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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.