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HomeMy WebLinkAboutMinutes 2008-01-30 ~'t\\ s~ Ii g . ~~ o 0 >-< c;; tj g (' ~~ 4lIFOp..~ MINUTES SPECIAL JOINT MEETING CITY COUNCIL AND PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO MUNICIPAL SERVICES BUILDING CITY COUNCIL COMMUNITY ROOM 33 ARROYO DRIVE WEDNESDAY, JANUARY 30, 2008 MEETING OF THE CITY COUNCIL CALLED TO ORDER: 6:31 p.m. MEETING OF THE PLANNING COMMISSION CALLED TO ORDER: 6:31 p.m. CITY COUNCIL ROLL CALL: Present: Councilmen Addiego*, Garbarino and Mullin, Mayor Pro Tern Matsumoto and Mayor Gonzalez. Absent: None. *Councilman Addiego arrived at 6:38 p.m. PLANNING COMMISSION ROLL CALL: Commissioners Prouty and Zemke, Vice Chairman Teglia and Chairwoman Giusti. Absent: Commissioners Moore and Sim. PUBLIC COMMENTS - Public comments were limited to items on the Special Joint Meeting Agenda. Resident and Park and Recreation Commissioner Sean Garrone introduced a group of young men interested in suggesting consideration of a skateboard park in the subject property area. He explained that the skateboard park was originally proposed as part of the Orange Park Master Plan, but opined that the property presently under consideration might be more appropriate. Upon questioning by the Planning Commission and Council, Mr. Garrone estimated the cost of the proposed facility as $700,000 based upon the cost of a similar park installed in Pacifica. He further estimated the park would occupy an area of approximately 10,000 square feet. Resident Caesar Correa urged consideration of a skateboard park and explained that youth have no place to skate in the City. Resident Nick Matute opined that the subject property area presented a good location for a skateboard park. He explained the City's youth do not want to damage property by skating in unauthorized areas, but have no other options for skating in the City. Resident Dennis Rosaia, South San Francisco Rotarian Board Member, urged consideration of low income senior housing in the subject property area. He explained the Rotary Club's goal to join in partnership with the City for the purpose of building a 100 unit complex for low income seniors. He opined the location was especially attractive to seniors due to its proximity to public transportation, Kaiser Hospital, shopping, senior recreation services and public parks. Upon questioning from Council and the Planning Commission, Mr. Rosaia explained the Rotary Club hoped the minimum age limit for the project would be 55. He further advised that the Rotary Club did not have a specific location within the subject property area in mind and was open to various planning options for the facility. Resident Joan Marvier urged placement of a new library on the subject property area. Resident Doug Wigton, President of Rotary Plaza Corporation, urged placement of low income senior housing in the subject property area. He described the success of Rotary Plaza, which has been in operation for 36 years and stated that Rotarians hoped to provide additional housing in South San Francisco with the proposed new project. Resident and Library Board Trustee Eleanor Breite urged consideration of a new main library on the subject property and noted the current main library's space limitations. Resident Diane Ingles opined the subject property would be a perfect place for a new main library. She stated there is no room for growth at the current main library. Resident, Educator and Library Board Trustee Cisca Hansen opined that placement of a new main library on the centrally located subject property would serve as a symbol ofliberty. PRESENTATION: Visioning by Dan Ionescu, DIAP Companies - overview of city and regional planning philosophy for the Peninsula Region of the Bay Area. Mayor Pro Tern Matsumoto introduced Architect and City Planner Dan Ionescu ofDIAP Companies. She opined his planning concepts based on high density and open space would benefit plans for development in South San Francisco. SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30, 2008 PAGE 2 Mr. Ionescu then provided a visual presentation of his philosophy as follows: He opined that South San Francisco is uniquely situated with access to the Bay crossed by transportation arteries; and further that the City could be an international address based upon it proximity to Silicon Valley and neighboring San Francisco. He observed that while the City has a lot of through-traffic, it could do better to make itself a destination. He noted problems of affordable housing, sustainability and too many parking lots. He stated that modified planning concepts could address these issues and recommended thinking in a regional way. He further advised study of the environment, City history, infrastructure, demographics and the economy as part of developing a vision for South San Francisco. Mr. Ionescu challenged the concept that South San Francisco and neighboring Peninsula Cities are "built-out." He suggested mixed-use buildings with ground level retail units and upper level living units as a solution to this perceived land-use problem. He further stressed the importance of buildings with 24 hour/day uses. He opined that high density, mixed-use and well designed buildings would be critical to sustainability. Commissioner Prouty agreed with Mr. Ionescu's observations pertaining to parking lots located within Peninsula Cities in general. He noted cost-related resistance to putting parking structures underground. He opined that with Council's direction, the Commission could mandate mixed- use buildings with some combination of parking, retail, etc. Councilman Garbarino noted the importance of melding history with plans for future development, specifically in the Downtown District. Commissioner Prouty raised the example of the City of Pasadena, which revitalized its downtown with mixed-use buildings and covered breezeways that fit into the structure of the City. He noted that as a result of this renovation, quality oflife in Pasadena had gone up and the City's economy was enhanced. Mayor Pro Tern Matsumoto opined that the City needs higher density housing developments at and above market rate. She noted that higher buildings in the Downtown District would have unobstructed views of the Bay Area that aren't available in other cities. Mr. Ionescu advised that the City's ]leadership would need to be united in its vision for the future. He opined that 10% of the population would always fight change. He further stressed the importance of engaging and inspiring the community to do the right thing for the City's future. He noted that residents need to see how the overall vision fits into the big picture and overall zoning envelope. As guidelines for South San Francisco, he suggested 6-8 story average building heights with center densities of approximately 100-150 per acre and plenty of open park space. He further opined that at least 50% of buildings should be mixed-use. Councilman Mullin observed initial community resistance to a successful mixed-use project in SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30, 2008 PAGE 3 neighboring Daly City. He asked Mr. Ionescu ifhe had suggestions pertaining to how policy makers might better engage and educate the public about the benefits of such projects. Mr. Ionescu noted that community gatherings for the purpose of discussing planning concepts, such as the then present joint meeting, could be helpful. He noted that the concepts weren't new and could be observed in buildings abroad or on the East Coast. He advised Council to approach the public with a uniform vision that would be perceived as something positive for the City and not as a threat. He offered to be avaiilable to assist with this process and meet with residents in their neighborhoods. He opined that residents never lose property value due to installation of a good mixed-use development. Mayor Pro Tern Matsumoto questioned the existence of a retail to housing ratio. Mr. Ionescu responded that the mix is usually town and area specific. Planning Commission Vice Chairm:m Teglia opined that the City would benefit from implementation of many ofMr. Ionescu's concepts. He discussed the examples of the City of Pasadena and Downtown San Mateo, including well designed mixed-use developments, closed- off pedestrian breezeways, integrated and terraced-back mixed-use parking facilities and higher density developments. He opined that the key to successful planning is good design, not numbers in a zoning code. He further suggested that the zoning and design envelope concepts suggested by Mr. Ionescu could help South San Francisco. He noted, for example, that a zoning envelope was not in place to hold the developer to expectations for the Transit Village project between BART and Costco. He expressed interest in learning more about ways to encourage consistent high quality design that supports public and private needs. Commissioner Prouty questioned how the City could encourage neighbors of the Downtown District to promote a master plan including mixed-use developments like those discussed that evenmg. Mr. Ionescu responded that the City's leaders need to create a vision for the Downtown District that would excite the majority of residents. He opined that residents would appreciate the possibility of development to support a positive economic upside for property owners. STUDY SESSION - Presentation and consideration of preliminary land use concepts for Chestnut A venue/EI Camino Real Area Plan. (Approximately 50 acre area between South San Francisco BART Station and A Street near EI Camino Real). Recess: 7:48 p.m. Meeting Resumed: 7:59 p.m. Senior Planner Lappen presented the staff report and visual depictions of the subject property, including a roughly 50 acre land area in the Chestnut Avenue EI Camino Real vicinity located near the geographical center of the City between the South San Francisco BART Station and the Downtown District. He noted that Kaiser and certain commercial uses made the area regionally SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30, 2008 PAGE 4 important, but observed that development had been hindered by oddly shaped parcels. He explained the planning context to include the General Plan, the Linear Path and Bike Park Plan, the Transit Village Plan, the Grand Boulevard Initiative and the El Camino Real Master plan, which was in draft form. He advised that staff proposed to hire a land-use consultant to help oversee the process of planning the subject property area. Senior Planner Lappen noted that Kaiser presently had a formal project under review with the Planning Commission and would be retrofitting its complex by 2030. He explained staffwas encouraging Kaiser to take a comprehensive approach to growth including intensifying its uses on existing sites. Dr. Michelle Caughey, MD, Physician in Chief and Chief of Staff at Kaiser Hospital at 1200 El Camino Real, introduced her presentation as an explanation of hospital planning concepts related to Kaiser's development of its new hospital and Kaiser's request for a conditional use permit pertaining to property located at 1330 EI Camino Real. She continued her presentation as follows: South San Francisco Kaiser has been in operation since 1950 and on its current site since the 1970s. It treats 104,000 patients residing in San Mateo County yearly, 33% of which are residents of South San Francisco. Kaiser sees itself as the City's Community Hospital and is committed to remaining in South San Francisco. Dr. Caughey explained that hospital facilities are subject to very stringent industry standards imposed by the state and federal governments. Facility planning is further limited by logistic issues related to patient transfer times. Thus, the hub of a hospital is the emergency room, which needs to be on the first floor and the adjacencies, including imaging rooms, operating rooms and the critical care ICU area, are placed around it. Further, due to constant charJlges in medical technology and medical care delivery hospital facilities must be designed for flexible use. Additionally, ambulance and other patient traffic measures must facilitate quick, efficient and safe transfer of patients from vehicles to the hospital. Dr. Caughey then explained that by law, Kaiser must replace its hospital by 2030 and remedy certain seismic issues by 2013. She noted new hospital construction must occur without interrupting on-going medical care. In the interim, however, Kaiser must upgrade and increase the size of its intensive care unit. Accordingly, a project calling for installation of a 20 bed intensive care unit on the 5th floor of the hospital and expansion of the emergency rooms and operating rooms on the 15t floor was before Kaiser's Board of Directors. In addition, the project called for relocation of existing offices on the 5th floor of the current building to a closely adjacent former motel facility at the 1330 El Camino Real property on an interim basis. Accordingly, Kaiser had a pending conditional use permit requesting placement of administration and storage offices at the 1330 EI Camino Real property. She further noted that construction of the new intensive care unit was planned to begin in 2009. Dr. Caughey closed by noting that Kaiser intends to be a part of the City's dreams and SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30, 2008 PAGE 5 visions for the future. City Attorney Mattas advised Commissioners and Councilmembers to refrain from expressing positions with respect to the pending conditional use permit application pertaining to the 1330 El Camino Real property, because the Planning Commission could make a decision on it that could ultimately be appealed to Council. He noted that questions about the application could be entertained. Commissioner Prouty asked for clarification with respect to the construction proposed to begin in 2009. He further questioned how Kaiser planned to build a new hospital and maintain existing services on a single site and whether it envisioned acquiring a separate and/or adjacent parcel. Dr. Caughey explained that renovation of the motel facilities located on the property at 1330 El Camino Real would be the first step. Once those renovations were complete, offices from the 5th floor of the current hospital building would be moved to the 1330 EI Camino Real property. She opined that construction of the ICU could not begin for at least a year because the plan would be sent to Sacramento for approval after approval by Kaiser's Board of Directors. Dr. Caughey explained that Kaiser's preferred method and the least expensive way to build the new hospital would call for construction of the faeility adjacent to the existing facility. She further opined that it may be prohibitively expensive to do it in a phased manner. With respect to acquisition of additional property, Dr. Caughey explained that Kaiser was keeping its options open. Commissioner Teglia requested more detail on the proposed usage of the 1330 EI Camino Real property. He further expressed concern about the Kaiser property and the Company's approach to design generally. He opined that the parking structure on the 1200 El Camino Real property presents a use permit violation, because he had not seen fulfillment of the condition that employees would park on the top level and leave the lower levels open for patients. He expressed further concern over the trailers parked out in the parking lot and opined they could be better integrated with a ramp and a dock yielding a seamless transition between the hospital and the trailers. He noted his future questions would call for a closer look at the balance between the City's needs and Kaiser's and would examine the issue of taking a hotel out of use to benefit a property that could be better utilized. Dr. Caughey acknowledged that the Kaiser building, which was built in 1975, is constrained. Commissioner Zemke noted the current Kaiser property at 1200 EI Camino Real had a combination of medical office space and hospital use. He questioned whether Kaiser anticipated a shift to more hospital use and less medical office space. Dr. Caughey responded that the hospital is the critical need at the 1200 EI Camino Real Campus. She noted that primary care services presently located at the facility could be moved off-site, but hospital based specialists such as cardiologists, orthopedics, pulmonary critical care, radiology and pathology require the flexibility to move back and forth between provision of inpatient and outpatient services. Thus, Kaiser expected to retain the existing office building size with some slight expansion. SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30, 2008 PAGE 6 Mayor Pro Tem Matsumoto asked for clarification as to whether the pending conditional use permit application pertaining to the 1330 EI Camino Real property would ever come before Council. City Attorney Mattas advised the pending application could come before Council if Kaiser appealed the Planning Commission's decision. Chief Planner Kalkin also noted that because the pending application pertained to property located within the Transit Village Overlay Zone, it might present zoning consistency issues that may require a hearing before Council. In response to a question by Councilman Mullin, Dr. Caughey clarified that 35% of South San Francisco residents are Kaiser members. She further requested that Michael Kaye, Kaiser's Capital Projects Manager, address Councilman Mullin's question regarding Kaiser's decision to replace - as opposed to retrofit - the hospital to meet the 2030 requirements. Mr. Kaye responded that the structure of the existing building does not meet the 2030 legal requirements. Further, Kaiser's options for the new facility are dependent on an analysis of an earthquake's impact on the hospital structure's ability to meet the requirements of SB 1953. Councilman Addiego noted that Kaiser Hospital is integral to the South San Francisco Community and stated that its presence in the City has always been reassuring. He questioned the duration of the interim use and requested clarification of the storage proposed in the pending application. Mr. Kaye responded that Kaiser's sense of an interim use is until a new facility exists and/or through 2030 at the latest. Mr. Kayc::: further responded that the storage proposed at the 1330 EI Camino Real property is ancillary to hospital use. Mayor Gonzalez questioned the cost of the new hospital and stressed the importance of green building practices. Dr. Caughey responded that preliminary cost estimates were very high and noted Kaiser is committed to green building. Commissioner Prouty observed the proposed interim use may be for a 22 year duration and questioned whether Kaiser considered building a new storage and ancillary use facility on the 1330 EI Camino Real site as opposed to renovating the current motel structure. Mr. Kaye explained Kaiser determined it was advisable to expend funds to construct the new ICU rather than to construct a new administrative/storage facility that would have a short 20 year life. He further noted the current motel structure at the 1330 property suited the proposed uses, including administrative offices and storage of equipment. Chairwoman Giusti questioned whether Kaiser planned to remodel the hotel prior to moving over the proposed uses. SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30, 2008 PAGE 7 Mr. Kaye responded that Kaiser proposed to install modest seismic, exterior, landscaping and parking upgrades to the facility located at 1330 EI Camino Real. Mayor Pro Tem Matsumoto stressed the importance of fitting the property at 1330 EI Camino Real with the City's vision for the future. Mr. Kaye acknowledged that Kaiser would work closely with the City to develop something that would fit-in with the plans for the subject property area. Councilman Garbarino questioned whether Kaiser projected patient increases and how such projections would be incorporated into design of the new hospital. Dr. Caughey responded that Kaiser South San Francisco serves roughly 124,000 Kaiser members. She noted that patient projections were presently based upon assumptions related to the ageing of the population. She noted, however, that projections would increase if nearby local hospitals were forced to close as result of new state requirements. Vice Chairman Teglia pointed out that the 1330 EI Camino Real parcel was situated near properties ripe for redevelopment. He suggested that Kaiser consider better utilizing its current property by building up and/or accommodating its needs from a planning perspective on its existing site. He further commented that in the future, City leadership and Kaiser may consider looking at nearby properties presenting land-swap opportunities. Mayor Gonzalez thanked representatives from Kaiser Hospital and directed the discussion back to the staff report presented by Senior Planner Lappen. Vice Chairman Teglia looked forward to more expert advice on methods for planning the subject property area. He stressed the importance of hiring new consultants with a fresh outlook for this purpose. He further suggested updating the General Plan should be considered. Mayor Pro Tern Matsumoto opined the staff report highlighted the need for a cohesive vision and/or plan for the study area. Senior Planner Lappen noted that circumstances have changed since the 2003 initial draft of the EI Camino Master Plan. In response, Mayor Pro Tem Matsumoto echoed Vice Chairman Teglia's point regarding updating the General Plan. Commissioner Prouty noted approval of Kaiser's project could defeat the whole purpose of creating a vision or plan for the study area and expressed support for consideration of a land swap opportunity. He further stated that projects in the subject property area should not be approved until a plan for the area exists. Mayor Gonzalez stated agreement with this concept. SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30,2008 PAGE 8 Vice Chairman Teglia opined that Council and the Commission received good information at the study session, but not a whole lot was accomplished. He noted that developing the study area would take commitment from the City Council and state funding. He further stressed the importance of developing a realistic plan for the area including the portions that would be used for civic improvements, sold to deveJlopers and designated for retail use. He noted the absence of such advice from the evening's study session. He questioned whether a slight relocation of the linear park was still on the table. Mayor Pro Tern Matsumoto questioned visibility to plans for certain properties in the area, including the former gas station at the corner ofEI Camino Real and Chestnut Avenue and the two Safeway stores located within City limits. Councilman Addiego opined that the conceptual discussion at the study session was beneficial; however, the session did not accomplish much by way of direction. He stressed the significance of a comprehensive plan for the area.. He further suggested the ideas of joining with the School District on a site for the library and making the linear park the spine of proposed housing in the subject property area. Commissioner Prouty suggested mixed-use development and making the most of the opportunity to create a gateway to the City as priorities for the subject property area. Councilman Addiego opined that the part of Mission Road across the street from the Courthouse would be a good arterial for mixed-use housing. He further noted the potential for great capacity along the road. Councilman Garbarino opined that aside from certain contingencies, land swap opportunities were a nice idea. He also agreed that development of a plan for the subject property area was important. He further suggested the concept of two gateways to the City including the Downtown District and the Chestnut A venue/EI Camino Real area. Vice Chairman Teglia stressed the importance of considering the present restrictions on buildings in the Downtown District. He opined that considerations such as increased density and building height, conversion of allies into pedestrian breezeways and proper infrastructure should be integrated. He further stated a mixed-use parking structure between Grand and Baden A venues with retail facing into the alley might be appropriate. He suggested that zoning roadblocks to such development need to be identified and lifted. Councilman Mullin suggested that the subject property area under consideration in the EI Camino Real Chestnut A venue area presented an incredible opportunity for development in the heart ofthe City. He opined that as a symbol and beacon of democracy, a new library could create a cultural and learning hub in the area. He questioned the existence of restrictions on the use of redevelopment funds to support a new library. Assistant City Manager and Director of Economic & Community Development Van Duyn noted redevelopment funds could be used to purchase land that would ultimately be used for the library. SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30, 2008 PAGE 9 He further advised that the General Plan already designated the subject property area for mixed- use, housing, commercial and many of the other concepts discussed during the study session. He also opined that none of the proposals were inconsistent with incorporating a recreation facility into the plan for the subject property area. He noted that much more could be done with the land than what the General Plan states andl opined that the City had advanced to a point at which greater densities had become necessary. He opined that the Commission and Council were in a great position to shape the plan for the subject property area irrespective of the present General Plan. He stressed that direction on development and design plans in the area was necessary. Mayor Pro Tern Matsumoto questioned whether the December 2007 RFP would encompass some of the discussion pertaining to higher densities and integration of housing and mixed-use development. Assistant City Manager Van Duyn advised that the evening's comments would be passed along and that some of the consultants vying for the work were present at the study session. He opined that mixed- use development and integrated market and moderate to low income housing plans were possible within the study area. Commissioner Prouty questioned infrastructure plans at the Chestnut Avenue, EI Camino Real and Westborough Boulevard interchange. He also thanked the Council and City staff for the hard work that went into assembling the properties in the subject property area and for the incredible opportunity it presented to develop an area that is the geographic heart of the City with the capacity to be the City's face on the Peninsula. Assistant City Manager Van Duyn opined that infrastructure in the area might need to be modified based upon development plans for the subject property area. He further clarified that he had met with owners of property on the corner of EI Camino Real and Chestnut and learned that despite rumors, they had no present plans for the property. Vice Chairman Teglia questioned whether the City had the resources in place to ensure expectations for development of the study area could be met. As an example of his concerns, he recalled disappoint with the Transit Village results. He suggested that planning department staffing and internal expertise should be increased and noted that a good consultant was critical to the project. He further opined that the City's leadership should collectively evaluate the consultant's resumes and suggested field trips around town with the consultants might be more beneficial than stakeholder meetings. Mayor Gonzalez concurred that a good consultant was critical. He opined that the concepts presented by Mr. Ionescu would be beneficial to plans for the subject property area. He questioned whether staff believed it had enough direction to move forward. Assistant City Manager Van Duyn advised he was pleased with the discussion that had taken place and would take the issues raised under advisement. He advised that staff would select the consultant with Council and the Commission's concerns in mind. Mayor Gonzalez thanked the Planning Commission, City staff and members of the Community SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30, 2008 PAGE 10 for participating in the joint meeting. ADJOURNMENT OF PLANNING COMMISSION MEETING Being no further business, Chairwoman Giusti adjourned the Planning Commission Meeting at 9:50 p.m. ADJOURNMENT OF CITY COUNCIL MEETING Being no further business, Mayor Gonzalez adjourned the City Council Meeting at 9:50 p.m. ( /~;;ve~~ -Aedr~~, M!.1or City of South San Francisco I'v7 hA~ ~ M~c;i'ti, Chairwoman Planning Commission City of South San Francisco SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION MEETING MINUTES JANUARY 30, 2008 PAGE 11