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HomeMy WebLinkAboutMinutes 05/01/2003 (2) MINUTES May 1, 2003 CITY OF SOUTH SAN FRANCISCO SPECIAL PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE TAPE 1 6:30 p.m. ROLL CALL / CHAIR COMMENTS PRESENT: Commissioner Giusti, Commissioner Honan, Commissioner Meloni, Commissioner Sim, Vice Chairperson Ochsenhirt and Chairperson Romero ABSENT: Commissioner Teglia STAFF PRESENT: Planning Division: Building Division: City Attorney: Engineering Division: Police Department: Water Quality: Fire Prevention. AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. STUDY SESSION Fairfield Development-applicant COSTCO SSF LLC-owner 1600 EI Camino Real P02-0088 and Negative Declaration ND02-0088 Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Mike Lappen, Senior Planner Bertha Hernandez, Admin. Asst. II Barry Mammini, Senior Building Inspector Kimberly Johnson, Assistant City Attorney Richard Harmon, Development Review Coordinator Lieutenant Mike Newell, Planning Liaison Jim Thane, Planning Liaison Ray Honan, Environmental Compliance Coordinator Maurice Dong, Assistant Fire Marshall No Changes None None Held STUDY SESSION--Use Permit Application, Mitigated Negative Declaration and Tentative Parcel Map to construct a mixed-use commercial/residential project, consisting of 361 residential units and approximately 30,000 square feet of commercial space, including a grocery store, on two vacant sites (totaling 7.02 acres) at the intersection ofEl Camino Real and McLellan Drive in the SSF Bart Transit Village Zoning District and the EI Camino Real Redevelopment Area. Senior Planner Lappen presented the staff report. He added that comments from Commissioner Teglia's, who was absent, letter and the rest of the Commission would be given to the developer after the study seSSIOn. Rick Williams, consultant, gave a background report through a PowerPoint presentation on the Transit Oriented Development study and how the Planning Commission planned for a mixed-use development near s: \M~iI\,ute.s\fi-iI\,lA L~zed\2003\05-0i -03 SPG.doc PlAge i of 3 the BART Station. He added that the Commission had toured several Transit Oriented Developments through out the peninsula. He pointed out that Building design, pedestrian connections, special signage, flat roofs, and the quality of the project was very important to the Commission. He added that they developed zoning regulations for requirements, which are lower than what the general plan asks for. He pointed out that the retail would be centered near the BART Station and allow for some to be incorporated into the residential area. Ed McCoy, Fairfield, presented the project to the Planning Commission through a PowerPoint presentation. He showed pictures of the interior, exterior amenities as well as the appliances. Joseph Hans, architect noted that the site is unique. Due to having BART on one side and Costco on the other, as well as residential both on the east and west. Mr. Hans noted that the project consists of 366 apartment homes that surround the site with stoops and interior courtyards. He added that there would be limited access to parking by a mid-block lane. A barbecue area, spa, a play area and landscaped walkways are in the courtyard. He pointed out that BART sets the theme for transit villages. They should express vision of the future and maintained human scale elements. He pointed out that stoops give character to the building. He noted that the townhomes would have tucked under parking for each individual unit. He pointed out that the City would benefit through new market rate affordable housing, childcare contributions and public open-space. Mr. McCoy finished the presentation by describing the amenities that the project will also provide with the project Commission discussion: Commissioner Meloni urged the applicant to go the extra step with the project. He pointed out that this project needs to be the best the City has in design and details and this is something that he would be looking for. He asked if the street to the parking garage allowed access to the Costco site. Mr. Hans replied that there is access from the TOD site to the Costco site. Commissioner Meloni noted that there would be traffic issues with this Street. He questioned if the Plaza next to the market was the only Plaza available or if there was one adjacent to the Bart Station. Mr. Hans noted that the Plaza is meant to be oriented to the community as a whole and it is enclosed. Commissioner Meloni suggested having two Plazas' . Commissioner Meloni was concerned with the commercial portion being concentrated near the BART Station. He urged the applicant to include more commercial along McLellan Street and El Camino Real. He noted that the stoops in the applicant's presentation are not the type that he would like to see in the City. Mr. Hans noted that they would continue to work on the stoops. Commissioner Meloni also state that he was concerned about the proposed connection between the project and Costco. Chairperson Romero announced to the public joining the Commission via cable TV that a study session was in progress, and the regularly scheduled Planning Commission meeting would begin after the study session ends. Commissioner Sim agreed with Commissioner Meloni in that McLellan Avenue and El Camino Real need more commercial space. He asked to see Street fa<;ades. He asked the developer to be sensitive to City character in developing and articulating the base, middle and back scale of the building elements. He suggested articulating the verticality to see if it works with the multiple scale while keeping the contemporary design. He asked to see how the front and back of the apartment units relate to each other. Commissioner Sim encouraged the applicant to take advantage of visual corridors and give it better articulation and views in the distance he asked to hear what the Design Review Board comments were on the project. Mr. McCoy noted that the Design Review Board comments at that time were to make the plaza more pedestrian oriented, to provide a children's play area and the common areas needed to be softened. Commissioner Honan noted that she liked the hidden parking. She commented that retail was essential and asked if the retail supermarket was a guaranteed use for that space. Mr. McCoy noted that the development agreement commit Fairfield residential to build up to 20,000 ft.2 for a grocery. Commissioner Honan asked s:\/V\LII'vlA.tes\fl.II'vGlLLzeo!\:2003\OS-Oi -03 SPC-.o!oc PlAge :2 of 3 what type of retail was being considered for the commercial portion of the project. Mr. McCoy noted that local coffee shops would be considered rather than standard chains. Commissioner Honan suggested that an ice cream parlor and a bookstore for the commercial portion be considered. She asked if the 20% affordable housing units would be developed on-site or offsite. Mr. McCoy pointed out that they would be built within the development. Commissioner Honan asked why there was an overhang at the entryway of the development. Mr. Hans noted that the overhang occurs at a few limited locations. These occur at the corner of EI Camino Real and McLellan, and the small park to designate entrances to the development. Commissioner Honan asked if 366 or 360 units were going to be built. Senior Planner Lappen noted that the original proposal was at 360 units and has increased to 366 units. Commissioner Honan also noted that the retail should be moved towards the front and not be hidden in the back near the Bart Station. Commissioner Giusti indicated that other commissioners had asked question she was interested in asking and did not have any questions or comments at this moment. Vice Chairperson Ochsenhirt asked if the Design Review Board comments regarding the walkways that come out to the parking structure and the addition of a visual element in that area had been met. Mr. McCoy noted that the opening would allow residents to be able to see the parking structure. The residents would also be able to drive up to the parking lot where their home is and walk over the catwalk to their apartment. Vice Chairperson Ochsenhirt asked why there was not any underground parking provide for the commercial portion. Mr. McCoy noted that they tried to stay above ground and provided parking along the street. Vice Chairperson Ochsenhirt noted that at least one level of underground parking would help to relieve the subsurface parking provided. He commended the developer for including the amenities and pulling in the existing neighborhood. He included that he would like to see what the traffic flow will be with this development and the opening of Lawndale Drive. Chairperson Romero noted that the project is in its early development stages. He stated that there is an insufficient amount of retail along McLellan and would like to see it continue all the way to Mission and El Camino Real. He asked to see an emphasis on outdoor seating areas. He pointed out that the parking structures have the potential of becoming rooftops for amenities and could be a secured area for use by the tenants. He suggested that the pedestrian corridors that go to the BART Station and McLellan Drive could be opened up for public use. He asked that the applicant have materials before the meeting for the Commission to review. Recess called at 7:56 p.m. Recalled to order at 8:15 p.m. 2. Adjournment Motion Sim / Second Honan to adj oum the meeting. 8:16 P.M. T~~L~~ Secretary to the Planning Commission City of South San Francisco \ J~Q~ Wi'trtam Romero, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting May 15,2003, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA TCS/blh s: \Mll/\,utes.\fi-I/\,Cl Llzed\::2003 \OS-Oi-03 SPG.doc 'PClge 3 of 3