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HomeMy WebLinkAbout10.09.97 Minutes MINUTES SOUTH SAN FRANCISCO PLANNING COMMISSION SPECIAL MEETING October 9, 1997 Meeting was called to order 7:00 p.m. Call to Order / Pledge of Allegiance Roll Call / Chairman Comments PLEDGE OF ALLEGIANCE MEMBERS PRESENT: Chairman Romero, Vice-Chairman Barnett, Commissioner Honan, Commissioner Sim, Commissioner Masuda, Commissioner Teglia, Commissioner Baldocchi MEMBERS ABSENT: None ALSO PRESENT: Planning Division Susy Kalkin Allison Knapp-Wollam Katherine Wellman Sgt. Ron Petrocchi City Attorney Police Dept. Oral Communications STUDY SESSIONS 1. Bay West Cove ( Shearwater) Development Project Study Session of Specific Plan and Draft Environmental Impact Report (DEIR) Sr. Planner Kalkin introduced Mr. Jerry Haag, the consulting planner who is assisting in the preparation of the Specific Plan and Environmental Impact Report. Mr. Haag stated that the purpose of this session is to provide a broad overlook of the proj ect and verify with the Commission that the project is moving in the right direction. He provided a brief description of the project along with some overheads. The development project is about a 55 acre site of flat land, with a water basin that was a former dry dock, on the northeast corner of Oyster Point Boulevard at the 101 Bayshore freeway. He added that a specific plan was previously approved in the 1980's. However, the project did not move forward, and with the adoption of the East of 101 Specific Plan PC Special Mtg. 10/9/97 Page 1 of 15 the formerly approved Shearwater specific plan essentially became void. Approximately two years ago a new developer showed interest in developing in the property. He spoke of the grading construction which has been occurring for the past several months at the location; and explained that it is due to a historic heavy construction on the site which left it contaminated. The owners have presented, and the Regional Board and other agencies have approved, a clean up plan which involves moving some of the soil off the site and covering other soils on the site. Mr. Haag added that the applicants have prepared a specific plan for consideration which divides the area into four planning areas 1) 20 acres to be developed for retail use (Auto Nation) with 90,000 square feet of retail floor area; 2) approximately 19 acres proposed for a big box retail use and/or a mixture of commercial retail and hotel; 3) 4.6 acres at the center of project could be a hotel or additional retail uses; and 4) 8.5 acres on the north side of slot could be either 2 hotels or up to 150,000 sq. ft. of commercial retail. To implelnent the development program, several general plan amendments to the east of 101 Plan are proposed which would allow auto retail uses in the light industrial district which are not now permitted, as well as other technical amendments to the plan. The main element that would implement the project is the Bay West Cove Specific Plan which sets forth development standards; height, setbacks, parking, and landscaping requirements; treatment of the 100 ft. band adjacent to the Bay required by the BCDC; architectural guidelines, and similar features. Once the Specific Plan is approved, precise development plans for individual projects will proceed immediately through the redevelopment agency for approval, under the approved redevelopment plan. Mr. Dan Shattuc from Sunnyvale spoke of his concern that movement of soil will cause pollution to the Bay. He spoke of soils having been disrupted up to the shores of the bay, where pollution, erosion and siltation have occurred. He is a fisherman and is concerned about that aspect of the development. His other concern was on the effects to the wetlands. He would like to see them restored, since they help keep pollution from entering the Bay, and they existed there before. His last concern was for the amount of dust generated during construction which affects the people in the community, can cause emphysema and asthma, and he feels adequate source controls have not been enforced in this community. He cited the work taking place at the sewage treatment plant which has been a miserable experience. Air pollution, pets and birds are affected by the unknown contents of the soil. Chairman Romero and Commissioner Teglia spoke in agreement to the previous comment regarding the tremendous amount of dust which they have experienced in the East of 101. Commissioner Teglia added that with major projects, not only is dust a problem, but trucks seem to have the right of way, and these and other issues during construction are not adequately enforced. Stronger efforts to enforce this issue were requested. Ms. Jan Pont, III Belmont Avenue stated that she had expressed a concern last week to the Planning Department regarding the dust problem and had been referred to Engineering, who told her that they have water trucks there at all times, however, this is not the case, and asked that this be addressed. She also spoke about the proposal to have retail businesses in the area being discussed. She wanted to PC Special Mtg. 10/9/97 Page 2 of 15 know if any consideration has been given to the needs of people from Terrabay in terms of providing a place for those people to shop, such as a Safeway, instead of another hotel. Mr. Haag stated that he was not certain what specific uses were considered by the developer, but market studies were done to determine the highest and best use of the land for Terrabay and others traveling in the areas East of 101, and the developers have decided not to put in a Safeway type of operation. Vice Chairman Barnett stated that the dust situation is a big issue and could be toxic this should not be tolerated on a project such as this. He and Commissioner Baldocchi agreed on the need for a grocery store complex to serve the additional homes from Terrabay Bay. Commissioner Teglia asked for information about past proposed uses in the area. Sr. Planner Kalkin stated that a major component in the earlier Shearwater Development was for housing, which the airport fought against, also offices, conference facilities and a marina. He wanted to know how they would create a marsh. Mr. Haag stated that they have hired environmental specialists who will bury some of the toxic materials and cover it with an impervious material. The bulkhead will be eliminated and new plant species will be introduced that will grow best and look like a marsh when finished. Chairman Romero asked if they are going to dredge first. Mr. Haag was not sure, he thought there may be some dredging involved, but they will try to stabilize and bury the material in place. Commissioner Teglia asked if there were plans for recreational use in the area. Mr. Haag stated that they are planning a recreational trail along the edge of the property, jogging, bicycle, walking with some amenities, but in terms ofa marina or major water theme, this is not included, although they are talking about water oriented restaurants. Commissioner Teglia asked that the restaurant possibility be looked into. He added that he feels the big box retail next to the existing GES (General Exposition Services) building makes sense. He also liked the idea of hotels, but expressed a concern for the Auto Nation car sales. Chairman Romero asked that if this is in the redevelopment area, would it come back to the Commission later for approval of specific uses. Mr. Haag said it would go directly to the Redevelopment agency for precise plan approval. Chairman Romero asked if the auto sales is a transitional use or is it long term. Mr. Haag stated that it was difficult to know at this time, but added that as land values increase and other developments occur, it could be a transitional use since this is a prime site. Commissioner Baldocchi expressed a concern that this is one of the key entrances to the city and she would like to see a more appropriate use go in the area which is very visible from the freeway. Commissioner Barnett expressed his concern that auto retail is not a good use for that area and could deter people from wanting to stay in the proposed hotels He also stated that the box retail use is probably not the best use there until other infrastructure issues in th~ city are addressed. He spoke to the issue that Terrabay will be using up a lot of resources and cited the extent of growth experienced on Sister Cities Boulevard. He added that area should support the citizens of this community, and not only shoppers from all over the Bay Area. PC Special Mtg. 10/9/97 Page 3 of 15 He commented on the Oyster Point Boulevard Interchange hook ramps being proposed, which close the first southbound exit off 101 as unacceptable. Mr. Haag mentioned city would be looking at long term development of biotech and office uses, which is one of the goals of the east of 101. He added that based on the traffic studies the need for the flyover is regional issue, and not necessarily to support the Shearwater project but also to accommodate traffic during peak hours. Commissioner Barnett agreed, however stressed that having to make a sharp left turn would create an additional impact. Commissioner Sim stated that he felt the probable purpose of the proposed mixture of uses is due to economic conditions, toxic clean up and wetlands, and the Commission is expressing concerns. He added that he has concerns with visual aspects which is very important to this proj ect considering that it is a gateway to the city, and added that this a prime opportunity for the city to put forth the aspirations for the future while reflecting on the past. He added that he felt the hotels are appropriate economically, but expressed a concern on the parking situation. He cited the photo view from the future Terrabay development. Oyster Point Boulevard looks right into that area, and some of the design criteria talks of screening. He would like this looked into as a value added issue. He also asked that if staff hasn't already done so, the entire Oyster Point Boulevard master plan should be reviewed to see how that corridor is going to develop in order to integrate it with this project. Additional comments he had were that underground utilities are very important and asked if there was a potential for the mini-storage buildings along the freeway to be relocated to allow the public to look into the wetland and see the nature preserve which will be blocked by them. Mr. Haag stated that the developer and potential developers have expressed the same concerns with mini-storage and have requested possible relocation. Commissioner Sim asked about the extent of the Koll Development. Mr. Haag responded that the demarkation line is where the bay comes closer to the railroad tracks and almost touches the freeway, north of that is the Koll Development, and south of it is the Shearwater development. Sr. Planner Kalkin added that part of the Sierra Point/Koll development is within South San Francisco city limits. Commissioner Sim asked if there was a possibility for development there. Sr. Kalkin responded that it is quite likely that it will be developed. Commissioner Teglia spoke of his observation that the Commissioners are expressing their feelings for what they visualize for the area which differs from what is before them, and asked if the other Commissioners agreed. Commissioner Honan stated that she is having difficulty visualizing the auto mall, hotel/retail and how this will enhance South San Francisco. She expressed her desire to have a nice path to walk and added that she would hope that the available land in South San Francisco would be developed in the best interests of South San Francisco, and she did not feel that this proposal provided that. Commissioner Baldocchi brought up the General Plan discussions which reflect that conservation, preservation and open space are minimal. She thinks that the area around the marsh should be preserved and enhanced rather then encroached upon. She expressed her concern for communicating between the various projects proposing retail to insure that retail is not overly concentrated in the area. PC Special Mtg. 10/9/97 Page 4 of 15 Commissioner Romero agreed and added that the city has waited a long time for this piece of property to be improved and the 100' setback should be maintained as much as possible. He would hate to see parking go all the way to the bay or encroach into the 100' setback. He also expressed a concern that while this is supposed to be a specific plan, it contains very few specifics except the auto mall. He indicated that he will be writing a letter on other comments, but wants to insure that a conservative approach is taken with the bay. Commissioner Balnett spoke to the area creating a sense of serenity and not permitting it to become a gigantic cluster of retail. He spoke of the need to have a nice place to go for people to enjoy, and cited a park as a nice possibility instead of all retail. Commissioner Baldocchi added that a park could be a way of conserving open space next to the bay. Commissioner Romero added that he strongly supports hotel and restaurant use. Commissioner Sim agreed and asked if this proposal has been reviewed by BCDC. Mr. Haag stated that it has not as of yet. Commissioner Sim also asked if there has been a marketing study done for this project to consider future projections. Mr. Haag stated that he is sure there has been a marketing study, but he has not seen one since it's a report put together by the land owners who obviously felt they could maximize their project while complying with the East of 101 plan. Mr. Sim expressed that he shares the sentiments that other Commissioners have expressed in the need for balance. Mr. Haag informed the Commission that on October 16, 1997 there will be a public hearing to take testimony on the Draft EIR which is out for review, and asked that any verbal or written comments be presented to him next week. Meeting recessed 7:45 p.m. Meeting called to order 8:05 p.m. 2. Public scoping session on proposed Terrabay Phase IT and ill Specific Plan Amendment and focused Supplemental Environmental Impact Report (SEIR) Consulting Planner Knapp Wollam presented the report and stated that the applicant team would be introducing the project and going through it with interaction to review the drawings. She added that the applicant is proposing changes to Phases II and ill which require city consideration and additional environmental work. She introduced Nichols Berman, the environmental consultants who will be preparing the Supplemental SEIR for those phases. The SEIR will analyze environmental issues that were only analyzed at a program level in last year's document, and will be evaluating the changes to the project. She elaborated on the scope of the SEIR which is looking at geology, archiology, hydrology, biology, traffic, noise, air quality, and public services. Nichols Berman will be taking notes on the comments PC Special Mtg. 10/9/97 Page 5 of 15 from the Commission and the public to insure that they are focused into the SEIR. She added that as a result of the developer team and staff meetings, the issue identified in the Staff Report as what was felt as inadequate parking, has resulted in bringing that parking requirement closer to the city standards, and added that for instance the Terrabay Commons and the Terrabay Point would provide one visitor parking stall per dwelling unit. At this point she explained the she felt it would be best to use the time to have the applicant walk the Commission through the different phases, single family, duplex, triplex, and commercial. She added that couple of outstandi~g issues would revolve around the intensity of the individual units which are 4 and 5 bedrooms which increase the intensity of the development even though the density is being reduced by about 70 units, she added that the architect would be explaining the elevations and overall site plans. She introduced Dennis Breen representing the development team who will be turning it over to the architects and engineers. She added that after listening to the team to speak and open up for questions and comments, some questions could be addressed this evening, others would be taken back and incorporated into the design or SEIR. Mr. Dennis Breen stated that he would like to go over the proposed changes to the modified plan for Terrabay, and then would have Mark Day, the architect would go into further detail. He added that there is a Terrabay Specific Plan currently in existence which has been approved. He described the the modifications being proposed to Phase II, which would involve reducing the number of units in the areas of Terrabay Woods, Terrabay Commons, and Point; for which they already have contracts in place, with Centex to build houses in Terrabay Woods, and Sunstream to build houses in Commons and Point at the eastern end of Phase II. In the commercial area which is Phase ill, the proposal calls for significant reductions in the usage, where they are proposing building pads for which users are not identified at this time except for the kind of users which are hotel, small offices, specialty retail, and restaurant. The SEIR will be reviewed based on maximum usage in order to cover the various uses combinations that might occur. At this point he introduced Mark Day to provide more detail on residential and commercial. Mark Day representing both Centex Homes & Sustream Homes stated that the product being presented has been researched in terms of marketing and presented the Commission with an overview of the proposed changes by providing details and exhibits of the various phases; Terrabay, Park, Woods, Commons, and Point. He added that both builders are available to respond to specifics. Centex is building Terrabay Village, which is an attached, up slope and down slope townhome product; Terrabay is a single family detached up slope and down slope cluster product (Phase I portion which is approved and under construction). Phase II consists of Woods (west and east), Commons (west and east), and the Point. The Woods is not changing in terms of maj or grading and street patterns, and is similar to what is currently approved with the exception that the proposal for change is to provide single family detached product instead of what is currently proposed which is essentially the same as what is in the Terrabay Village (i.e., Phase I). He provided further specifics on size of lots, floor plans, elevations, and description of the various plans. One plan fits on a 40' wide lot, the second plan is under 2500 square feet. The next two plans are similar but fit on a 50' wide lot around 2,850 and over 3,000 square feet, two plans have three car garages and three car aprons. Commons original plan called for a very complicated five story structure, which has been changed due PC Special Mtg. 10/9/97 Page 6 of 15 to the feeling that it is not marketable. This product has changed, and been extended into the Point which was formerly designed in a U shaped building also very complex with sub-terranian parking with terrace decks, and as a condominium would be extremely difficult to build in today's market. The product designed for Sunstream Homes in Commons provides for removing the complicated buildings in the Point and the Commons and is all one product with three different buildings (a triplex). The upper part of the hill contains up slope duplexes. Next he described a triplex which takes up 30 feet of grade in the foundation. The building has two fronts to it, has garages below, and above, two units which run parallel to each other. Both of those units sit over one more unit which is two story. Those units are three bedroom units which range from slightly over 1,800 square feet, to two units on top, 1,900 and 2,100 square feet and could be considered 4 bedrooms. The lowest units don't have access and are down slope duplexes. They are similar to the top part of the triplex and the square footage is around 2,100 to almost 2,400 square feet. Ms. Knapp Wollam requested that he elaborate on the commercial and the circulation plan. The commercial has been downsized substantially. The plan establishes a series of pads, three large ones which could house a hotel 150 to 200 rooms on each pad. There are two entrances into the site with an interlinking road which interlinks the entire commercial site. The other pad is planned for office/retail emphasis on offices approximately 30,000 to 40,000 square feet and some other small pad areas to accommodate the hotels, such as small restaurants, and other small neighborhood convenience site. Mr. Dennis Breen spoke of the archaelogocal site which he stated has been left untouched and becoming part of a park site with some parking along the fringes to allow people to get into the park area. Mr. Day pointed to a drawing prepared in response to staff request to address environmental issues by identifying the location of sidewalks, bicycle lanes, retaining walls and average heights, also identifies the streets on the site that don't have parking, location of visitor parking, and shows the distribution of the parking and hi-lights the areas where aprons that are less than 18 feet or 5 feet. He added that there is only one area in the Woods with less than 18 feet, and stated it is 16 feet. This identifies pathways to open space and pathways to cui de sacs, which doesn't believe there are any. Commissioner Sims asked if the roads public or private. Mr. Breen responded that they are private. Commissioner Romero stated that at this point he would accept public input; but asked the public to keep in mind that this is a study session, not a public hearing and no decisions would be made tonight. He added that he would like to accept public comments, but asked that those comments be kept brief. He added that there will be further study sessions on this issue in the future. Mr. Dan Shattuc indicated that he is very interested in this project, has followed it since its inception. He requested that when all the studies are done they will be presented in a combined format so the public will have the opportunity to see all the issues in combination. He questioned whether the answers on the environmental checklist stating no, meant that the issues have been addressed elsewhere. Ms. Knapp stated that was correct, and added that there will be a combined mitigation monitoring program and probably a summary in the individual sections of the SEIR addressing what has already been covered. The Mitigation program will be inclusive going back to 1982, 1996 and the PC Special Mtg. 10/9/97 Page 7 of 15 supplemental. Mr. Shattuc added that the previous developer and this developer made promises to the city, that if certain things are done, certain things will happen in the city, and his feeling is that some of those things are still in limbo, they have been approved, the city has received money for childcare center and is probably being spent elsewhere. He spoke of the recreation center which is supposedly coming, and the vegetation and planting which was supposed to take place to make the area beautiful. He stated that in the developed section of Phase I there is a lot of erosion and very little planting along the street, and he stressed that he hoped those commitments are held to and monitoring is exercised. He spoke of items that he stated he hoped would be addressed: wetland assessment which was given an easy assessment when it started, nothing like what it would have been, had the Corp of Engineers been involved. He added that there were significant wetlands, and still are potential wetlands in the area III and he would encourage a Corps of Engineers wetlands delineation. As alternatives to the project, he stated that he was glad to hear that there will be a park in the archaeological area, would like to see a nice park in that area, possibly with contained water (pumped water), to produce what he called a bridal veil falls. Nice area for appreciation of nature and access to the mountain. He asked that other alternatives be looked at. He suggested going to San Mateo County Historical Society on the College of San Mateo campus. He spoke of monitoring dust, intrusions in the HCP, that property lines are well established, adding that there is no need to go into those areas and disrupt the habitat. He also showed a concern that the city is enhancing the sewer treatment plant, and whether those facilities are adequate to accommodate the additional units in terms of that and other utilities. He spoke of public access with the narrow streets and challenged whether they provide enough turning radius for fire equipment, or ambulances. He spoke of the promise that the public would have access to the mountain, would be able to hike on the mountain, have a place to park and he has not seen that in these plans and he would like to see that re-instituted. He asked if the City is prepared for El Nino for this project as well as any others areas in the city, and particularly on hillside areas the runoff, particularly if the gutters aren't cleared, could cause flooding or problems with houses on sliding slopes such as 1982 and 1983. He added that he would like to be part of the progress and would like to be kept informed. Mr. Romero again requested that the comments be limited to five minutes in order to allow all speakers to be heard. Mr Philip Batchelder, from Berkeley who is a public school teacher in the Peninsula. He stated that what is being approved is a turning over to the builders a sharply appreciating asset in a very short term for the gentleman from Arizona, and what we will inherit once they complete the SEIR work and go back home is a sharply depreciating asset. He added that we will have allowed the last point in north bay, the last connection between some open space and the bay where there is native vegetation, with opportunity for all residents of the bay area and beyond to come and get in touch with were we are now. These aspects that will be sharply depreciating will be all of the worst aspects of urban sprawl, including infrastructure and endless maintenance in perpetuity and what the map conveniently PC Special Mtg. 10/9/97 Page 8 of 15 does not show is that this would contribute to almost encircling San Bruno Mountain, the most significant open space in the north bay, because of its rare and endangered species. He spoke of the importance as a nation and as a people of protecting the endangered species which is about preserving habitat, vital to the future as a connection to our heritage. . He added that he would hate to see this area which has a tremendous cultural significance in terms of the shell mounds, the drainage from the mountain to the bay, the marshes that line the bay that contain significant plant populations used as a pad for such a development because we will pay dearly for it in the future. He asked that consideration be given to an alternative, make it part of the San Mateo County Parks. He added that there are $2 million dollars which have been pledged from a gentleman in Marin which could go toward the purchase of this land and if the city commits funds we could all have this in perpetuity for everyone to enjoy. He urged the Commission to consider all the preponderance of evidence that urban sprawl is urban decay, and consider keeping this open space. Mr. David Schooley representing San Bruno Mountain Watch. He stated that they have been involved with San Bruno Mountain for many years. He stated that this is a critical happening, we are looking at the area where our children are going to learn and grow up in, what's happening with the growth and the power, and the changes for the right thing to grow up in. San Bruno Mountain an incredible presence for all of us and he hopes that we all think about it before making critical changes like this. He stated that the Bay area has been fighting from 1906 to 191 7 making immense changes around the bay edges by making roads, industrial stuff and as those intensities began they found the village sites of people who lived there for 5,000 years. He stated that people in Berkeley made careful efforts to determine where the shell mounds were and finally in Sacramento if you discover a cemetary area or village site you can cover it over with cement, which is still legal although there are no shell mounds left anywhere in the bay area except this one. He spoke of having lost an awareness and the presence for something that is prehistoric and careful of the land where we live in California, the effort in San Bruno Mountain is a gift and a hope for those children, schools to understand where they grew up and what we're facing. He added that this is the only open space available in the bay area between native habitat, San Bruno Mountain rare and endangered species, and a village site next to the bay, and it's privately owned. He added that he felt it is more critical for all to find a way to preserve the entire area from the bay to shell mounds. He added that the space in between would be a perfect gift to all of us, to the future, to 2,000 and what people are facing among ourselves understanding the land where we live, its pre-history and present rare and endangered. He stated that he felt the city would be most admired for the land. He pointed to the area of open space which could be a pre-historic learning area (building) to understand the habitat of San Bruno Mountain, the place where Indians lived with a trail going around the village site, there could be a return of native habitat. He expressed his gratitude for the Commission listening to the possibilities for the shell mounds and said that if everyone is looking toward the future, a large offering to the city is a move in more careful delicate understand of the land where we live. Hn4;:ig~i:Wgp~:i)~): PC Special Mtg. 10/9/97 Page 9 of 15 Mr. Caleeb K1eppner resident of San Francisco, and executive director of environmental group called The Voice of The Environment and professional and academic training is in public policy and ecology and as a citizen and commuter who passes San Bruno Mountain, and new to the area wants to speak to the issue of maintaining the quality of the community and speak on behalf of maintaining that which is sacred in this area that we live in. When a development project such as this is taking place, it's pretty easy to determine who the winners are and who is gaining from it, with economic incentives for the developers, builders, architects, people who gain are those who need housing, and as someone who rents is aware of the desperate housing situation, and doesn't have anything against these people gaining, this is an important part of our society, however there is a huge price that is often not recognized that communities pay by allowing something like this to take place, particularly with open space which lends so much to the community. Every resident will have a lower quality of life if this type of development takes place. On that basis alone the Commission should weigh which people to help out and who to impose costs on. On behalf of hilnself and the people of the community this will hurt the community. Further he added to what previous speakers have already addressed, that the shell mound is an absolute wonder in its proximity to native vegetation and to the bay which is unequal to anything else. This is the only chance to save something, and the current plan is inadequate to protect this valuable resource. Gail Mallimson also with San Bruno Mountain Watch who posed a couple of questions for the developers regarding the shell mound. She asked how much space is left, and also asked how the parameters were determined. Mr. Breen responded that he did not know exactly. She stated that the archaeology report the space of the shell mounds is circular not triangular. She wanted to know if the plan included covering the mounds with grass. Mr. Breen responded that the plan is to develop a park. She responded that the land in that area is very soft and muddy the shell mound is immediately on the surface, walking on it is damaging to the shell mound. She added that the archaeology report states that there are artifacts virtually on the surface. She asked if the archaeologist name was available. Following Mr. Breen's response, she added that it was the same archaeologist who prepared the report for W. W. Dean. She added that she supports that the area between the shell mound and the park being added to the park. According to the archaeology report prepared in 1989, the site qualifies as a National Historic place which is a really rare thing for a community; adding that it is unlikely that condominium community will ever qualify as a historic place. She added that after reading the report which was made public a few of weeks ago, it is the most important archaeological site in the bay area, adding that it is carbon dated 5000 years old, there are remains from at least 15 humans. She added that in looking at the site, it does not appear that the site will remain in tact; construction workers will be walking over it, trees and grass which are not native to the area. This is a unique archaeological place because of it's role as the first place for humans to live in this area, and provides an opportunity for planners to take advantage of that gift. She encouraged the Commission to look into other plans. She added that according to the Senior Planner for South San Francisco, Steve Carlson, Department of Economic and Development, an extra $400,000 in annual tax revenue is necessary from Phase III commercial development to cover infrastructure upgrades to Phases I and II. She added that she does not think the entire Phase ill is needed to raise that. PC Special Mtg. 10/9/97 Page 10 of 15 Lewis Buchner from Brisbane who followed up on a couple of things Gail addressed, adding that they were all surprised after reviewing the archaeological report at the extent of the evidence at the shell mound site. He added that this is a site not duplicated anywhere else in the bay area. He added that it is also a burial site, a sacred site and a human cemetary, which deserves some respect. The extent of the shell mound is probably not accurately known, but seemingly larger than what is shown here. He also asked if this was to be a park, how can a park respectful of this site be built among fairly intensive development. He added that a shell mound in the middle of a circular driveway or surrounded by parking seems disrespectful, and stated that this should option be carefully considered. He added that thirty years from now, looking back at what has happened, one more hotel, one more small shopping center will not stand out in anyone's mind as something significant that has been done, but an area of land set aside will be something that everyone will be very proud of. He spoke of a number of environmental issues to be considered, wetlands, water flow, springs that flow all year long near the shell mound. There's endangered species, mission blue butterflies, native habitat on the site, and adjacent rare plants. He spoke of pads being built, adding that the amount of cutting and filling for three acre pads is tremendous, which should be considered in terms of water runoff and the amount of damage to the natural contours and ecology, adding that there is not that much flat ~rea on the site, which starts to slope fairly close to the road. He spoke of the alternatives, and the complexity, in terms of housing not generating enough tax revenue to cover it infrastructure cost. But he added that it seems that there are opportunities here to solve those problelTIs in a way that many of the different needs can be met. From studies he read, it is possible to meet the tax offset without having to fully build out a big project completely covering the site. It may be possible to develop part of the site and part of site where the land has already been disturbed, and there has been an offer made to purchase the other part of the site, which is the most valuable, and most precious. He added that this is significant income to the developer. The offer is out there to purchase part of the land and set it aside as a preserve, allowing the other part to be developed to provide income to the developer, and can create commercial tax base for the city. He asked that other alternatives be looked at, stating that the alternative discussion in the Environmental Impact report has been glossed over quickly, but there is an alternative which is very real, and he added that he hopes that will be considered carefully. Antonio Gonzales works for an organization by the name of International Indian Treaty Council, consultants to the United Nation, in New York and in Geneva Switzerland, and as consultants on indigenous matters, and also working at the UN on establishing standards for the rights and promotion of indigenous people's rights, and preserving those rights, and establishing mechanisms for the implementation for those standards or rights. One of the subjects which they are involved in is the preservation of historical sites of indigenous people, whether it's sacred objects, which this area would fall within the realm of that consideration. He added that he is glad thIS is only a study in progress of the proj eel's alternatives, meaning there is still time. He offered documents from the UN on the preservation of indigenous heritage for consideration on this site. He added that the United Nations general assembly declared in December of 1995 the International decade for the world's indigenous people. And part of that proclamation was to encourage countries and national governments and PC Special Mtg. 10/9/97 Page 11 of 15 municipalities to take into consideration the heritage and history of those indigenous people when making decisions such as what is being discussed today. He spoke of not respecting the living until we learn to respect the dead. The mounds have ancestors, and said that he stood before us as urban Indian as traditional as can be in memory of his ancestors, and appealed to the Commission to consider weighting this as part of the heritage that is there for all to share. He added that in terms of alternatives, he said he could only see one, and that it be a part of the park, whether extending the park, but securing it for future generations would be significant and put the city on the map as a step forward in preserving its own heritage. Edna Harks, Chairman of the Historic Preservation Commission of South San Francisco. She explained that the Historical Commission designates, recognizes and find archaeological and historical rights within the city and to advise the Council as to the SEIR availability. She added that they have done many studies on the shell mounds over the past 10 years, and have not come up with a conclusion on how best to protect them. She added that of the alternatives, they prefer no preservation, they would like them left as they are, or added to the San Mateo County park, or going back to open space. They think any thing that is done there is going to disturb them without any hope. She took issue against the statement in the Terrabay letter, that it is a "possible" archaeological site, as stated on page 33 of the proposed Specific Plan. She stated that the site is a significant science resource under all three significance criteria identified by Section 21083.2 public resources code, and that should be born in mind. Mr. Victor Feudale spoke of the lack of a plan as it pertains to the midden site. He expressed a concern that grading would be done in the area, where, to his knowledge, no one is sure of the exact of the boundary of the midden site. He asked if anyone has considered contacting the Ohlone Indian representative. He said that ten years ago, Miley Holden, had a contact by the name of Rosemary Cambria, and asked if anyone has contacted her, adding that they would be the ones to know what should be done with that site. He stated at the last Commission meeting they had mentioned grading and capping. He said 30 feet of capping on the midden site would destroy it. He added that knowing the boundaries, and that no cutting or excavation should occur in or around the site in question. Parking and landscaping on the site should be minimized. Native plant life should be maintained. He added that the SEIR main concenl is to protect the shell mounds. He added that proper measures under CEQA aren't enough. Leaving them alone is far better. Bill Zemke also of the South San Francisco Historical Preservation Commission who echoed the comments of the fellow Commissioners, that he supports taking a thorough look at the site and giving it the attention that it deserves. He added that they will be working with the Commission on mitigation measures in the event the development proceeds. Elliot Goliger a plant enthusiast who lives in San Francisco, and landscaper who studies native plants stated that he worked for the City of Daly City as a gardener for two years and became familiar with San Bruno Mountain at that time where he found a lot of wonderful resources there for use in parks He added that there's a lot of land there and very interesting places with great resources, and echoed the concerns of the community that we may be losing this in posterity. It's very important that you take PC Special Mtg. 10/9/97 Page 12 of 15 the time to access the power you have to prevent this from happening for ourselves and for our children and to see the benefit for the community. Vice Chairman Barnett spoke of his concerns regarding streets without parking, particularly with houses that large, adding that the driveway aprons with less than 18 feet are on those streets without parking. He also added that he was concerned with the lack of bicycle lanes. Commissioner Masuda stated that all his concerns have been covered by staff. He commented that during Phase I when the Indian mound subject came up, representatives from Seattle showed grounds which were fenced and covered with cement. He added that now he is hearing that people don't want it covered. Commissioner Teglia cited a number of issues of concern. He stated that there is very little information now and have a lot more coming in the future. He added that he would appreciate hearing options and information on the background of the comments that are made tonight. He added that he would be interested in seeing some of the information on the interim archaeological report. He stated that one problem he has with the project is the example or what is currently built. He hasn't met very many people who find it attractive. The Commission views it as an example of what not to do in future development and cited an item that he felt would not be permitted in the future such as the private roads and the parking. He asked that staff look into the landscaping which was required in the first Phase, and when Resolution Trust took it over, a lot of that died. He added that he doesn't believe it's been restored, and asked that the enforcement measures should be researched, and see how quickly that can be resolved. He stated that they are asking for a lot of changes to project. They already have a specific project that if the City had a chance to re-think, they probably would. He stated that it occurred to him that the developer is packaging this and will sell it off, then get out of town. It's in the SEIR best interest to maximize density and increase the value of that property. He made reference to parking and staggered shared parking, which he said reminds him of the old reciprocol agreements which have been used in other parts of the City and have been maj or disasters. He spoke of elevations, and added that these homes are going to towers bewhich will stand out on the hill. He suggested to the Commission, that since the project has a lot of problems already, if they want to modify it everything should be on the table. Chairman Romero, for a clarification, asked if they already had done something to the previously approved plan for Phase II and Phase ill. Ms. Knapp responded that it was approved, and most of the Environmental documentation was done at the program level SEIR, meaning that it had to come back and re-do the environmental work on a lot of the issues. She added that even if they went back to Phase II and Phase ill, additional environmental work would have to be conducted. Chairman Romero asked what previous bedroom count on the project that was approved. Ms Knapp stated that there's a lot of information floating on what was previously approved and what we're looking at now, but her understanding from talking to three or four different sources, this an increase of about 50%, PC Special Mtg. 10/9/97 Page 13 of 15 however, she doesn't have that documentation and can't attest to it. Commissioner Sim added that he is confused that the 1996 plan stipulates 745 units, and now there are 669 units. He got a clarification that there are more rooms per unit, more dense. He also spoke of his respect for Edna Harks on historical issues, and added that he would like to get more information on the archaeological study. He added that he did not want to be too harsh on the design, that it has some good sides to the project. Commissioner Baldocchi spoke of her concerns with the lack of street parking and sidewalks. She added that she would like to scrutinize Phase ill, adding that if the area can be preserved, the Commission should try to do so. She added that she is not sure the community is happy with what is there now on Phase 1. She added that as much space as possible should be preserved. She added that the feedback she is getting from the community, is that they are not happy with the density. Commissioner Sims asked if staff has reviewed fire lane issue. Ms. Knapp added that the Fire Department is has been reviewing the plans and asking for cul-de-sac turn around areas, and are still looking at that. Chairman Romero spoke of when previously discussed, they were told that they were reducing the number of units. While the number are being reduced, they are increasing the number of bedrooms within each unit. He added that he thinks they are attempting to do too much with what is available. He added that private streets with no sidewalks are not acceptable, and without the appropriate aprons, will create additional problem. He added that all the concerns in the Staff report are his concerns also. He expressed a concern that pads without knowing what is going onto the pad is a problem. He added that the materials presented for this study session are inadequate, and more study sessions are needed with better material and more information. Ms. Knapp Wollam stated that in terms of coming back for an additional study, there are more submittals anticipated in the early part of November and the applicants may want to try to incorporate some of the Commissioner's concerns so maybe coming back toward the end of November. Chairman Romero stated that he was interested in seeing some of the design of the units with measurements. Commissioner Barnett also requested a map by section, and by scale. Commissioner Sim also throught a drawing that might be helpful a side cross section, transfers and longitudinal sections Commissioner Baldocchi stated that she would also like to see this proj ect in relation to the Bay West Cove, and Candlestick Park. Commissioner Romero asked if it would not be best to concentrate on this project. Commissioner Baldocchi still felt that this is part of a bigger picture. PC Special Mtg. 10/9/97 Page 14 of 15 Masuda adjourn/Teglia Second Meeting adjourned at 9:45 p.m. WR:JH:is ': \ \\ '. (/~J \pJ JJy, \C.<.rI,t~d William Romero, Chairman Planning Commission City of South San Francisco PC Special Mtg. 10/9/97 Page 15 of 15