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HomeMy WebLinkAbout2006-03-16 ~'t\\ SAN p. ~C ~"'.q<1 ~ ~.~~ "'~€l:~~ ~ o , ~""-", () ~fi'~"" ~ i~I""~llll:lliJ (J) _ d I ,,,I ''''''~,~- n u~,~o ~J.fi~~ ~~- C4ij~'~\.~ MINUTES March 16, 2006 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 Prouty, Commissioner Romero*, Commissioner Sim, Commissioner Teglia, Vice Chairperson Honan and Chairperson Zemke ABSENT: None STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Steve Carlson, Senior Planner Mike Lappen, Senior Planner Girard Beaudin, Associate Planner Bertha Aguilar, Admin. Asst. II Peter Spoerl, Assistant City Attorney Ray Razavi, City 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. 1070 Associates, LLC/Owner Vanguard Car Rental USA, Inc./Applicant 1080 San Mateo Avenue P06-0007 & UP06-0002 (Continued to April 6, 2006) Use permit to allow a rental car fleet maintenance use, including construction of a maintenance building, car wash and related site improvements, at 1080 San Mateo Avenue in the M-1 Industrial Zone District in accordance with SSFMC Section 20.30.030 2. Edna's Ichiban (Ben Ramos)/applicant American National Ins. CO./owner 2234 & 2236 Westborough Blvd. P02-0001: UPM05-0005 (Continued to April 6, 2006) Modification of a Use Permit to expand the range of entertainment options and expand an existing restaurant with alcoholic beverage service and hours of operation past midnight within 200 feet of a residential zone in the Retail Commercial (C-1) Zoning District in accordance with SSFMC Chapter 20.91. Motion Prouty / Second Giusti to approve the Consent Calendar. Approved by unanimous voice vote. Absent Planning Commission Meeting of March 16, 2006 - Commissioner Romero PUBLIC HEARING 3. COMERlCA BANK Hernandez, Jose J & Rita/Owner 401 Grand Avenue (APN 012 305 260) P05-0168: UP05-0030, DR05-0098, SIGNS06-0002 a. Use Permit application to allow financial services at 401 Grand Avenue in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 20.26, 20.81 & 20.85 Applicant: Comerica Public Hearing opened. Associate Planner Beaudin presented the staff report. Kevin Cornell, Comerica Bank, noted that they are a Michigan based bank and are increasing their branches in the Bay Area. * Commissioner Romero arrived at 7:39 p.m. David Link, Pollack Architecture, noted that they will renovate the existing building by covering some of the windows and upgrading the storefront. He noted that there will not be a cash vault on site. Commissioner Teglia asked what was being done to improve the exterior of the building. Mr. Link replied that they are repainting the entire exterior of the building, replacing the windows in their tenant space, replacing the flooring at the entry of the store and adding signage that will enhance the building. Commissioner Teglia noted that the building was a bank at one time and when it was a produce market the owner was encouraged to apply for CDBG funds to improve the look of the building. He felt that the building needs aesthetic improvements. Commissioner Giusti asked if any improvements were planned for the door on Grand Avenue that accesses the second floor. Mr. Link noted that area of the building is beyond their scope of work. Vice Chairperson Honan stated that the colors used on the building should be neutral. Associate Planner Beaudin noted that staff will look at the proposed colors and make sure that they are consistent with building colors in downtown. Commissioner Prouty stated that the fac;ade for the second floor needs to be improved also. Mr. Link noted that the painting of the entire building will make the building look unified. Commissioner Sim noted that the existing scheme has more windows than the proposed fac;ade. He suggested a more transparent design. Mr. Link noted that the ATM is near the door and cannot incorporate many windows around that area because of security issues. Commissioner Sim added that the applicant can work with abstract, reveal joints, use vertical elements and include slits along the wall. He suggested relocating the ATM machine. Mr. Link noted that the ATM creates a natural setback safety from the weather. He added that there were concerns from the Police Department in terms of where the ATM would be located and this was the best location for it. Chairperson Zemke questioned if there would be interior lighting at night for security reasons. Mr. Link noted that there are codes that determine the amount of lighting they would have to provide at night. Commissioner Romero pointed out that the visual excitement is lacking on the building. He would like to see more windows and suggested that the architect look at alternative materials to return the visual excitement. He noted that the design needs to be of higher quality. He asked if the Police Department was in support of the windows s:\MlvclAtes\Flvc~Llul> MlvclAteS\200G\03-ib-Ob RPG MlvclAtes.l>ot p~ge 2 ofT Planning Commission Meeting of March 16,2006 being covered. Mr. Link noted that they will look into incorporating more openness to the design. Associate Planner Beaudin pointed out that the Police Department reviewed the project in detail and encouraged Comerica to increase the security features of the building. He added that the area behind the proposed wall is where money is being handled and can be seen from the outside. Commissioner Teglia suggested that the glass theme could be kept on the building and security could be accomplished by including an interior partition with an image facing towards the public. He noted that the partition could be 6 to 8 feet tall so natural light could still shine into the building. Sergeant Normandy noted that the Police Department generally wants to see what is happening inside the building from a security perspective. He pointed out that the areas that are being closed off are areas where money is being exchanged. He noted that the applicant responded to the comments with regard to security measures and met the Police Department's concerns. Commissioner Romero asked if the security could be met by not having so many windows removed. Sergeant Normandy noted that this could be done as long as they meet the Police Department's concerns. Public Hearing closed. Vice Chairperson Honan noted that from her experience working in a bank, security is very important. She noted that glass could be incorporated to the top of the first floor to allow light into the building. She also pointed out that the Comerica Bank is renting the building and not buying it, therefore they are limited to making changes to their area only. Commissioner Teglia reiterated that security could be accomplished by keeping the glass theme and putting up a partition. He encouraged that the applicant add an internal partition or propose another way to maintain the windows along Maple Avenue. He pointed out that this would reach the bank's goal of having enough security for their tellers. He added that this is a good opportunity for the City and tenant to encourage the landlord to replace all the windows on the second floor. Chairperson Zemke summarized that the Commission's desire is that the applicant work with staff to redesign the project and maintain the amount of windows on the first floor fac;ade. Vice Chairperson Honan asked if the applicant could return to the Commission by the next meeting with the changes requested by the Commission. Mr. Link noted that they could return with the changes at that time. Motion Teglia / Second Prouty to continue the item to April 6, 2006. Approved by unanimous voice vote. b. Type "C" Sign Permit to allow a master sign program for a multi-tenant building at 401- 405 Grand Avenue in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC Chapters 20.76 & 20.86 Applicant: Rita Hernandez I Comerica Public Hearing opened. Associate Planner Beaudin presented the staff report and noted a change to Condition of Approval #5 to reflect a 25 inch sign rather than 21 inches. Steve Peterson, sign architect, noted that he was available for questions and that the owner of the building was also present. Commissioner Prouty pointed out that there should be a color scheme required for the signs. Commissioner Romero noted that it could work for small businesses but with businesses that have a corporate logo this is not something that can be done. He pointed out that certain controls can be added and does not want to see poor quality signs. s:\MlvclAtes\Flvc~Llul> MlvclAtes\200b\03-iG-Ob RPC MlvclAtes.l>ot p~ge 3 ofT Planning Commission Meeting of March 16, 2006 Commissioner Giusti asked if the decals on the door would continue to be there. Mr. Peterson noted that the sign requirement allows for a 1 square foot sign on the door. Associate Planner Beaudin noted that all the existing signage will be removed prior to issuance of a new sign permit. Commissioner Teglia asked what the C2 signs were. Mr. Peterson noted that it pertains to areas of the building that do not have an overhang. Commissioner Teglia noted that signs labeled B2 are too large and look out of proportion. Kimberly Smith, Attorney for Comerica, pointed out that the sign program, specifically signs B1 and C2, are proposed for future tenants. She added that the City had requested that they apply for the sign program for the entire building. Commissioner Teglia was concerned that B1 signs are out of proportion and was concerned about pre-approving these. He suggested approving the Comerica signs and putting a design guideline on all the tenants and having specific signs return for approval. Motion Honan / Second Romero to approve SIGNS06-0002 as recommended by staff. On the question Commissioner Teglia noted that the building aesthetics as a whole are a concern to the Commission and asked if the building owner had any input on this issue. Rita Hernandez, owner, noted that she had applied for a grant from the City and that she had not chosen the colors for the building. She pointed out that the she will need help from the City to send a letter to her tenants and ask them to meet with City requirements because she has tried to have the tenants do this but has not reached her goal. She added that she is looking forward to changing the windows but it is not economically feasible at the moment. Commissioner Teglia noted that Code Enforcement will be proactive in helping her get the tenants to meet with City requirements. He added that she could apply for grants from Economic & Community Development to help her replace her windows and directed her to work with staff. Approved by unanimous voice vote. Recess called at 8:44 p.m. Recalled to order at 8:46 p.m. 4. GENENTECH INC - owner I applicant 390 Point San Bruno Blvd POS-0092: DROS-00S3 & NDOS-0003 Review of the construction of the new San Francisco Bay Trail extension for Genentech Inc. Phase II portion to include parcels 015-092-250, 015-092-260, 015-092-280, 015-093-080 and 015-260-030. Public Hearing opened. Senior Planner Lappen presented the staff report. Shar Zamanpour, Genentech Inc., noted that they are anxious to start the construction of the Bay Trail as soon as the rain stops and complete it within the year. Public Hearing closed. Commissioner Prouty applauded Genentech for the improvements done on the Bay Trail. He encouraged the public to go out to the trail and enjoy the views. Commissioner Giusti stated that she walks the trail frequently and sees families enjoying the trail also. s:\MlvclAtes\Flvc~Lluct MlvclAtes\200b\03-ib-Ob RPC MlvclAtes,ctot p~ge -+ ofT J Planning Commission Meeting of March 16, 2006 Commissioner Teglia pointed out that Peter Yee mentioned that Phase I of the Bay Trail would have signage posted allowing public access to the Genentech parking after hours and on weekends. He noted that in the past Genentech security has not allowed members of the public to park in non-designated BCDC stalls. He pointed out that the signage has not been installed and asked if there were still plans to allow the public to have access to the shoreline. Ms. Zamanpour noted that there is assigned public parking available during BCDC bay trail hours. She noted that she would check into this to make sure that this is still being done. She added that they complied with BCDC requirements for specific signage, as well as designated parking for the public. Commissioner Teglia pointed out that between the pump station and the first BCDC stalls there are picnic tables, barbeques and empty employee only parking. He suggested that there be signage stating that the public can use those employee designated parking stalls on the weekend and after hours. Ms. Zamanpour noted that she would look into the additional parking access and meet with security. Commissioner Teglia noted that by Building 15 there is a BCDC Genentech trail access but at the bluff there isn't any connection with the parking. Senior Planner Lappen noted there is a temporary parking lot along the bluff and the plans show the cluster of trees without a connection to the Bay Trail. He pointed out that Genentech is not proposing any additional public parking because they intend on using the existing parking on the Point near Building 1 and 4 and the Bay Trail parking on Slough's project. Commissioner Teglia noted that Slough is a separate property. He added that there was supposed to be public parking in the area when FRC II was approved. He pointed out that at least 6 stalls need to be designated as public parking and that there needs to be trail access to the parking also. Ms. Zamanpour noted that the access points that are on the Bay Trail were the only areas that they could provide ADA accessibility. She added that the slopes could not be kept at five percent. Commissioner Giusti noted that a lot of people park at the Marina and start their walk at that point. Ms. Zamanpour noted that Genentech conducted a survey to determine how much parking was needed for the Bay Trail. She added that the number of spaces in the City designated for the Bay Trail is about 6 1/2 to 7 spaces per mile and the spaces at Genentech are about 23. Security has also monitored the Bay Trail spaces and there is a vacancy of 60-70%. Commissioner Teglia noted that with the future connection there will be more members of the public using the area. He noted that this is a good project but sees the need for the parking from the FRC II approval. Commissioner Romero noted that the effort that Genentech has put forth for the Bay Trail extension is appreciated. He was also concerned with the parking because it will become more popular with the public once there is a connection. He noted that future developments adjacent to the Bay Trail could incorporate parking designated for public use. Senior Planner Lappen noted that the zoning ordinance does not require a specific number of spaces for public use. Commissioner Romero noted that with other projects adjacent to the Bay Trail this requirement has been added to the Conditions of Approval. He noted that there is an empty parking lot next the Founders Research Center that will be developed. He pointed out that this could be an area where public parking could be designated next for the Bay Trail when the project goes before the Commission. Senior Planner Lappen noted that conditions could require this. He pointed out that BCDC staff will also investigate parking issues and assign parking spaces. Commissioner Romero asked if the Bay Trail has been approved, does the future FRC II building still have to go through BCDC. Chief Planner Sparks noted that BCDC is the lead agency and have jurisdiction 100 feet from the bay. He noted that this will go to BCDC as an application from Genentech. Commissioner Romero noted that it is prudent for the City to designate areas now rather than later as potential public parking. He added that the rest of the Bay Trail needs more parking. Senior Planner Lappen added that the Master Plan is being updated and as part of the plan certain areas can be designated as public parking in addition to the areas that will be open for pedestrian access. Commissioner Romero noted that it is very important that this be done sooner than later because once the trail is approved by BCDC it will not go back to them for subsequent approvals for additional parking. Chief Planner Sparks noted that there is not a vehicle before the Commission and can't condition the Design Review approval for s:\MlvclAtes\FlvcilLlul> MlvclAteS\200G\03-ib-OG RPC MlvclAtes.l>ot Pilge 5 ofT Planning Commission Meeting of March 16,2006 this. He added that his could be included in the Master Plan. Commissioner Romero directed staff to modify the Master Plan to include language that reaches the Commission's desire for additional parking. Senior Planner Lappen noted that there will be public hearings on the Master Plan and will bring up the access and recreational amenities to the Bay as a discussion item. He added that BCDC will be given a copy of the minutes and information that states the City's desire to see additional parking around the trail. Commissioner Romero noted that it will be a difficult climb for elderly people. Ms. Zamanpour noted that the path is designed for ADA accessibility and is not a long walk. She added that they will work with City staff to assure access to the Bay Trail as appropriate for the public, City and Genentech's security. Commissioner Teglia noted that the Commission is recommending approval of Bay Trail to BCDC. He felt that a focus on the point is needed. He added that there could be a rounded gentle curb access and felt that the access to the parking area is needed. He pointed out that the stalls on the trail need to be properly designated. He questioned if a condition can be added and making it subject to the Chief Planner's approval. Senior Planner Lappen noted that there are Conditions of Approval attached to the Design Review and could add a condition that reflects this. Chairperson Zemke questioned if there is an effort to cleanup parts of the shoreline as part of the development of the Bay Trail. He noted that the shoreline has old drainage structures and pipes hanging off the hillside. Ms. Zamanpour noted that there will be some type of a cleanup but was not informed enough to answer the question and would have to get back to the Commission. Chairperson Zemke recommended removal of the drainage structures, timber and all the debris along certain areas of the shoreline. Senior Planner Lappen noted that Genentech does not own the entire bluff and a portion of the bay, because it is someone else's property. He pointed out that there will be some cleanup of the drainage and some structures may remain. He added that BCDC will have additional requirements as part of the cleanup. Chairperson Zemke asked if the gating structures will remain in their place. Senior Planner Lappen noted that he will look at the geotechnical report and will get back to the Commission. Chairperson Zemke noted that these structures stick out and could be hidden with vegetation if they will remain. Ms. Zamanpour noted that they would get back to the Commission on the issue. Motion Honan to approve the Negative Declaration and recommend that BCDC approve the Bay Trail extension. On the auestion Commissioner Teglia asked that the motion reflect the conditions discussed by the Commission with the parking access and trail access. Second Sim Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 5. Stacey Chiaro/applicant H.A. Krouse Trust/owner 434 N. Canal St. #14 P05-0031 UP05-0009 6 Month Review of Use Permit to allow a cheerleading gym (indoor sports & recreation use) in a 2,550 sf warehouse unit within the Spruce Business Park, 434 No. Canal St., in the P-I Planned Industrial Zone District in accordance with SSFMC Section 20.32.030 & Chapter 20.81 Principal Planner Kalkin presented the staff report and noted that no further review is necessary. s:\MlvclAtes\Flvc~Llzel> MlvclAtes\200b\03-ib-Ob RPC MlvclAtes.l>ot p~ge b ofT Planning Commission Meeting of March 16, 2006 Stacy Chiaro, applicant, was present to answer any questions. Motion Prouty / Second Teglia to accept the report as fulfillment of the Condition requiring review and did not require any further reviews. ITEMS FROM STAFF Chief Planner Sparks thanked the Commission for the opportunity of working with the Commission for the past 6 years. The Commission thanked Chief Planner Sparks for the guidance, honesty, professionalism and humor throughout his tenure in the City. They also wished him a Happy Birthday. ITEMS FROM COMMISSION Vice Chairperson Honan and Commissioner Prouty noted that they would not be present on the meeting of April 6, 2006. Chairperson Zemke invited everyone to the Victorian Tea Party. Commissioner Sim asked to see what other corporate entities like Silicon Graphics and Oracle are doing for a Master Plan. Commissioner Teglia added that it is important to increase the communication between Genentech and the City. ITEMS FROM THE PUBLIC None ADJOURNMENT 9:32 P.M. Motion Teglia / Second Prouty to adjourn the meeting in honor of Thomas C. Sparks' Retirement. Approved by unanimous voice vote. ~:~z ~~ .:.-ch _ L Thomas C. parks rf Secretary to the Planning Commission City of South San Francisco %'~ ~ William Zemke, Chair~n Planning Commission City of South San Francisco TCSjbla s:\MlvclAtes\Flvc~Llul> MlvclAteS\200b\03-ib-Ob RPC MlvclAtes.l>ot p~geTofT