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HomeMy WebLinkAboutMinutes 2008-04-16 °~~x's~~~ 0 MINUTES o SPECIAL MEETING ~AZrFOa~tiA CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, California 94083 MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVh: WEDNESDAY, APRIL 16, 2008 Meeting Called to Order: 6:30 p.m. 2. Roll Call: Present: Councilmen Addiego, Garbarino and Mullin, Mayor Pro Tem Matsumoto and Mayor Gonzalez. Absent: None. Public Comments. None. 4. Study Session -Discussion of the findings of the completed cost and construction feasibility study and provision of direction regarding the Oyster Point Marina Concept Plan. Associate Planner Gerry Beaudin presented the Oyster Point Marina Concept Plan. He explained that the project was first presented to Council in the Fall of 2006 and that the convention center and hotel were at the forefront of the plan. In 2007, staff contracted with Kleinfelder to complete the feasibility study. The results of the study suggest that the high density option is feasible from an environmental and geothermal basis but not likely from an economic perspective due to a cost premium of 15%, or $33 million, over traditional solid ground land. The properties are also subject to long term leases. Based upon results of the study, staff recommended the following next steps: 1) put the concept planning effort on hold; 2) focus on physical upgrades; and 3) implementation of a "Framework Plan" to be used as a foundation for all improvement work moving forward. The Framework Plan would include the physical upgrades required at Oyster Point and should be used by the City for circulation and parcelization. Mayor Pro Tem Matsumoto questioned whether foundation work, maintenance work and waste removal costs were factored into the Kleinfelder summary. Associate Planner Beaudin responded that the costs referenced by the Mayor Pro Tem were included in the very rough total estimated cost model using the convention center and hotel option. He further commented that waste removal would only be necessary if land had. to be moved to create foundation. Mayor Pro Tem Matsumoto observed that Benzine is cancer causing, and questioned the plan for dealing with its removal from the ground. Assistant City Manager Van Duyn advised that Kleinfelder did an initial environmental. study that included the costs of the plan. He explained that the City is under orders to clean up and correct environmental issues affecting the land and further, that the area is under constant environmental monitoring funded by the City. As a result of such monitoring, the City was aware that things are not getting worse. However, the work would eventually have to be completed. He further noted that a utility is about to be relocated to the area and will have some associated environmental impact requiring clean up. Mayor Pro Tem Matsumoto questioned the disclaimer that the Kleinfelder Report was for use only by the client and within a reasonable time from its issuance. Associate Planner Beaudin explained that the disclaimer accounted for the fact that Oyster Point is a constantly changing environment. Accordingly, the document's conclusions might not be valid 5 or 10 years from now. He further commented that although Council could use the report as a good reference source 5 years from now, environmental regulations and the state of Oyster Point would have to be updated. Mayor Pro Tem Matsumoto questioned whether hotels, condos and/or other housing were permissible on the site. She further requested clarification as to leaseholds and whether Council could deny lease renewals if ferry service was established on the Point. Regarding housing in the area, Assistant City Manager Van Duyn responded that value was the heart of the issue. He noted that at some point the land could be cleaned up for development; however, the clean up would be very expensive. With respect to leaseholds, he responded that Council's responsibility extends through 2026. City Attorney Mattas advised that his Office would provide Council with information about Council's authority with respect to lease extension. He opined that any extension of the lease beyond 2016 would require Council's consent, but he was unsure whether the King Ventures lease was unilateral or mutual after 2026. Mayor Pro Tem Matsumoto opined that the Oyster Point Plan should be deferred for a while until the ferry service takes off. If the project were to proceed further, she requested a fiscal and economic feasibility study in order to permit Council's determination as to the option that would yield the greatest revenue return. Associate Planner Beaudin stated the ultimate need for direction from the community and Council as to whether to pursue a revenue opportunity at Oyster Point or whether the space might better serve as a recreational area due to environmental issues and the ground. He opined that the fantastic views in the area are no less fantastic from the ground level. Councilman Garbarino requested an explanation of the difference between Class 1 and CRA Hazardous Waste as mentioned in the Kleinfelder Report. SPECIAL CITY COUNCIL MEETING APRIL 16, 2008 MINUTES PAGE 2 Associate Planner Beaudin responded that he would follow-up to get a written response to Councilman Garbarino's question. Councilman Addiego commented that it was disappointing to hear that the cost of securing the area for development would be so extreme as to terminate the project. Councilman Mullin observed estimated costs were based upon higher intensity development and foundation related issues. He questioned whether anything could be inferred from the study with respect to the cost of the lower intensity options contemplated in 2006. He further questioned options for Parcel 1, which he observed to be the most viable. Regarding costs, Associate Planner Beaudin explained that any development intense enough to require pile foundations would be well addressed by the Kleinfelder Report. He opined that intermediate and low intensity options were still very viable for the area. Assistant City Manager Van Duyn advised that Parcel 1 was then presently viable for marketing. He observed, however, that under the current hotel climate, the parcel was not as marketable. He further explained that some of the work done for the planned Hilton Hotel that fell through could be packaged and transferred to a new project. However, new permits would need to be pulled. Mayor Gonzalez questioned whether a hotel could be built without a convention center or vice versa. Associate Planner Beaudin responded that the convention center would need hotels to support it, but hotels could likely be profitable on the space without a convention. center. Mayor Gonzalez closed the discussion by acknowledging that the Kleinfelder Report would be kept and the Framework Plan would be considered in future plans for the area. 5. Approval of the Junipero Serra Boulevard Remediation Replanting Conceptual Plan. Director of Parks and Recreation Ranals advised that staff sought direction from Council on how to remediate and replant the Junipero Serra median islands. She explained that Junipero Serra is a 1.7 mile major thoroughfare through South San Francisco and that trees in its medians were suffering from the Pine Canker Disease. The past strategy had been to remove the dead trees and replace them. As the problem worsened, it became clear that an inventory of the trees and a master remediation plan were necessary. Director of Public Works White advised that the Pine Canker Disease was initially observed between 10 and 15 years ago in the :funipero Serra Blvd. area. At that time, some of the Monterey Pines were removed and replaced with Cedar trees. Over a period of time, some of the Cedars failed and decline had recently become more rapid. He noted that Council had suggested rethinking the course of the reforestation plan as some of the Cedars were not doing well. Accordingly, the Public Works Department contracted with Callander Associates, a landscape architect firm, to provide recommendations. Superintendant of Parks and Facilities Bates advised that arborist staff worked closely with SPECIAL CITY COUNCIL MEETING APRIL 16, 2008 MINUTES PAGE 3 Callander Associates and took community safety into consideration throughout the process of developing the plan. Priorities in plan development also included the aesthetic appearance of the Boulevard and selection of hearty plants that could withstand drought, wind and fog. Together with Callander Associates, staff had identified the scope of work, assessed the existing conditions of the 271 trees and devised a conceptual plan identifying many of the challenges as well as associated costs and potential funding. Mark Callander of Callander Associates then presented Council with a power point presentation of the proposed Junipero Serra Boulevard Tree Reforestation Plan as follows: Mr. Callander advised that project goals included provision of recommendations for the replanting of the medians, including street trees to replace existing trees in decline and plantings at Hickey, King and Avalon median nosings to enhance appearance. The project was limited in scope to the 1.7 mile section of Junipero Serra Boulevard located between Hickey Boulevard and Avalon Drive in South San Francisco. The work completed included evaluation and site investigation of existing trees, review oil staff arborists' documentation and preparation of conceptual level plans that were presented to the Park and Recreation Commission. In addition, a number of different funding entities for projects of this type were identified. Mr. Callander advised that the reforestation plan called for alternating rows of trees, including dark coniferous trees and lighter broadleaf evergreen trees. These trees would provide year round effect due to their ability to thrive at the location. Approaching the medians there would be a transition to a smaller flowering-type tree to accent the intersection and provide transition from the intermediate landscaping section. In addition, the planting would enhance the City sign at the Avalon intersection. A rhythm would be evident starting with flowering trees and then flowing to alternating coniferous and broadleaf trees. Additional suggested improvements included replacement of the median fence along a portion. of the second zone and covering a pedestrian overpass. Councilman Garbarino questioned whether root barriers had been installed when the trees were initially planted and whether they would be incorporated in the reforestation plan. Director of Public Works White confirmed that root barriers had been installed but were not entirely effective. Mr. Callander responded that root barriers could be incorporated in the reforestation plan and would be appropriate given the problems observed. Councilman Addiego commented that at its apex, the Junipero Serra Boulevard Corridor with its heavy dark evergreens had a natural feel to it and was not heavily landscaped. He expressed a preference for maintaining some of the wildness that had previously characterized the area. Mayor Pro Tem Matsumoto commented that she was in favor of a greening of the area that would signify an entry to South San Francisco. She further expressed fondness for the mix of broadleaf and conifers, however she observed that the diagram included in Mr. Callander's presentation did not show a straight line and/or pattern of plantings. SPECIAL CITY COUNCIL MEETING APRIL 16, 2008 MINUTES PAGE 4 Mr. Callander responded that the planting could take infinite forms and any perceived monotony maybe broken up. Mayor Pro Tem Matsumoto asked staff for clarification of the proposed funding plan for the project. She further questioned whether construction costs would be handled in house. Director of Public Works White advised that the establishment of the reforestation plan. puts the City in a better position with respect to grant applications. City Manager Nagel responded that due to the scope of the project, a commitment regarding construction work was premature. Mayor Pro Tem Matsumoto questioned the finality of the proposal. City Manager Nagel. responded that there would be additional opportunities for input. However, since the basic plan was fairly well received, the City would proceed with removal of dead and dying trees and look for grants. Councilman Mullin requested clarification as to whether dead and/or dying trees were immediately being removed along the entire stretch of Junipero Serra Boulevard. Director of Public Works White advised that the CIP included a budget to fund a certain amount of removals with respect to dead and/or dying trees that proposed safety issues. He advised that continued removal was necessary as the trees were on their own time schedule. Mayor Gonzalez commented that he liked the plan and was in favor of doing the work and expressed a preference for more green in the area. Councilman Addiego observed that the bulk of project cost was site construction and irrigation. He questioned whether there had been any thought as to whether recycled water could eventually be used for irrigation of the area. Director of Public Works White advised that there was hope that once the median was established, the area would not require any irrigation. However, installation of purple pipe could be considered. Motion- Councilman Garbarino/Second- Councilman Mullin: to approve the Junipero Serra Boulevard Remediation Replanting Conceptual Plan. Unanimously approved by voice; vote. 6. Adjournment: Being no further business Mayor Gonzalez adjourned the meeting at 8:02 p.m. S .roved: a i~ on, City Clerk ~edro Gonzalez,1~~~r 1 City of South an Fr Cisco City of South San Francisco SPECIAL CITY COUNCIL MEETING APRIL 16, 2008 MINUTES PAGE 5