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HomeMy WebLinkAbout2006-12-07MINUTES December 7, 2006 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION TAPE 1 CALL TOORDER /PLEDGE OF ALLEGIANCE 7:30 p.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, Chief Planner Steve Carlson, Senior Planner Mike Lappen, Senior Planner Girard Beaudin, Associate 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 CHAIR COMMENTS Chairperson Zemke stated that the Commission would observe a moment of silence for James Kim, a dear friend of Commissioner Sim. AGENDA REVIEW ORAL COMMUNICATIONS James Cheng introduced himself as a representative of State Senator Yee. PUBLIC HEARING 1. Montessori School -Use Permit SSF School District/Owner Mills Montessori School/Applicant 1400 Hillside Blvd P06-0122: UP06-0028 & DR06-0096 & SIGNS06-0036 No Changes Use Permit and Sign Permit applications fora "Montessori" School to operate in the unoccupied portion of the South San Francisco Unified School District buildings at 1400 Hillside Boulevard in the School Zone District (S) in accordance with SSFMC sections 20.81, 20.85, & 20.86 . Public Hearing opened. Associate Planner Beaudin presented the staff report. Simi Fallah, owner and Director of Mills Montessori School, noted that they are excited about moving to the South San Francisco location. There being no speakers the Public Hearing was closed. Planning Commission Meeting of December 7, 2006 Commissioner Prouty noted his support for the project but was concerned with the traffic around the site. He noted that it is difficult to cross the street into the property. He asked if this would be an appropriate time to change the entrance so that it would line up with the stop sign. Associate Planner Beaudin noted that there is a substantial grade change from the school site to Hillside Boulevard and it may not be feasible to do this. He added that there may not enough separation between the roadway to get to the appropriate grade in and out of this site. He stated that it may be more feasible to do a right -in right-out rather than regrading the area. Senior Civil Engineer Bautista noted that the Traffic Advisory Committee (TAC) could look at the intersection's condition to try and calm traffic or try to make it safer. Commissioner Prouty asked that staff return with what can be done at the site. Associate Planner Beaudin noted that in order to keep the application moving forward, this can be added on as a Condition of Approval by having TAC review the project and return with a report to the Planning Commission. Consensus of the Commission to add the Condition ofAaarova/as noted bvAssociate P/anner Beaudin and return in 6 months with a resvonse from TAC, Ms. Fallah noted that the children that attend the school are under 5 years old and these children never get on the street because there parents park and take them inside the school. Commissioner Teglia was concerned with the landscaping on Hillside and asked that a requirement needs to be added that the property owner maintain the landscaping along Hillside Boulevard. Chairperson Zemke asked if the School District will assume the responsibility for maintenance of the structure and the facility. Barbara Olds, Superintendent of Schools, replied affirmatively and added that the school was renovated a few years back. Commissioner Teglia asked Ms. Olds if there would be a problem with cleaning up landscaping on the entrance along Hillside. Ms. Olds noted that there should not be a problem and noted that the Facilities Department will look at the landscaping to make sure that it looks better than it currently is done. Commissioner Romero noted his concern with the property not being maintained. He stated that the EI Rancho, Avalon and other schools sites were not maintained once they closed. He asked what mechanism the City has to require the School District to maintain the property. Chief Planner Kalkin noted that a condition will be added per Commissioner Teglia's request to maintain the landscaping along Hillside. Commissioner Romero noted that the building should also be maintained. He noted that most of the schools that were closed were never maintained and Serra Vista along with Foxridge are examples of this. Ms. Olds replied that Foxridge currently has Friends to Parents and School District programs in operation. She pointed out that Serra Vista has a nursing program but that this facility needs to have some work done with it. She further noted that Hillside is in good condition and that there are City programs and County classes at the site. She added that the School District will not let Hillside fall into disrepair because the revenue from this facility is needed for repairs to other School District properties. Commissioner Romero noted that when schools are closed the School District needs to be proactive to make sure that the sites are maintained. He added that the condition of Serra Vista is terrible. Ms. Olds replied that the Surplus Property Advisory Committee is looking at future possibilities for Serra Vista and noted that it is not in good shape but to reopen it as a school would require millions of dollars would be required to bring it to code and make it ADA accessible. She added that enrollment used to be over ten thousand and now it is just over nine thousand. Commissioner Romero noted that when the Martin School was closed and reopened millions of dollars were spent to bring it to an acceptable level for use. He added that the School District needs to maintain all the properties that they own so that they are not in such serious disrepair that it will cost millions of dollars to be able to use them again. Ms. Olds noted that the School District repaired the schools with a 40 million dollar bond they had. Commissioner Giusti asked if the County will continue to share the site with the Montessori school. Ms. Olds replied that there is currently cone-year lease with the County and there is no reason to believe that they will not continue with the lease after a year. Commissioner Giusti questioned if there was sufficient room for both these tenants. Ms. Olds replied affirmatively. Commissioner Teglia suggested adding a Condition of Approval that 1) a landscaping plan be prepared and submitted; 2) landscaping and facilities be maintained in an aesthetically pleasing condition through the life of the Use Permit. Consensus of the Commission to add the condition as noted by Commissioner Tea/ia, 5:\M%v~utes\~iwG1Li.ZCd Mi,v~utCS\200612-D~-06 RFC M%v~utes.dOC Page 2 o f ~ Planning Commission Meeting of December 7, 2006 Commissioner Giusti asked if the overpass at the site facilitates any problems. Ms. Olds noted that the overpass will not be used by the children going to the Montessori school because the children are dropped off at the site and walked in to the school. She further noted that the County special education students are bused in and dropped off in front of the classroom door. Commissioner Romero asked for clarification on the Condition suggested by Commissioner Teglia and understood that the School District will develop a maintenance program by the 6 month review period. Commissioner Teglia noted that the intent of the condition to maintain the site and if further reviews are needed they will be added at that time. Chief Planner Kalkin noted that the condition gives staff the ability to return fora 6 month review with the status of the site and if the Commission sees a need for further reviews, it could also be accommodated. Motion Teglia /Second Prouty to approve P06-0122: UP06-0028 & DR06-0096 & SIGNS06-0036 with the following amended conditions. • Ingress and egress right turn only provision (subject to TAC review) • 6 month review • Landscape plan upgrade, maintenance of facility and landscaping On the question Commissioner Sim asked that staff work with the School District during the review period and allow enough flexibility to reach the goal in a reasonable time. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 2. STUDY SESSION Karen Lin /Applicant Chamberlin Associates /Owner 180 Oyster Point Blvd P06-0098: DR06-0080, UP06-0023, VAR06-0007 & TDM06-0008 (MND00-074 Previously adopted) Use Permit and Design Review allowing a 3-story, 101, 868 square foot Research & Development building with a 2-story garage & surface parking, generating in excess of 100 vehicle trips, with 24 hour daily operation, and an open service yard, situated at 180 Oyster Point Boulevard in the Planned Commercial (P-C) Zone District in accordance with SSFMC Chapters 20.24, 20.74, 20.81, 20.82 and Chapter 20.120. Variance allowing a parking rate of 2.83 spaces per 1,000 square feet instead of the minimum required rate of 3.3 spaces per thousand square feet. Transportation Demand Management Plan in association with a Parking Variance reducing traffic impacts. Lotline Adjustment allowing the westerly side property line to be relocated several feet west. Previously Adopted Mitigated Negative Declaration assessing the development impacts. Senior Planner Carlson gave a brief staff report. Jennifer Vonderon gave a brief introduction of the project team from Chamberlin Associates, Dowler Gruman Architects and Studio 5 Landscaping. Randall Dowler -Dowler Gruman and Richard Sharpe -Studio 5 Landscaping gave a presentation and pointed out the changes made to the elevations in response to the Commission's comments with regards to landscaping and design. Commissioner Teglia was concerned that the landscaping would never look as represented by the renderings. He asked if the pavers were considered to go further up the driveway with a differentiation in color at the sidewalk. Mr. Sharpe noted that this was considered but the site line disappears at the garage. Commissioner Prouty asked for the sizes of the trees. Mr. Sharpe noted that the trees are fast growing and they range from 10-18 feet tall when installed. s:V~~wutes~~Lwa~Lzed M%wutes~2oo6~i2-off-06 Rpc r~twutes.doc page s of ~ Planning Commission Meeting of December 7, 2006 Commissioner Sim asked if the podium at the southwest corner was fenestrated with louvers. Mr. Dowler noted that they maintained the breaking down of the mass through different design concepts and they will match it to the elements of the GFRC panel. Commissioner Sim asked what the height at the southwest elevation was. Mr. Dowler noted that it is 12 feet. Commissioner Sim suggested paving the entry upto the parking garage. Mr. Dowler noted that it could be some type of stamped paving. Commissioner Teglia stated that is one of the last remaining gateway parcels in the City and pointed out that this building needs to be part of a study session with the Commission and Council to see their vision for this gateway. Commissioner Sim noted that the context could be presented through renderings that could show how the building fits with the area. Chairperson Zemke asked if the Commission needs to look at the parking issues. Mr. Gruman noted that they are requesting a variance for the 75 degree parking and some below grade. He noted that they are looking at 70 or 90 degree parking, which will not change the look of the building. Commissioner Prouty felt that the building gives the appearance of another box. Mr. Gruman noted that the landscaping has increased by 35%. Vice Chairperson Honan asked why the parking lot was not broken up by planting. Mr. Sharpe noted there is limited depth from the surface to the slab underneath for parking clearance which results in a limited amount of soil on the podium at that point. He noted that they introduced planters in some sections where there is not any parking. He pointed out that by including planters between the lots, there would be a problem with getting in and out of vehicles. Vice Chairperson Honan encouraged the landscape architect to find a solution that will address her concerns. Ann Hoffman, Chamberlin, explained that the landscaping is on top of a concrete slab and are trying to be careful in terms of how much weight they can put on the slab. She noted that they will look at adding more landscaping. Vice Chairperson Honan stated that she would also like to see a water feature or public art on the site. Mr. Sharpe stated that they have allocated an area at the top of the drive. Commissioner Giusti noted a corner that on Juniperro Serra and Hickey Boulevard has public art made up of cranes and water and pointed out that the water element does not have to be big to give a sense of tranquility. Vice Chairperson Honan suggested having a stone with water come down the center and ideas of that sort. Commissioner Prouty asked about the service yard. Mr. Gruman noted that the exterior service yard is for trash and generator storage. He added that the inside of the parking garage is being used for things that would be outside of the building and keeps the area free of those additional items. Commissioner Prouty asked if it was covered or hidden. Mr. Gruman noted that it is at the loading dock area. Ms. Hoffman added that it is enclosed with walls. Commissioner Sim noted that the face of the podium is heavily landscaped and noted that it appears to be more than 12 feet. Mr. Dowler stated that it is 12 feet 6 inches and is made up of concrete. Commissioner Teglia added that the trees will need to be mature trees due to the high winds and have proper support. Commissioner Romero stated that there is glass and aluminum being used on the building and asked why the building is being restricted to those materials and what the size of the glass panels is. Mr. Dowler replied that the aluminum is being used to differentiate between the glass panes and give it nice articulation and refinement which is being accomplished with the aluminum. He added that the GFRC wraps around the southern entrance that gives it a stone feel with the glass. Commissioner Romero noted that the aluminum makes it lose detail rather than increasing the amount of detail. Karen Lin, Dowler Gruman, added that they wanted to express the profile of the aluminum molding and expressed the horizontal lines by having 2 eight inch projections which also helps break down the 300 feet of glass. Commissioner Romero asked if the sunshade devices are being used as a substitute interior window treatments. Ms. Lin replied affirmatively and added that they wanted to create a stand alone building. Commissioner Romero s:\M%v~.utCS\~%wal~zed n~Cwutes~2oo6~2-0~-06 RPC MCv~.utes.doc gage ~ of ~ Planning Commission Meeting of December 7, 2006 felt that the sunshade distracts from the potential beauty of the building. Mr. Dowler noted that the sunscreens were included as a response to the Commission's comments on adding more articulation to the building. Mr. Sharpe added that the sunshade devices will be a warm color resembling a wood and bring warmth to the building. Ms. Lin noted that they will use aluminum and paint it any color such as copper and showed the Commission a sample of the aluminum. Commissioner Romero noted that he preferred the material shown by the applicant. Senior Planner Carlson asked if the Commission was comfortable with the Master Plan Guideline revisions proposed by the applicant. Commissioner Teglia and Commissioner Sim noted that the guidelines need more context from a streetscape standpoint. Commissioner Sim added that he would like to see views from the street level and pointed out that the applicant could embellish the see through concept, specifically at street level. Commissioner Teglia noted that Commissioner Sim's suggestions could help the entryway and give it more detail. Ms. Hoffman noted that they will respond to the Commission's comments with their next submittal. 3. STUDY SESSION Review of Tandem Parking in South San Francisco Associate Planner Beaudin gave a PowerPoint presentation. Commissioner Prouty noted that tall box like home additions cannot be allowed in the City and asked staff to make sure that these types of designs don't get approved. Commissioner Teglia cited 111 Chestnut as an example of the tandem parking and box like design that the Commission and Council did not like. He added that it is important to fit in with the character of the neighborhood. Commissioner Teglia noted that more staff analysis is necessary. He noted that Brentwood was one of the neighborhoods that the Commission felt could benefit from such a provision due to parking issues. He pointed out that large houses with three car garages with tandem parking could be used for larger homes and eliminate one of those garage doors. He suggested that if tandem has to be used a requirement for a garage door opener has to be incorporated and keeping the garage clear. He pointed out that Code Enforcement can be used to enforce the requirement of keeping the garage clear for parking use only. He stated that Terrabay has specific provisions on garage use. He stated that the restriction of only using tandem parking for the primary unit is a good one and others are needed. Commissioner Teglia further noted that Park Station Lofts is one of the examples in the packet and pointed out that this development met the parking requirements without the tandem parking which was an extra amenity for them. He stated that the Commission has not been happy with the use given to the ordinance and stated that the Baden Avenue mixed use project is a prime example of what was not a place to incorporate tandem parking because they were accessed through the alley. Commissioner Teglia pointed out that tandem parking should not be allowed in alleys and noted that restrictions in certain parts of the City where tandem parking is allowed or not allowed. He noted that Downtown is a definite area where it should be restricted and that Brentwood and Buri Buri are neighborhoods that could benefit. Commissioner Prouty suggested that street widths could also be criteria for limiting tandem parking. He stated that some homes with long driveways have the perfect opportunity for tandem parking. He added that there need to be more restrictions on tandem parking especially when the front facade is potentially going to be a driveway and this limits the on street parking spaces available. He noted that the narrow streets and lanes and substandard streets need an exception versus the rule to allow tandem parking. Commissioner Teglia added that tandem parking could require a minor use permit where additional conditions and requirements are part of the approval. Vice Chairperson Honan believes that tandem parking should be allowed due to the cost of an addition versus a complete rebuild. She noted that South San Francisco has working class people and it is better to have options for the residents than the most expensive one. She added that street sizes do not make a difference because parking in some neighborhoods is at a premium but does not like to see tandem parking being abused. She stated that staff has to review the applications closer as they are submitted to make sure that they are in character with the neighborhood. She was concerned about single family additions being approved without the benefit of a public notice or posting the site. She felt that neighbors within the immediate area should be notified. s:\M%wutes\~Cwal~zed M%~.utes\2oo6\i2-off-06 R.PC n~1%wutes.doc page s o f ~ Planning Commission Meeting of December 7, 2006 Commissioner Prouty noted that South City has some working class neighborhoods but the neighborhood does not have to be a trash neighborhood. He stated that a large house with a one car garage and several cars on the street, the street looks trashy. Vice Chairperson Honan clarified that she was not calling the City a trash city. Commissioner Prouty noted that with narrow streets the cars have to park on the sidewalk. He added that while some Commissioners live on wide streets the problem cannot be ignored. He noted that the Minor Use Permit process can add these controls for good home additions. He noted that the parking problems are on the lanes and streets such as A, B and C street. Vice Chairperson Honan recalled having restrictions on tandem parking when it was approved. Commissioner Teglia noted that it was the Commission's intent but when it reached Council it was approved without restrictions. He noted that tandem has to be in context with the neighborhood. He stated that some new tandem parking projects, such as the one on Baden, make the garage so narrow that it cannot be used as a garage because it is off of a lane. He pointed out that there are areas that are too impacted to allow tandem parking and if they will be allowed this needs to be investigated more. He suggested that staff take the Commission's comments and see what other cities are doing and what South San Francisco can do to have more control on tandem parking requirements. Commissioner Romero stated that the purpose of tandem parking was to take cars off the public street and also to allow a reasonable opportunity for the homeowner to develop their site and add on to their home while having some off street parking. He cautioned the Commission from targeting neighborhoods but to have restrictions for specific reasons. He suggested that there needs to be a citywide policy that can be enforced through the Design Review process, guidelines and specific restrictions regardless of the neighborhood. He stated that if the Commission decides to restrict neighborhoods they will have to notify every one of those homes so that they have an opportunity to speak as part of the process due to the limitations being imposed on their ability to add on to their homes. He pointed out that the value of the homes can also be affected by limiting tandem parking in certain neighborhoods. Commissioner Prouty stated that narrow lots, like 25 foot wide lots, don't have an area for a car to park and an additional parking spot is added, this removes the off street parking available on that portion of the street. He agreed that guidelines can be created to limit what can be done in front of the home. Commissioner Romero noted that even narrow lots should have the opportunity to pursue tandem parking, while limiting the amount of square footage that can be added based on the size of the lot. Commissioner Teglia noted that a requirement could be that a driveway be of a certain length to be able to have tandem parking. He added that most residents want to have flexibility and quality of life in their neighborhoods. Commissioner Romero noted that tandem parking has not created the problem and that the parking issues already existed prior to when tandem parking was allowed. Commissioner Teglia added that there were preexisting problems and tandem parking has exacerbated them but there need to be controls before it becomes a larger problem. Commissioner Romero added that the Design Review guidelines need to be updated and can be used as a mechanism to add tandem parking guidelines. Chief Planner Kalkin stated that the guidelines are being worked on also. Commissioner Prouty concurred with Commissioner Romero with regard to not limiting entire neighborhoods but creating certain guidelines stating the circumstances that warrant tandem parking. Commissioner Sim asked to see what other cities do with regard to tandem parking and also felt that the Commission should not restrict entire neighborhoods but have guidelines in place. Chief Planner Kalkin stated that the discussion has given staff some suggestions of what the Commission is looking for. Commissioner Prouty suggested looking at local cities like San Bruno that has the same type of streets that South City has. Commissioner Sim noted that our community is built out and for example Westborough additions need to maintain visual corridors and this emphasized the need to maintain quality of life including tandem parking. He suggested looking at each of the regions closer from their needs, such as visual corridors, shadow lines and landscaping. Commissioner Giusti pointed out that tandem parking was allowed with the intent to take parking off the street. s:\r~Cwutes\~twa~tzed M%v~,utes\2oo2~12-0-06 x.PC MCwutes.doc Page ~ of ~ Planning Commission Meeting of December 7, 2006 Vice Chairperson Honan asked what the standard size for tandem parking is. Associate Planner Beaudin replied that it is 10x40. Vice Chairperson Honan stated that if cabinets are added for storage in a garage a large car could not get into their garage space. Commissioner Prouty stated that the requirement should be 10 feet to the finished wall and not the exterior studs. Chief Planner Kalkin stated that this requirement is already in place. Commissioner Teglia stated that there is some urgency to finding a solution to the tandem parking ordinance as it stands now. 4. City of South San Francisco/applicant Penna, Frances M/owner 323 Miller Ave P06-0137: PCA06-0007 General Plan Conformity finding for the acquisition of this property by the Redevelopment Agency located in the D-C-L Downtown Commercial Zone District, in accordance with provisions of State Planning Law (Govt. Code Section 65402). Chief Planner Kalkin presented the staff report and noted that this site may potentially be used for a future parking garage but if not would allow the City to maintain the two residential units as affordable Motion Romero /Second Teglia to approve P06-0137: PCA06-0007. Approved by unanimous voice vote. ITEMS FROM STAFF None ITEMS FROM COMMISSION None 5. Motion to cancel the regular meeting of December 21, 2006. Motion Teglia /Second Sim to cancel the December 21, 2006 meeting. Approved by unanimous voice vote. ITEMS FROM THE PUBLIC None ADJOURNMENT 10:32 P.M. Motion Sim /Second Giusti to adjourn the meeting. Approved by unanimous voice vote. r~ Su alki Secreta to the Planning Commission City of South San Francisco William Zemke, Chair. rson Planning Commissio City of South San Francisco SK/bla s:\M%wutes\~%wAl%zed M~wutes\2oo6\22-0-06 RPC M%wutes.doc page ~ of ~