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HomeMy WebLinkAbout2006-09-21MINUTES September 21, 2006 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION TAPE 1 CALL TO ORDER /PLEDGE OF ALLEGIANCE 7:30 n.m. ROLL CALL PRESENT: Commissioner Giusti, Commissioner Prouty, Commissioner Romero, Commissioner Sim, Commissioner Teglia, Vice Chairperson Honan and Chairperson Zemke ABSENT: None STAFF PRESENT: Planning Division: Susy Kalkin, Acting Chief Planner Steve Carlson, Senior Planner Bertha Aguilar, Admin. Asst. II City Attorney: Peter Spoerl, Assistant City Attorney Engineering Division: Sam Bautista, Senior Civil Engineer Police Department: Sergeant Alan Normandy, Planning Liaison Fire Prevention. Bryan Niswonger, Assistant Fire Marshall City Manager: Marty Van Duyn, Assistant City Manager CHAIR COMMENTS Chairperson Zemke invited everyone to day in the park on Saturday. AGENDA REVIEW No Changes ORAL COMMUNICATIONS None CONSENT CALENDAR None 1. Edna's Ichiban (Ben Ramos)/applicant American National Ins. Co./owner 2234 & 2236 Westborough Blvd. P02-0001: UPM05-0005 (Continue to October 5, 2006) Modification of a Use Permit allowing an expansion of the dining area of an existing restaurant at 2234-A and 2236 Westborough Boulevard, in the Retail Commercial (C-1) Zone District, in accordance with SSFMC Chapters 20.22 and 20.81. 2. Josephine Chetty/applicant SSF Grand Ave Baptist Church/owner 800 Grand Ave P05-0119: UP05-0024 One Year Review of Use Permit to allow aday-care facility for a maximum of thirty children in the Medium Density Residential (R-2-H) Zone District in accordance with SSFMC Chapters 20.18 & 20.81. 3. Malcolm Building Malcolm Properties/Owner The Hagman Group/Applicant 200 Oyster Point Blvd P06-0033: TDM06-0002, VAR06-0002, UP06-0011 & DR06-0032 Planning Commission Meeting of September 21, 2006 Planned Unit Development allowing parking spaces and a trash enclosure in a portion of the minimum required 15 foot deep rear setback. Use Permit & Design Review allowing a 56,300 square foot 4-story office and building generating in excess of 100 average daily vehicle trips, open at-grade & garage parking for a minimum of 158 vehicles & landscaping at 200 Oyster Point Blvd in the Planned Commercial (P-C-L) Zone District in accordance with SSFMC Chapters 20.24, 20.81 & 20.85 Variance to reduce parking to a rate of 2.83 space per 1,000 square feet of floor area instead of the minimum required rate of 3.3 spaces per 1,000 square feet of floor area in accordance with SSFMC Chapter 20.82 Transportation Demand Management Plan to reduce traffic impacts and allow a reduction in the minimum required parking in accordance with SSFMC Chapter 20.120 (Accept withdrawal of application) 4. Diana Barnard/applicant KSW PROPERTIES/owner 1333-1361 Lowrie Ave (015-115-290 & 015-115-460) P05-0139: UP05-0027, DR06-0027, VAR05-0002 & TDM05-0005 (Continue to October 5, 2006) Use Permit allowing re-establishment of warehouse and distribution uses generating in excess of 100 average daily vehicle trips, outdoor overnight truck storage and 24 hour operation and Design Review of landscaping upgrades; Cultural Arts Contribution allowing 16,590 square feet of on-site landscaping in-lieu of providing a minimum landscaping of 26,236 square feet; Variance allowing 95 parking spaces instead of the minimum requirement of 125 parking spaces and Transportation Demand Management Plan in association with a Variance reducing parking requirements located at 1331, 1341-1349 Lowrie Avenue in the Planned Industrial Zone District in accordance with SSFMC Chapters 20.30, 20.81, 20.84, 20.85, 20.101, & 20.120. 5. Genentech Master Plan EIR Genentech,/Owner Lisa Sullivan/Applicant 1 DNA Way P05-0141: MP05-OOOIEIR05-0004 (Continue to October 5, 2006) Public Hearing to receive comments on the Genentech Master Plan Environmental Impact Report. Motion Giusti /Second Sim to approve the Consent Calendar. Commissioner Teglia asked why item number three was being withdrawn. Senior Planner Carlson noted that the site was sold and the project would not be pursued at this moment. Approved by unanimous voice vote. PUBLIC HEARING 6. Michael Nilmeyer/applicant WELLS ENTERPRISES/owner 202, 212 & 218 Littlefield Ave P06-0054: UP06-0016, DR06-0043 & TDM06-0004 Use Permit and Design Review allowing a two tenant building comprised of a 10,228 square foot industrial use and a 17,600 square foot commercial mail distribution center with a 32,000 square foot indoor garage for occupants of 202 and 222 Littlefield Avenue, outdoor parking for twenty-five (25) vehicles and indoor parking garage for up to eighty-two (82) vehicles, outdoor overnight storage of up to five (5) tractor trailers, and three (30 foot long s:~MCwutes~~Lwal~zed rnCwutes~2oo~\o9-2i-o6 rzpc.doc Page z of g Planning Commission Meeting of September 21, 2006 loading docks, generating in excess of one hundred (100) average daily vehicle trips, and twenty-four (24) hour operation; Transportation Demand Management Plan to reduce traffic associated with the development in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.71, 20.74, 20.81 & 20.85 & 20.120. Reviewed with item #7. 7. Michael Nilmeyer/applicant A-M-7 ASSOCIATES/owner 222 Littlefield Ave P06-0056: UP06-0017, DR06-0044 & TDM06-0005 Use Permit to legalize a commercial postal facility with 24 hour daily operations and generating in excess of 100 average daily vehicle trips, and off-site parking at 202 Littlefield Avenue; Design Review of a new open at-grade parking lot and landscaping upgrades; Transportation Demand Management Plan to reduce traffic associated with the development located in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32, 20.74, 20.81, 20.85 & 20.120. Public Hearings opened. Senior Planner Carlson presented the staff report and stated that there were changes to the Conditions of Approval as follows: • Engineering Division fees condition would be removed because it was found that the project was not subject to impact fees. • Engineering Division additional condition with regard to the construction of the sidewalk frontage along 202 through 222 Littlefield. • Fire Prevention conditions 1 and 2 would be deleted for the 222 Littlefield project. • Engineering Division Special Condition #2 would be deleted because the applicant resolved the traffic circulation issues. Commissioner Teglia asked for clarification on legalizing the use. Senior Planner Carlson noted that the applicant had taken over another site and made some changes in their operations, such as hours of operations and trailers stored, which triggered the Use Permit. Staff has been looking into resolving these issues for a year or two. Michael Nilmeyer, architect, noted that Fed-Ex has a facility at 222 Littlefield site and they had an offsite parking facility where a shuttle would transport employees back and forth. He noted that 202 Littlefield was looked at as a potential site for parking. He pointed out that they added landscaping and reconfigured the parking lot. They are also adding ivy to the chain link fence. He pointed out that there is parking for 26 trailers at 222 Littlefield. He pointed out that in the building there is only one-way circulation and vehicles enter via a 20 foot right-of way into the building. He noted that Pat Esquino, Jim Bowman, Joe Marsico and Mike Paccelli are present to answer any questions the Commission might have. Senior Planner Carlson noted that the site plan does not show 26 trucks on the site and that it might not meet City standards. Public Hearings closed. Chairperson Zemke noted that the landscaping is going to the railroad spur and was concerned that the Bay Trail will need to be brought up with the landscaping to make the site and the trail landscaping consistent. Mr. Nilmeyer noted that on the 202 site there is landscaping in the rear of the building and on the southwest corner there is a 15 foot wide landscaping area. The Bay Trail has seating and some natural landscaping. Chairperson Zemke questioned if the Bay Trail was City properly or the applicant's properly. Senior Planner Carlson noted that the City is responsible for the Bay Trail and the plant types that are out there which is the responsibility of the City's Public Works Department. Mr. Nilmeyer added that there is no portion of the Bay Trail that is on the Fed-Ex site. Vice Chairperson Honan asked that the Fire Marshal explain the recommendation for a Fire Lane. Fire Marshal s:\M%wutes\~twaltzed M%wutes~2oo6\oy-2i-o6 rPC.doc Page s of 8 Planning Commission Meeting of September 21, 2006 Niswonger noted that the existing site at 202 Littlefield Avenue does not allow a full turnaround for fire vehicles. He noted that the existing driveway that runs behind both 202 and 212 Littlefield Avenue and that exists onto the street next top the driveway for 222 Littlefield Avenue that is currently utilized as Fire access is being designated as a Fire Lane in the condition of approval. He also noted that 222 Littlefield Avenue is also constrained by the site configuration that little space exists for a full turnaround, but that a hammerhead style turnaround is a possibility. Commissioner Prouty questioned if the one way traffic flow will be linked to the property. Senior Planner Carlson noted that the fire lane will be dedicated and an agreement will be recorded with the County Recorder. Fire Marshall Niswonger noted that they would enforce any conditions or agreements set forth when there is a violation. Commissioner Prouty questioned if this Fed-Ex will have independent drivers. Mr. Nilmeyer added that these are also independent drivers. Commissioner Prouty questioned if the business license issue had been addressed. Pat Esquino, Federal Express Ground -Senior Manager of Facilities, noted that their counsel is in the process with the City's counsel to encourage the contractors to take care of the licenses. Commissioner Prouty noted that the project has been approved for several months and would not like to have staff tracking down each of the contractors to have this done. Senior Planner Carlson noted that a requirement that all their contractors have business licenses prior to issuance of any Building Permit can be added to the project approvals. Commissioner Prouty agreed. Assistant City Attorney Spoerl confirmed that he is working with legal counsel for Fed-Ex regarding the contractors licenses. Commissioner Teglia stated that some companies do not allow truckers on site if they do not have their paperwork. He suggested that Fed-Ex needs to require all contractors that go to that site obtain the proper permits from the City and if they don't they will not be allowed on the site. Mr. Esquilina noted that they are doing their best to take care of the issue. Vice Chairperson Honan questioned how many applicants have applied for the business licenses. Senior Planner Carlson noted that none had at the time. Mr. Nilmeyer clarified that the contractors at 220 Shaw Road have not received the letter notifying them that they have to comply with this requirement which is the reason why there have not been any applications submitted for business licenses. Commissioner Teglia noted that Fed-Ex does not want to comply with this issue and a facility needs to comply with the Use Permit. He added that Fed-Ex needs to actively check that their licenses are current. Commissioner Giusti noted that the business license needs to be a requirement Fed-Ex has in place for their contractors to be able to perform their delivery services. Commissioner Teglia noted that there may be an opportunity for Fed-Ex to expand in the future and improve the facility. He felt that the circulation is poor and if there is an expansion in the future he suggested that Fed-Ex consider a properly designed distribution center at this location. He pointed out that he would like to see a condition of approval that there be no on-street parking of vans and trailers, and a second condition that any fences not standing 90 degrees to the ground be repaired within two weeks. Commissioner Romero questioned if the numbers quoted in the staff report with regard to the trucks are strictly enforced because it seems that they are estimates. Senior Planner Carlson noted that there are more trailers than estimated and pointed out that staffs concern is that the site cannot accommodate all the trailers and maintain the 25 foot travel lane. Commissioner Romero questioned if the Engineering Division reviewed this issue. Senior Planner Carlson noted that it is a question of geometry and trying to fit the trailers on the site. Mr. Nilmeyer noted that the travel lane can be marked and are identifying the areas where the tractor trailers will not be able to park. Commissioner Teglia questioned where the doubles will be assembled. Mr. Esquilina noted that a trailer already is hooked and back to the second trailer. Vice Chairperson Honan stated that she has not seen where everything is going and added that a better presentation is needed. Commissioner Sim added that Fed-Ex needs to show a Master Plan for the properties in ten or fifteen years. Mr. Esquilina noted that they currently don't have more plans in South San Francisco. Commissioner Romero asked who the distribution facility was going to serve. Mr. Esquilina noted that they will be servicing the local community. Commissioner Romero asked that Federal Express give the Commission the s:v~1%wutes\~LwaLCzed r~Cwutes~2oo6\oy-2i-o6 RPC.doc page 4 o f 8 Planning Commission Meeting of September 21, 2006 number of trailers, tractors, and types of vehicles on the site, as well as employee count. He noted that the business license requirement needs to be incorporated into the service contract that Fed-Ex has with their contractors. Mr. Esquilina noted that they would like to return to the Commission and provide the information requested. Motion Prouty /Second Giusti to continue the item to October 19, 2006. Approved by unanimous voice vote. Senior Planner Carlson suggested that the Commission continue the 220 Shaw Road review (item #9) to the October 19"' meeting also and look at the three projects then. Recess called at 9:09 p.m. Recalled to order at 9:22 p.m. 8. MANDALAY TERRACE - Terrabay Phase III Mandalay Terrace (PHIII /Bayshore Blvd) Myers Development Co. LLC /Owner & Applicant San Bruno Mountain -Bayshore Blvd P06-0073: PP06-0002, SP06-0001, DR06-0060, ZA06-0001 & EIR04-0002 (Continued from September7, 2006) Precise Plan, Specific Plan, Design Review, Zoning Text Amendment amending Chapter 20.63 of the SSFMC and Final Environmental Impact Report with Addendum for a re-entitlement of an existing 665,000 square feet office building to allow the office square footage to be constructed in two towers and an increase in commercial uses. The project would consist of: 665,000 square feet of office in two high rise towers, 25,000 square feet of commercial space, a 100-child day care center and a 200 seat performing arts shared with office space. Consultant Planner Knapp presented a brief staff report. Commissioners Romero and Honan expressed concern regarding the continuance from the September 7~' hearing. Commissioner Romero expressed his belief that such a motion was not in accordance with Roberts Rules of parliamentary procedure. Assistant City Attorney Spoerl conceded that under a strict interpretation of Roberts Rules, the motion to continue would have first required a "Motion to Reconsider," and that the motion could only be made by a member of the prevailing side of the vote. Spoerl noted that the Commission's bylaws provide that meetings shall be held "in accordance with Roberts Rules of Procedure and parliamentary law," and explained that more modern parliamentary treatises would allow the motion to continue the matter. Spoerl expressed his opinion that the motion to continue was thus generally in accordance with the Commission's bylaws. He noted that four of seven commissioners had voted to continue the matter for re-consideration, and stated his opinion that recognizing the motion would help to further one of the primary purposes of parliamentary procedure, which is to enforce the desire of the majority. Vice Chairperson Honan felt that Assistant City Attorney Spoerl, as the Commission's legal advisor, should tell the Commission that they are not following parliamentary procedure and felt that this had not been the case in the past. She pointed out that she refused to vote again because there had been a vote which should have been the final decision. Chairperson Zemke noted that after no further comments with regards to the previous meeting's voting process, the applicant would be allowed to give his presentation and the Commission could make a decision after the presentation. Jack Myers, Myers Development, noted that they believe that all the comments of the Commission have been responded to and allowed Michael Duncan, Cliff Lowe and Craig Hartman to present the changes to the Commission. The changes were: • Phase I -the parking garage has been almost completely concealed. They showed a sample of the perforated luminous steel to be used on the garage. s:v~t%wutes\~~walLzed M~wutes\2oo6\oy-2s-o61zFC.doc Pagesof g Planning Commission Meeting of September 21, 2006 • Phase II -the taller office tower was pushed back and into the mountain by 40 feet without losing any of the square footage in the retail aspect of the project. • The lobby lost some square footage due to moving back the taller building. • They presented images of the Mandalay tower and how it would look with the two new towers fully constructed. • The plaza was extended and more landscaping added. • The translucent glass wall was raised by 10 feet. • They showed examples of the garage material being used in other projects and photomontages of the way the towers would like at night. Public Hearing closed. Commissioner Teglia felt that his concerns on the closeness of the tower to Airport Boulevard had been addressed. Commissioner Sim noted that there were some renderings that showed a small portion of the garage and questioned if it could be further screened. Mr. Duncan noted that they can cover those areas with landscaping as much as possible. Mr. Lowe noted that they will plant poplar trees, which grow fast and will max out at 50 to 60 feet tall Commissioner Sim questioned if the retaining wall would be completed with the first phase and if it would be visible during the first phase. Mr. Duncan noted that the finished grade is at 50 feet, and the top of the wall is another 18 and 20 feet. He pointed out that this is the back wall where the future retail is going to go. Commissioner Sim noted that the building is beautiful and does not want to lose the wrap around idea. Mr. Myers noted that they could eliminate the grading for the retaining wall in Phase I or substantially reduce it by changing the characteristic on the slope. He noted that they could bring the retaining wall down and not just rely on the landscaping to bring down the impact on the area. Mr. Duncan noted that they could berm up against it and bury the shorter of the two retaining walls. Commissioner Prouty noted that moving the building back has a better effect on the area. He added that the parking structure needs to be further landscaped to stealth it. He questioned if the design of the buildings is something that could actually be built. Mr. Myers noted that they have checked with Benson Industries, a glazing manufacturer and has confirmed that this is doable. Commissioner Prouty noted that the building is distinctive and wants to see the project completed as presented to the Planning Commission. He pointed out that the economic benefit to the City went from 1.8 million dollars in the 2005 proposal to $700,000 and this is a major difference. He pointed out that this is not an easy decision. Chairperson Zemke also complimented the developer on the proposal and for responding to all their needs. He asked staff how to proceed with the motions. Assistant City Attorney Spoerl noted that if the Commission recommends approval to the City Council, staff will make sure that the staff report reflects the earlier (September 7th) motion with the full results of the vote and a description of the procedural posture of the motion. Motion Teglia /Second Giusti to approve a resolution recommending that the City Council approve P06-0073: PP06-0002, SP06-0001, DR06-0060, TDM06-000 and ZA06-0001 subject to the conditions of approval including the revised conditions submitted by staff; and with the following recommendation of the Planning Commission: That the Below Market Rate housing be produced prior to a certificate of occupancy for the Phase I office tower; That the southern portion of the parking garage be further stealthed with large-box specimen trees subject to the Chief Planner's approval; and, That the tallest of the northwestern retaining walls not be constructed during Phase I and that the second smaller retaining wall either be buried or not constructed in Phase I, if possible, and that this area be landscaped and remain in a natural state. Roll Call: s:~r~~wutes~~Cwa~Czed M%vtutCS\2oo6\o9-2i-o~ R.pc.doc Page ~ of a Planning Commission Meeting of September 21, 2006 AYES: Commissioner Giusti, Commissioner Prouty, Commissioner Sim, Commissioner Teglia and Chairperson Zemke NOES: Commissioner Romero ABSTAIN: Vice Chairperson Honan* ABSENT: None * Commissioner Honan stated for the record that she refused to vote as she felt the continuance was procedurally improper, and her vote was thus tallied as an abstention. Commissioner Prouty also stated for the record that he voted in favor because he expects Myers Development to deliver on the proposal. Commissioner Sim made it clear that because of the architects' compelling design and the way the detail was presented he voted in favor and expressed his desire for the developer to deliver on the proposal. ADMINISTRATIVE BUSINESS 9. FedEx Distribution Center Bacon, John W. & Lynn ]./Owner Michael Nilmeyer/Applicant 220 Shaw Rd. P05-0064: UP05-0014 Use Permit and Design Review allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily Continued to October 19, 2006 by consensus of the Commission after discussing items 6 and 7. ITEMS FROM STAFF None ITEMS FROM COMMISSION • Commissioner Prouty invited everyone to Day in the Park on Saturday, September 23~d • Commissioner Teglia asked staff to reconsider tandem parking and recommended that the City Council put a moratorium for the downtown area restricting tandem parking in any residential additions or any other area where tandem would not fit in with the design. Consensus of the Commission to review tandem parkins standards and have staff report where tandem has been approved. • Commissioner Prouty noted that some residential additions have put a flat roof to meet height limitations and to get the maximum amount of square footage. He pointed out that some of these do not fit into the neighborhood. Acting Chief Planner Kalkin noted that this could be addressed through a zoning amendment. Commissioner Teglia noted that this is another item that could be reported back to the Commission. • Commissioner Romero noted that there could be a potential hazard at the EI Camino Costco with regard to the carts lining up to leave the store. He pointed out that it backs up to the food court and that the Fire Department needs to look into this life safety issue. • Commissioner Teglia added that a gas queuing lane was created by taking some parking spaces and that it should be freed up because the demand is less than it was when the store opened. s:~M%v~.utCS\~%wA~~zed MCwutes~2oo~\oy-2s-o6 tzpc.doc Page ~ o f 8 Planning Commission Meeting of September 21, 2006 ITEMS FROM THE PUBLIC None AD]OURNMENT 10:38 P.M. Motion Teglia /Second Prouty to adjourn the meeting. Approved by majority voice vote. d ' `~ ~ ,~ St~i Kalkin~ Acting Secretary to the Planning Commission City of South San Francisco ~6'~~%~-'~~yt, William Zemke, Chairp son Planning Commission% City of South San Francisco SK/bla s:\r~twutes\~~wal.%zed M%wutes\2oo6\oy-2i-o6 Fz.PC.doc page g o f g