HomeMy WebLinkAboutApril 18, 2017 - Design Review Board MinutesMINUTES
SOUTH SAN FRANCISCO DESIGN REVIEW BOARD
Meeting of April 18, 2017
TIME: 4:00 P.M.
MEMBERS PRESENT: Nilmeyer, Nelson, Ruiz and Williams
MEMBERS ABSENT: Harris
STAFF PRESENT: Billy Gross, Senior Planner
Tony Rozzi, Senior Planner
Ryan Wassum, Associate Planner
Patricia Cotla, Planning Technician
1. Administrative Business: - None
2. OWNER: Oyster Point Development LLC
APPLICANT: Greenland USA
ADDRESS: 375-389 & 384-386 Oyster Point Blvd
PROJECT NUMBER: P09-0085: GPA17-0001, ZA17-0001, SPA17-0001,
DA17-0001, PP17-0001, TDM17-0001 & DR17-0004
PROJECT NAME: Oyster Point Development LLC
(Case Planner: Billy Gross)
DESCRIPTION: General Plan Amendment, Oyster Point Specific Plan
Amendment, Zoning Text Amendment, Development
Agreement, Precise Plan, Transportation Demand Program and
Design Review to amend Phases III and IV of the OPSP to allow
approximately 1,472,000 square feet of mixed-use, including
approximately 1,200 residential units and 22,000 square feet of
retail and/or amenity space.
The Board had the following comments:
Building Design
1. Provide background information on wind studies of the project area and potential
solutions to mitigate wind impacts.
2. Provide details on building design within the mews and along the street level/bay
trail; consider breaking up the building massing within the mews to assist with
wind mitigation.
3. Provide more architectural variation in the building facades.
4. Revise the project plans to indicate recreational opportunities for residential
tenants and for public users.
Public Spaces/Landscaping
5. Provide proposed solutions for wind mitigation in open areas; consider wind
screens,earth berms, hedges, etc.
6. Provide elevations to indicate how sea level rise/high tide will impact the site.
7. Provide details showing transition from public open space to private residential
areas along the Bay Trail frontage.
8. Show how public recreational opportunities, such as playgrounds, and raised
residential areas will be screened from wind.
9. Revise the proposed landscape plan to Remove species that will not survive the
SSF micro-climate, and include species that will survive in the proposed project
site; certain species will only be appropriate on the non-windy sides of buildings.
10. Provide sub-drainage for trees at low elevations. Study tidal elevations and
proposed site elevations to be sure bottom of tree holes are above tidal elevations,
to avoid salt water inundation of tree planting holes. Select species that will
survive salty soils at lower elevations.
11. Provide information on how the proposed Bay Trail improvements, specifically
the rip rap slope proposed adjacent to the trail, will be safe and not conflict with
accessibility requirements.
3. OWNER: SMPO ELS LLC
APPLICANT: SMPO ELS LLC
ADDRESS: 560 Eccles Avenue
PROJECT NUMBER: P17-0029: DR17-0027 & PM17-0001
PROJECT NAME: New R&D Building
(Case Planner: Billy Gross)
DESCRIPTION: Design Review, Transportation Demand Plan and Tentative
Parcel Map to construct a new 21,807 square foot R&D building
at 560 Eccles Avenue in the Business Technology Park (BTP)
Zoning District in accordance with Title 20 of the South San
Francisco Muncipical Code.
The Board had the following comments:
1. Consider adding low-water landscaping on the south end of the project site to
soften the apppearance of the site from surrounding properties to the south.
2. The site could have potential bioretention issues; therefore, consider adding a
drainage plan to the site with bioretention areas that include a variety of water use
appropriate grasses.
3. As part of the landscaping plan, use low-water species that will survive the
physical elements of the site.
Recommend Approval with Conditions.
4. OWNER: Bacon, John W & Lynn J
APPLICANT: Beacon Development
ADDRESS: 220 Shaw Rd
PROJECT NUMBER: P17-0023: UP17-0004 & DR17-0016
PROJECT NAME: Wireless Antenna
(Case Planner: Billy Gross)
DESCRIPTION: Use Permit and Design Review to install a wireless antenna
facility at 220 Shaw Road in the Mixed Industrial (MI) Zoning
District in accordance with South San Francisco Muncipical
Code and determination that the project is categorically exempt
from CEQA, per Class 1, Section 15301.
The Board had the following comments;
1. Paint the antennas and the enclosure to match the color of the building.
Recommend Approval with Conditions.
5. OWNER: ARE-East Jamie Court LLC Lesse
APPLICANT: AbbVie Stemcentrx LLC
ADDRESS: 400 East Jamie Court
PROJECT NUMBER: P17-0033: DR17-0025
PROJECT NAME: New Generator Enclosure
(Case Planner: Adena Friedman)
DESCRIPTION: Design Review to construct a new 212 square foot generator at
400 East Jamie Court in the Business Commercial (BC) Zoning
District in accordance with South San Francisco Muncipical
Code and determination that the project is categorically exempt
from CEQA, per Class 3, Section 15303.
The Board had the following comments:
1. Plant a Arbutus unedo compacta, strawberry bush or Heteromeles arbutifolia,
Toyon, or similar species directly adjacent to the structure in the gravel area for
the purpose of screening.
2. Consider installing a 5 ft. evergreen hedge such as Arbutus undeo compacta,
Strawberry Bush, on the corners of the parking lot to help screen the new
enclosure from all public right-of-ways.
3. The proposed enclosure should match the color of the building.
4. Consider updating and planting new species on the existing campus, as most of the
landscaping has outlived its life span.
Recommend Approval with Conditions.
6. OWNER: ARE San Francisco No 17 LLC
APPLICANT: Phoenix Signs LLC
ADDRESS: 7000 Shoreline Court
PROJECT NUMBER: P17-0030: DR17-0022 & SIGNS17-0005
PROJECT NAME: Type "B" Sign Permit – Fluidigm
(Case Planner: Tony Rozzi)
DESCRIPTION: Type "B" Sign Permit for a commercial building at 7000
Shoreline Court in the Business Commercial (BC) Zoning
District in accordance with Title 20 of the South San Francisco
Municipal Code and determination that the project is
categorically exempt from CEQA, per Class 11, Section 15311.
Approved as submitted.
7. OWNER: Douglas Codron
APPLICANT: Allen Dadafrain
ADDRESS: 740 Haven Avenue
PROJECT NUMBER: P17-0021: DR17-0014
PROJECT NAME: 2nd Story Addition
(Case Planner: Tony Rozzi)
DESCRIPTION: Design Review to construct a 2nd story addition to an exisitng
Single Family Dwelling at 740 Haven Avenue in the Low
Density Residential (RL-8) Zoning District in accordance with
Title 20 of the South San Francisco Municipal Code and
determination that the project is categorically exempt from
CEQA, per Class 1, Section 15301.
The Board had the following comments:
1. Add a street tree, which will grow 30’ tall, in scale with the addition.
2. On the left side elevation, consider adding a belly band to help break up the long
blank wall.
3. Per SSFMC Section 20.080.004, no more than 50 percent of the entire front yard
or required street side yard may be covered with a paved and/or impervious
surface.
4. All the windows should match the existing dwelling.
Recommend Approval with Conditions.
8. OWNER: ARE – Terezia Nemeth
APPLICANT: DGA – Niall Malcolmson
ADDRESS: 249 East Grand Avenue
PROJECT NUMBER: P05-0019: DAA17-0003, UPM17-0004, DR17-0024,
TDM17-0003
PROJECT NAME:
(Case Planner: Ryan Wassum)
DESCRIPTION: Use Permit Modification and Design Review to increase the FAR
from 0.78 to 0.84 and to increase the square footage of Building
4 to 66,175 SF and a total of six floors at 249 East Grand in the
Business and Technology Park (BTP) Zoning District in
accordance with Title 20 of the South San Francisco Municipal
Code and making a determination that the 2017 Addendum
adequately analyzes the project in relation to the previously
certified 2006 EIR (EIR05-0001).
The Board had the following comments:
1. Replace the existing hedge adjacent to E. Grand with an evergreen hedge or
similar species that will grow 5 ft. tall, such as Arbutus undedo, Strawberry Bush,
to help screen the cars in the parking lot area from the public right-of-way.
2. The landscaping plan that was approved in 2005 needs to be implemented on the
site as there are areas where landscaping is missing and/or sparce.
3. Review your landscaping plant list, as some of the species called out will not
survive the the local conditions or weather elements. Select a species that can
handle the proposed conditions within the bioretention areas.
Recommend Approval with Conditions.
9. OWNER: Michael Mavroudis
APPLICANT: Chez Santini
ADDRESS: 227 El Campo Drive
PROJECT NUMBER: P17-0027: DR17-0020
PROJECT NAME: 2nd Story Addition
(Case Planner: Ryan Wassum)
DESCRIPTION: Design Review to construct a 2nd Story Addition to an existing
single family dwelling at 227 El Campo Ave in the Low Density
Residential (RL-8) Zoning District in accordance with Title 20 of
the South San Francisco Municipal Code and determination that
the project is categorically exempt from CEQA, per Class 1,
Section 15301.
The Board had the following comments:
1. The Board liked the design concept.
2. The proposed front balcony is too tall and out of scale. Consider lowering the
height of the balcony and using some type of transparent material, such as
wrought iron.
3. Revise the existing site plan to show both driveways on the parcel.
4. Per SSFMC Section 20.080.004, no more than 50 percent of the entire front yard
or required street side yard may be covered with a paved and/or impervious
surface.
5. The additional curb cut must be reverted back to a standard sidewalk, unless an
issued Engineering Permit was pulled to install an additional curb cut.
6. The carport on the plans is encroaching into the required side yard and must be
removed, unless a valid Building Permit was issued.
7. On the East Elevation, consider adding a belly band to help break up the blank
wall.
8. On the North Elevation, add a window in the corner bedroom and another window
to the family room to balance out the symmetry and add additional articulation.
9. Consider stucco as the material finish for the entire house.
10. Check with the Building Division as the window in the master bedroom does not
meet ergress.
11. The Board recommends adding a street tree, at least 30’ tall to be in scale with the
new addition, at the front yard area (a list of local street trees is available by
request to the Planning Division).
Recommend Approval with Conditions.
10. OWNER: Jose Pedro
APPLICANT: O'Keeffe-Mikumo Co
ADDRESS: 268 Evergreen Drive
PROJECT NUMBER: P17-0009: DR17-0006
PROJECT NAME: Navarette Residence - 2nd Story Addition
(Case Planner: Ryan Wassum)
DESCRIPTION: “Resubmittal” - Design Review to construct a 2nd Story
Addition to an existing Single Family Dwelling at 268 Evergreen
Drive in Low Density Residential (RL-8) Zoning District in
accordance with Title 20 of the South San Francisco Municipal
Code and determination that the project is categorically exempt
from CEQA, per Class 1, Section 15301.
Applicant was not present, therefore the project was not reviewed.
11. OWNER: Lee On
APPLICANT: Ai Ling Zhang
ADDRESS: 460 Miller
PROJECT NUMBER: P17-0028: DR17-0021
PROJECT NAME: Multi Family Residence - 4 Units
(Case Planner: Ryan Wassum)
DESCRIPTION: Design Review to construct two new duplexes, for a total of four
units, at 460 Miller Avenue in the Downtown Residential
Medium (DRM) Zoning District in accordance with Title 20 of
the South San Francisco Municipal Code and determination that
the project is exempt from CEQA, per Class 3, Section 15303.
The Board had the following comments:
1. The Board liked the design concept.
2. Add some street trees that will grow tall in the front portion of the lot facing
Tamarack Lane (in addition to the front duplex).
Recommend Approval with Conditions.
12. OWNER: Lu Peter Ji Qiang
APPLICANT: Lu Peter Ji Qiang
ADDRESS: 528 Avalon Drive
PROJECT NUMBER: P17-0026: DR17-0019
PROJECT NAME: New SFD
(Case Planner: Ryan Wassum)
DESCRIPTION: Design Review to construct a new Single Family Dwelling at 528
Avalon Drive in the Low Density Residential (RL-5) Zoning
District in accordance with Title 20 of the South San Francisco
Municipal Code and determination that the project is
categorically exempt from CEQA, per Class 3, Section 15303.
The Board had the following comments:
1. The Board liked the design concept.
2. Consider reducing the height of the garage since it is too tall and out of scale with
the proposed home.
3. Consider adding a walkway path from the bottom of the front stairwell to the
driveway to create a connection to the dwelling.
4. Add a three ft. tall hedge adjacent to the front wall to help minimize the vertical
massing of the proposed walls.
5. The plans are missing hand rails on the front stairwell. Consider dark metal
railings to complement the colors of the proposed home.
6. Consider relocating the laundry area from underneath the stairwell in the garage.
Additionally, check with the Building Division if the stairs leading from the
garage into the house will not be an issue and that minimum dimensions are met.
7. Use energy efficient double pane windows.
8. Call out all proposed materials and colors on the plans.
Recommend Approval with Conditions.
13. OWNER: John O’Rourke
APPLICANT: John O’Rourke
ADDRESS: 732 Hemlock Avenue
PROJECT NUMBER: P17-0022: DR17-0015
PROJECT NAME: 2nd Story Addition
(Case Planner: Ryan Wassum)
DESCRIPTION: Design Review to construct a 2nd story addition to an exisitng
Single Family Dwelling at 732 Hemlock Avenue in the Low
Density Residential (RL-8) Zoning District in accordance with
Title 20 of the South San Francisco Municipal Code and
determination that the project is categorically exempt from
CEQA, per Class 1, Section 15301.
The Board had the following comments:
1. The Board liked the design concept.
2. Redesign the front entrance to create a sense of arrival into the dwelling. Also
recommend making the gable and columns larger that surround the front entrance.
3. Consider unpoping the second floor windows and using a larger cedar or redwood
trim around the windows to enhance and call out the window frames.
4. Consider replacing the front siding with a stone or similar material.
5. The tandem two car garage needs to be a minimum of 10x40 ft. , with no
obstructions.
6. Check with the Building Division to verify if the living or dining room window
may not meet existing Building codes.
Recommend Approval with Conditions.
14. OWNER: George Starmer
APPLICANT: Dong Wen Liang
ADDRESS: 847 Olive Avenue
PROJECT NUMBER: P17-0031: DR17-0023
PROJECT NAME: New Duplex
(Case Planner: Ryan Wassum)
DESCRIPTION: Design Review to construct a new duplex behind 847 Olive
Avenue in the Downtown Residential High (DRH) Zoning
District and accordance with Title 20 of the South San Francisco
Municipal Code and determination that the project is catgorically
exempt from CEQA per Class 3, Section 15303.
The Board had the following comments:
1. The Board did not like the design concept. The elevations are lacking articulation
and the proposed project is too massive for the site and surrounding neighborhood.
2. The third floor deck is out of scale with the overall structure. Consider changing
the materials of the deck so that it complements the overall structure.
3. The dwelling is lacking a sense of arrival and main entrance.
4. Consider adding a garage to the front house and creating a two car garage entrance
in the rear duplex.
5. Consider relocating the laundry area away from the front entrance of the duplex.
6. Check with the Building Division, as the placement of the furnance may not work
or accommodate both units.
7. The door leading into the garage needs to be fire rated, and a pocket door will not
work.
Resubmittal required.