village Zone in accordance with the SSFMC 20.87; Tentative Parcel Map to merge two lots into a single parcel in accordance with SSFMC Title 19; Tentative Subdivision Map to create 99 condominium units in accordance with SSFMC Title 19; Affordable Housing Agreement in accordance with SSFMC Chapter 20.125 and Negative Declaration ND03-0001 Chief Planner Sparks presented the staff report. Assistant City Attorney Spoerl noted that the Planning Commission resolution references a Statement of Overriding Considerations that needs to be omitted because it is not needed as part of the environmental review. Elaine Breeze, SummerHill Homes, and the DKS Environmental team gave a presentation addressing the Commission's comments from the December 1st meeting. Mrs. Breeze noted that the EI Camino Real setbacks were increased by 5 feet. She also gave a breakdown on how the homes would be priced according to the market when the homes are ready for occupancy in 2007. Marc Spencer, DKS Associates, added that BART has agreed to have discussion on parking overflow and possibly using the BART structure for parking. Mr. Marc Spencer and Paul Lettieri went into detail on building fac;ade details and the landscaping aspects of the project. Public Hearing closed. Chairperson Teglia asked if the Bocce Ball Court had been removed. Ms. Breeze noted that they explored the Bocce Ball courts and there was more excitement for the open space from residents in current developments and felt that this was the best option. Recess called at 8:35 p.m. to view the model of the Park Station Lofts project. Recalled to order at 8:45 p.m. Commissioner Sim and Check Tang discussed the detail of the stoop effects and the landscaping along BART Drive. Chairperson Teglia asked what the possibility of continuing the planting strip along EI Camino to the BART area covered by four trees. Mr. Lettieri noted that this could be done if BART and the City do not have any issues with it. Commissioner Honan asked that the CC&Rs have a clause that the balconies not be used for storage. Ms. Breeze noted that this will be addressed in the CC&Rs. Commissioner Prouty noted that by increasing the setback along EI Camino Real they have lost some bedrooms and felt that this also caused the loss of some parking spaces. He was concerned with losing more spaces because the development does not have enough parking spaces. Ms. Breeze noted that the parking spaces will be assigned through the deed. Commissioner Prouty asked that the applicant continue working with BART to have a s:\MivcL{tes\Flvc~Lizec\ MivcL{tes\2005\:12-:15-05 RPC MivcL{tes,c\oc p~ge 3 of 8' Planning Commission Meeting of December 15, 2005 solution for the lack of parking. Chairperson Teglia suggested adding a condition that the developer secure some assurance from BART that the residents will be able to use their parking. Jennifer Renk, Seifel, Leviit and Weiss Law Offices, noted that BART has shown a willingness to discuss with the applicant and the Homeowners Association the possibility of entering into an agreement if there is a problem. She asked that the Commission not condition the project based on an agreement that they do not know if the parking will be an issue. Chairperson Teglia felt that the sale of the BART property benefited BART and felt that there needs to be some assurance to allow the guest parking in the structure. Chief Planner Sparks noted that the Commission can add a condition to the project but was unsure of how the City would enforce such a condition. Assistant City Attorney Spoerl suggested that the Commission recommend this to the City Council for review. Chairperson Teglia clarified that he is not suggesting a third party condition. He noted that it is of interest between BART and Park Station Lofts and if it cannot be secured then BART would not get their sale. He stated that in order to get this approval it should be triggered upon getting the agreement. Chief Planner Sparks noted that the Commission has made it clear that they want to staff to find a mechanism to accomplish this. Commissioner Romero noted that he would not like to condition the applicant. He was concerned with the lack of parking. He pointed out that BART has not been cooperative with the City but could commit to the City and cooperate with the parking if it is necessary. Consensus of the Commission recommendina that the develooer exolore use of BART oarkina for the Park Station Lofts oroiect and review of the olantina strio on BART Drive. Motion Prouty I Second Sim adopting Resolution 2647-2005 recommending that the City Council approve P03-0092: AHA03-0001, GPA03-0001, ND03-0001, PM03-0003, RZ03-0001, SA03-0001, UP03-0016 & ZA03-0003. Ayes: Commissioner Giusti, Commissioner Honan, Commissioner Prouty, Commissioner Romero, Commissioner Sim, Vice Chairperson Zemke and Chairperson Teglia. Noes: None Absent: None Abstain: None Approved by unanimous roll call vote. Recess called at 9:10p.m. Recalled to order at 9:18 p.m. 9. 249 East Grand office/R&D Project Georgia Pacific Corporation/Owner James H. Richardson/Applicant 249 East Grand Ave. POS-0019: DAOS-0004, DROS-0043, EIROS-0001, PMOS-0002, PUDOS-0001, TDMOS-0001 & UPOS-OOOS Use Permit and Preliminary TDM Plan to construct a phased development consisting of four office/R&D buildings totaling approximately 534,500 SF, 5,500 SF of ancillary commercial space, and related landscaping improvements on a 15.75 acre site at 249 East Grand Avenue in the Planned Industrial (PI) Zone District in accordance with SSFMC Chapters 20.32, 20.81, 20.84, 20.85, 20.120 and 19.60 Tentative Parcel Map to resubdivide a 15.75 acre lot into 5 parcels with reciprocal parking and access easements throughout, and a Planned Unit Development to allow creation of lots which do not abut a dedicated public street. Development Agreement (DA05-0004) Public Hearing opened. Principal Planner Kalkin presented the staff report. s:\MivcL{tes\Fivc~Lizec\ MivcL{tes\2005\:12-:15-05 RPC MivcL{tes,c\oc p~ge 4 of 8' Planning Commission Meeting of December 15, 2005 Rob Kain, Randall Dowler, Niall Malcolmson and Rich Shark presented the project. They had a model available for the Commission to look at. They went into detail on the parking structure, landscaping, elevations and the materials that will be used. The Commission stepped down to look at the project model. After a discussion on the landscaping, elevations, grade changes and wind coverage the Commission returned to the dais. Commissioner Prouty noted that the building looks flat and would like to see more articulation to reduce the boxy look. Commissioner Romero and Commissioner Sim were concerned with the parking structure being spread out not integrated into the rest of the campus. Commissioner Romero felt that more landscaping could be included into the project. Mr. Malcolmson noted that the DRB felt that a lower parking structure would minimize view impact for the adjacent industrial buildings. At the DRB's recommendation, Alexandria removed one and a half floors from the parking garage and increased the surface parking. The Commission continued the Public Hearina to January 19, 2006. 10. Terrabay Phase III Terraces Myers Development - Applicant / Owner San Bruno Mountain P04-0117: DAA04-0001, EIR04-0002, GPA04-0001, PP04-0001, SPA04-0001, ZA04-0004 (Public Hearing Continued from December 1, 200S) Project Description: Construction of a mixed-use development on 21 acres of land at the corner of Sister Cities Boulevard and Bayshore Boulevard in South San Francisco. The proposal includes 351 residential units in high-rise (180 units), townhome and loft configuration, a 295,000 sq. ft. office / or 300 room hotel/or an optional180 unit condominium and 357,500 sq. ft. retail. The 25.61 Preservation Parcel is north of the project site and was conveyed to San Mateo County on August 11,2004. The Preservation Parcel is included in San Bruno Mountain County Park and is designated as permanent open space. The Preservation Parcel is not a part of the project. Consultant Planner Knapp presented the staff report. Jack Myers, Myers Development presented the project. Kamala Silva-Wolfe noted that her questions were not address adequately in the Final EIR. She noted that the traffic and noise are still going to disrupt the neighborhoods in addition to the freeway noise that already exists. She pointed out that the neighborhoods surrounding the project are going to become shortcuts and will increase the traffic along those residential streets. Chris Mohr, Housing Leadership Council of San Mateo County, endorsed the Mandalay Terraces project. He felt that this was a quality development. He noted that the project has increased and encouraged the Commission to continue in working on the design. Chairperson Teglia noted that Mr. Mohr suggested in a letter mailed to the City that the City try to secure additional funding to further increase the level of subsidy and that there be some sensitivity to the mountain. He asked if there were some suggestions that Mr. Mohr could give to the Commission. Mr. Mohr noted that those were suggestions from an architect in their endorsement committee and did not know of other suggestions behind the thought. Public Hearing closed. Chairperson Teglia noted that there is a 20% inclusionary housing requirement in Phase III and an existing 32 s:\MivcL{tes\Fivc~Lizec\ MlvcL{tes\2oo5\:12-:15-05 RPC MivcL{tes,c\oc p~ge5of8' Planning Commission Meeting of December 15, 2005 unit, 10% requirement from the original development. He felt that the offsite provision gives the Commission little leverage for building the inclusionary housing units. He suggested that the 20% and the 32 units of the original development be required to be constructed on site unless a one fOr one offsite alternative is available to convert the onsite units to market rate. Commissioner Romero noted that the negotiation of not building the 32 units is an unresolved issue and noted that he did not see the information requested in how the 32 units were negotiated out of the Development agreement. Chief Planner Sparks noted that staff will provide this information. Consultant Planner Knapp added that when the City negotiated the Development Agreement the 32 units were triggered to the office tower. With the dot.com market dying a request for clarification was brought to the City asking when the 32 BMR units were required to be constructed. At this time a resolution was prepared by the City Attorney's office that tied the 32 units to Phase III. Commissioner Romero asked at what point in the construction process the 32 units would be triggered. Mr. Myers noted that the 32 units must be initiating construction before the issuance of a Certificate of Occupancy for the Phase III office building. Commissioner Prouty asked what the total BMR unit count would be if the second Phase III tower was not an office but residential. Consultant Planner Knapp noted that a total of 71 BMR units would be required. Commissioner Romero noted that he was uncomfortable with approving an office tower and prefers to see a hotel and housing. He suggested that the Commission recommend that the city Council require first a hotel, then residential and office only if the other two cannot be built. Chairperson Teglia added that San Bruno Mountain was zoned for commercial. He noted that if the second tower was residential the commercial aspect of this project would be a ghost town. With office the commercial portion would have the employees using the commercial establishments and in the evening the residents would go there. He suggested that the Commission designate the second tower for hotel use. Commissioner Sim noted that the City has to project a good image and felt that the visual corridors give privacy to the residential areas and the office tower is projected out of the way. He pointed out that the office tower is better placed is more sensitive to the mountain and the project overall. He added that he would prefer to see hotel and office rather than residential. He felt that the two towers give the area different sculptures. Commissioner Prouty noted that he could support office or hotel but not residential. He felt that the inclusionary housing units should be part of the approval. He added that he wants to see a successful project. Chairperson Teglia noted that the residential tower needs to be tucked back into the mountain. He noted that the tower can be removed from the center and set it to the side a bit. He asked Consultant Planner Knapp if the Commission could modify locations at the Precise Plan stage. Consultant Planner Knapp noted that the Commission can do this by modifying the SpeCific Plan at that time. She added that the site is constrained and if one building is moved, the rest will have to move also. Commissioner Sim noted that the residential tower has a structural grid and parking underneath it that the architect is aware of. He noted that the tower could be rotated rather than moving it. Consultant Planner Knapp added that this could be done but in order to approve the Precise Plan the Commission has to find that it conforms to the Specific Plan. She added that a change like this will require a modification to the Specific Plan. When this is done there are changes to the infrastructure and grading of the sight as well as the economics of the project. The RTKL Architect noted that moving major parts is very difficult because it affects the development in terms of timing and it sends the project backwards. He added that determining texture, skin, colors and things of that nature will be undertaken in the Precise Plan process. He pointed out that the retaining walls and the parking are the biggest factors and if these need to be moved it will get more expensive due to grading. Commissioner Honan noted that she was concerned with the middle residential tower. She thanked Myers Development for bringing a project that would allow for residents to shop in South San Francisco because it is much needed. She pointed out that the office building will work during the day and helps the commercial businesses being established. s:\MivcL{tes\Flvc~Lizec\ MlvcL{teS\2oo5\:12-:15-05 RPC MiVCL{tes,c\oc p~ge b ofS' Planning Commission Meeting of December 15, 2005 Vice Chairperson Zemke noted that he leans toward residential and office towers. E added that this project will draw people from all areas including the East of 101 areas. Commissioner Giusti questioned if the retail stores were going to be high quality stores. Mr. Myers noted that the staff report defined lifestyle retail and set the standard that the City wants. He added that City management wants high-quality retail uses in the development. Consultant Planner Knapp added that the Development Agreement will have a definition for lifestyle retail and examples of those. Commissioner Romero noted that he prefers hotel and the option for office as a secondary recommendation, and a second residential tower as a third option. Motion Romero I Second Sim to approve resolutions 2648-2005 and 2649-2005 recommending that the City Council approve P04-0117, EIR04-0002, GPA04-0001, SPA04-0001 and ZA04-0004. The Planning Commission also recommended that the 32 BMR units still be required of the applicant, that the northernmost tower be a hotel and that the tower be redesigned. On the auestion Consultant Planner Knapp noted that the Commission is recommending the 32 BMR units will remain as required with previous approval; the 20% required inclusionary housing for the current project proposal; and recommending approval of the hotel first, office second and residential tower third. Amended Motion Prouty to give the applicant 3 years to do the marketing program. The motion died due to lack of a second. Commissioner Romero felt that if the marketing program was extended beyond 22 months the project would not be constructed. Roll Call Vote: Ayes: Commissioner Giusti, Commissioner Honan, Commissioner Prouty, Commissioner Romero, Commissioner Sim, Vice Chairperson Zemke Chairperson Teglia None None Noes: Abstain: Absent: Approved by majority roll call vote. Chairperson Teglia noted that he felt uncomfortable with writing a blank check and was concerned that the original promises have not been fulfilled. ADMINISTRATIVE BUSINESS Chief Planner Sparks suggested that the Commission cancel the meeting of January 5, 2006. The Commission canceled the January 5, 2006 meetina. Chief Planner Sparks added that the Council has set up a subcommittee on Fairfield and have committed to making some changes. ITEMS FROM STAFF Chairperson Teglia asked Assistant City Manager Van Duyn about the Commission recommendation with regard to the hotel being the highest and best use. Assistant City Manager Van Duyn noted that the site is a very important site. He noted that if the Commission wants something, it is always good to wait for that use. He added that the Commission did a good job on the project and its recommendation to Council. s:\MivcL{tes\Fivc~Lizec\ MivcL{teS\2oo5\:12-:15-05 RPC MiVCL{tes,c\oc p~ge T of 8' Planning Commission Meeting of December 15, 2005 ITEMS FROM COMMISSION None ITEMS FROM THE PUBLIC None ADJOURNMENT 11:37 P.M. Motion Prouty I Second Sim to adjourn the meeting. Approved by majority voice vote. ~L$~ Secretary to the Planning Commission City of South San Francisco M~hai~n# Planning Commission City of South San Francisco TCSjbla s:\MivcL{tes\Fivc~Lizec\ MivcL{tes\2oo5\:12-:15-05 RPC MiVCL{tes,c\oc p~ge 8' of 8'