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HomeMy WebLinkAbout11.02.00 Minutes CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MINUTES MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE November 2, 2000 mAllEI CALL TO ORDER / PLEDGE OF ALLEGIANCE The meeting was called to order at 7:30 p.m. ROLL CALL / CHAIR COMMENTS MEMBERS PRESENT: Commissioner Baldocchi, Commissioner D'Angelo, Commissioner Honan, Commissioner Romero, Commissioner Teglia, Vice Chairperson Meloni and Chairperson Sim MEMBERS ABSENT: None STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Allison Knapp, Consultant Planner Marty Van Duyn, Director Adam Lindgren Kimberly Johnson Richard Harmon S gt. Mike Riordan Thomas Ahrens ECD: City Attorney: Engineering: Police Dept.: Bldg./Fire Prevo AGENDA REVIEW Assistant City Attorney Lindgren noted that he has accepted a position as City Attorney in Half Moon Bay. He added that he has enjoyed working with the City for the past two years. He introduced Kimberly Johnson who will be his successor. Chief Planner Sparks added that staff would miss Adam and wished him well. He noted that item number 4 would be continued off calendar. ORAL COMMUNICATIONS Dan Shattuc, 111 Belmont Avenue, noted that the streets in the City are rough and ragged and there will be a costly refurbishment if the City does not stay on top of the issues. He mentioned that he is still having problems with getting items in the mail, and went to the post office and was told that an envelope should be delivered within the City in one day. He noted that 6 days later he has nothing. He presented a national geographic magazine that speaks of bio-diversity for the Commission's review. He mentioned that bio-di versity is an excellent resource. He mentioned that the CalifOlnia Outdoor magazine is produced by the Department of Fish & Game and encouraged that Commission to read it. He mentioned that the issue he had at the meeting speaks of terrace lakes, something that is used a lot in various areas. CONSENT CALENDAR 1. Approval of Regular Meeting Minutes of August 3,2000, September 7, 2000, September 21, 2000 and Study Session of September 14, 2000. F:\File Cabinet\minutes\2000\110200 RPC.doc Page 1 of 8 2. Slough Estates & Hines/Oyster Point LLC, owner/applicant Oyster Pt. and Veterans Blvds. ZA-97-027/MODl Zoning Ordinance amendment to adopt amendments to Chapter 20.61 - Bay West Cove Specific Plan District to permit the following uses in Planning Areas 1,2, & 3: Planning Area 1 (Hines):600,000 gsf office, 20,000 gsf restaurant/retail & 350 hotel rooms or 20,000 gsf office on 20 acres; Planning Areas 2 & 3 (Slough Estates): 564,000 gsf office/ R & D, 10,000 gsf restaurant/retail & 8,000 gsf childcare facility (100 children) on 22.2 acres. Chairperson Sim noted that his comments were not reflected on the minutes of August 3,2000 and asked the Commission if he could work with staff on those. Commissioner Baldocchi noted that she would like some of her comments incorporated into the minutes also and would also work with staff on the minutes. Commissioner Teglia suggested continuing the minutes of August 3, 2000. Motion Honan / Second Romero to approve the Consent Calendar, with the exception of the August 3rd minutes. Approved by majority voice vote. Commissioner D'Angelo abstained from the minutes in September, and Commissioner Teglia abstained from the minutes of September 14th and 21 st due to absences. Commissioner Baldocchi abstained from item #2 due to an absence on October 19th when the item was first discussed. PUBLIC HEARING - AGENDA ITEMS 3. Genentech, Inc., owner/applicant 390 DNA Way UP-00-064 & MND-00-064 Use Permit to allow the construction of a 4-story, second phase of the Founders Research Center (FRC II project, Buildings 13, 14 and 15). The project is to provide expansion of research laboratory, lab SUPPOlt and office space in the Middle Campus complex. (Recommend continuance to November 16,2000) Chief Planner Sparks noted that staff is recommending continuance of the item to November 16, 2000 per the applicant's request. Motion Teglia / Second Honan to continue the item to November 16,2000. 4. City of SSF -owner/applicant Citywide ZA-99-017 and Categorical Exemption Section 15061(b)(3) Zoning Ordinance Amendment to SSFMC Chapter 20.30 and 20.74-M-1 Industrial Use Regulations/TDM Parking Reductions/Transportation Services--1. M-l Zone District - UP for 100 ADT. Amend SSFMC Chapter 20.30 to require a use permit for all uses which generate 100 or more vehicle trips per day (ADT) in the M-1 Zone District. 2. Transportation Services - Require UP in M-1 Zone District. Amend SSFMC Chapter 20.30 to require a conditional use permit for Transportation Services in the M -1 Zone District Motion Meloni / Second Romero to continue the item off calendar. 5. Specific Plan and General Plan Amendment San Bruno Mtn./Terrabay The Terrabay Specific Plan and the City of South San Francisco General Plan are proposed to be amended (see attached map) to provide for the creation of: F:\File Cabinet\minutes\2000\110200 RPC.doc Page 2 of 8 1. A 25.73 acre "Preservation Parcel" which is located in the mid- to north-area of the commercial lands. The Preservation Parcel would provide preservation of the shell mound, wetlands and viola. The Preservation Parcel would remain in permanent open space and may eventually be conveyed to San Mateo County for inclusion in San Bruno Mountain County Park. The existing General Plan land use designation is Business Commercial and the proposed designation is Open Space. 2. A 2.69 acre "Buffer Parcel" located adjacent to and south of the Preservation Parcel. The Buffer Parcel would provide a "buffer area" between the Preservation Parcel and the Office Parcel. Very limited development of the Buffer Parcel is proposed and would consist of surface parking and landscaping. The existing and proposed General Plan land use designation is Business Commercial. 3. An 18.08 acre "Office Parcel" consisting of the remaining portion of the commercial area south of the Preservation and Buffer Parcels and a portion of what was the Point Area. The proposal is an office tower consisting of 665,000 square feet of commercial office space including 7,500 square feet of ground floor support retail and 1, 785 parking spaces. The office Parcel would also include a 150- seat performing arts theatre and a 100 child day care center. The existing and proposed General Plan land use designation is Business Commercial. 4. A 14.96 acre "Residential Parcel" which would consist of the remaining areas of the Phase II Residential area near the Point. The proposal is a for 70 units of single family attached units in three, four and five unit clusters with 298 parking spaces and a 17-story 96 unit condominium building plus 102 parking spaces. The existing General Plan land use designation is Low Density Residential and the proposed designation is Medium Density Residential. 5. An 8.22 acre "Recreational Parcel The proposal is a recreation center. It is currently proposed that the recreation center would be owned and operated by YMCA. A pOltion of this parcel that contains viola may be dedicated to the County of San Mateo for inclusion in San Bruno County Mountain Park. Should the YMCA, or similar organization not be able to develop a recreation facility on a portion of the site then the entire site would be dedicated to the County of San Mateo for inclusion in San Bruno Mountain County Park. The existing General Plan land use designation is Low Density Residential and the proposed designation is Open Space. 6. Provision of 32 Moderate Income Housing Units Off-Site The proposed Specific plan also includes provisions to construct 32-units of housing affordable to moderate income families off the Terrabay site and within the City of South San Francisco. 7. Transportation Demand Management Program (TDM Program) The Specific Plan also includes an aggressive TDM Program that addresses both the commercial and residential components of the project. Shuttle, van pool, parking and shift management, worker support services and housing as well as annual monitoring, updates, and penalties are included in the program. 8. Open Space and Habitat Restoration The Specific Plan includes restoration and habitat enhancement for the Preservation Parcel, Recreation Parcel and remainder lands. Consideration of addendum to certified Final SEIR-State Clearinghouse -#97-82077 by City Council Resolution #19-99, February 17,1999. Consultant Planner Knapp presented the staff report. Vice Chairperson Meloni asked for an overview of the new Specific Plan in comparison to the June plan, specifying on the grading for the new residential are and what that entails as far as getting into a slide area. He also asked what types of measures would be taken to ensure the safety of the homes located in the slide area. Eric McHuron, McHuron Geosciences, pointed out a graphic that showed the June plan that would have underground garages near a shallow landslide. He mentioned that the June plan called for high-rises, and it is F:\File Cabinet\minutes\2000\110200 RPC.doc Page 3 of 8 easy to require the high-rise construction to make part of the underground structure a retaining wall. He added that comparing the June plan to the October plan, that the October plan has the backyards against the mountain and there is not a buffer zone area from the slide area. He added that this problem needs to be mitigated aggressively and it needs to be done by removing 2-3 acres of disturbed natural ground over and above what may have occurred in the June plan. Vice Chairperson Meloni noted that there is no recent soils report to show how deep the slide is. He added that the mitigation for the slide could result in inclusion of retaining walls. Mr. McHuron noted that there is shallow landslide material over bedrock and once it is removed below the slide plane it makes sense to leave it. Vice Chairperson Meloni noted that an increase in grading would be required to correct the situation. Mr. McHuron noted that this is correct and it also occurred in the June plan. He added that the other difference in the two plans is that there is a cul-de-sac being pushed further out onto the point. He mentioned that the plan is to re-sculpt the point and make it look less like the Candlestick park cut slopes. He added that the grading is taking place from two sides on the hill, one would be in association with the building of the garages, and the second is required for the single family attached homes on the mountain. He mentioned that the office complex and the recreation center are similar in the June and October plans. Vice Chairperson Meloni asked if Mr. McHuron felt that the homes adjacent to the slide area were in a safe position. Mr. McHuron mentioned that if the homes are built in the area, the slide is gone (i.e. mitigated). He added that the changes in the impact are how much native ground is graded as part of that mitigation. Mark Crane, Crane Transportation, noted that the office component is the main driving force with regard to traffic, as far as, comparing the new plan with the old plan. He mentioned that the new plan is just as active as the old. He noted that as the square footage of the office development increases the percent reduction traffic due to the TDM program also has to increase in order to keep the impacts at the same level. He mentioned that the development being proposed is a high tech development, which shows that their trip generation is 20% less during the morning and afternoon commute hours, versus a regular office. Commissioner D'Angelo asked if the increase was 10% of what is cun-ently in the area. Mr. Crane noted that if the intersection is going to be significantly improved over the interchange two things need to happen. One, the new southbound off ramp fl yover into E-10 1 completion will be removing a significant amount of traffic through the interchange area and in the morning. Two, the hookramps that are part of the project will help decrease the use of the interchange that is being used a lot. He mentioned that the Terrabay traffic study takes into consideration all future developments in the E-101 and total development of Brisbane. Commissioner D'Angelo asked for the impact on Sister Cities Boulevard because it is severe in the morning between 7 and 8 a.m. Mr. Crane noted that when there are closely spaced intersections, the timing has to be allocated to the different approaches so that the majority of traffic goes through the interchange area. He added that the new southbound flyover will not impact any of the traffic coming from Sister Cities Boulevard. He noted that by removing all the traffic out of the interchange area, then there is more green time to allocate to the Sister Cities approach. Recess taken at 8:27 p.m. Recalled to order at 8:30 p.m. Jack Myers, Myers Development Group, gave a presentation on the Ten-abay project proposal. TAPE 2 Public Hearing opened. Lisa Christian, Executive Director of the Peninsula YMCA, expressed her enthusiasm about the opportunity to work with Myers Development Group and to provide childcare in San Mateo County. She pointed out that childcare is a desperate need in San Mateo County and noted that the service area for the San Mateo location goes all the way up to Brisbane. She mentioned that the YMCA has been discussing the lack of services that are provided in the City of SSP. She added that these are two great opportunities for the YMCA to provide services F:\File Cabinet\minutes\2000\110200 RPC.doc Page 4 of 8 in a recreational facility and a childcare center. Commissioner Honan asked if there have been any requests for childcare centers in the area. Ms. Christian responded that the City of Brisbane is now talking to them about a childcare center in their City. She added that for every 39 children under the age of 5, there are only 4 childcare slots, and the greatest need is in north county. Commissioner Honan asked if it was a Monday-Friday childcare center. Ms. Christian responded that it is 5 days a week with flexible hours. She added that they are community based and not only for corporations. She also mentioned that they will provide scholarships, which makes the YMCA very different than most childcare centers. Ralph Peterson, 1450 San Bruno Ave-San Francisco, noted that he was hurt to see the grading that is going on in the mountain. He hoped that this would be the end of hurting the mountain, but does not think it will stop because phase 4,5 and 6 are on their way. Del Schembari read a letter from David Schooley: The letter stated that there is massive growth in the Bay Area with no carefulness for the future. It mentioned a balance for open space corridors, wildlife, bay habitat and rare endangered species. The letter mentioned that he is fighting to protect all of San Bruno Mountain. The letter also stated that some portions have been saved and others have been lost. The letter proceeded to explain that San Bruno Mountain Watch is in a full legal battle over critical parts of San Bruno Mountain, above the Bay from Brisbane to South San Francisco, and critical areas of the endangered species Silverspot Butterfly. The letter expressed that Mr. Schooley was sorry to see any further bulldozing or building, but grateful for the shellmound valley. The letter stated his opposition to the freeway hookramps. He noted that they are working with the State and County Parks departments for ongoing restoration and preparing careful protection for the mountain. Mr. Schembari noted that he was happy to see the parking being underground. He asked what the retaining wall would look like and asked if a fa~ade was being considered. He was concerned about the fire truck turnaround and how and where that would take place. He noted that Mountain Watch is hoping that there will be no intrusion into the shellmound valley at all. He asked if there was any consideration given to putting silver panels on the houses because of the energy crunch that currently exists. Assistant City Attorney Johnson reminded the Commission that the hookramps and the flyover project is not on the agenda and not subject to review at the time. She also reminded the speakers from San Bruno Mountain Watch or Center for Biological Diversity of their obligations under the settlement agreement in respect to the hookramps project and the project before the Commission. Dan Shattuc, 111 Belmont Avenue, noted that he likes what he has seen and that the developer has put a lot of thought to the project. He was concerned about the largeness of the office will bring more cars into the area and cause more traffic down Sister Cities Boulevard. He mentioned that people are speeding down Hillside and there had to be a stop sign installed to stop the traffic near the Boys and Girls club. He noted that the cars are diverting off of Hillside where it splits by Phase I of Terrabay. He also mentioned that an ordinance on trucks would help during an interim period until the hookramps and the fly over are completed. He added that the City could consider a secondary water source because water is needed. He added that the Paradise Valley Recreation Center is acting now as a childcare center that may be improved. He added that a spa or a swimming pool could be made available in the YMCA to the seniors. He added that there are a lot of helicopters around the area and has contacted the airpOlt on air traffic. He added that the $750,000 that the City received for a childcare center should be used for something else now that Myers is going to provide one. He noted that the Willows that were talked about could be used on the site that was proposed as a mitigation for the wetlands. He mentioned that overall this is a good project. Public Hearing closed. Commissioner Romero noted that clustering is the way to go because it preserves the mountain and it is a significant improvement over what has been presented in the past. He was concerned with the number of F:\File Cabinet\minutes\2000\11 0200 RPC.doc Page 5 of 8 residential units that are being proposed because it decreased from 348 to 198. He asked if the developer was asking for the residential portion to be a separate phase from the entire project. He noted that 32 units offsite is a step in the right direction because if the residential units cannot be produced onsite, offsite is an appropriate alternative. He was also concerned with the proposal for the commercial section of the project. He mentioned that there was as total of 540,000 square feet proposed and the current proposal has a total of 665,000 square feet, which is an excessive expansion of the office portion of the project. He noted that it is 45 feet what is currently allowed. He added that the associated impacts with increase of the project would be significant. His last concern was the design of the residential portion and the homes backing up to the hill without any type of buffer areas as previously proposed. He noted that even though the Geologist said it could be mitigated, he would like to see some type of buffer area between the homes and the mountain. Mr. Myers noted that there is a lot of confusion because of so many proposals that have been before the Commission and the Council. He added that the proposals that are being talked about are the Sunchase proposals that had 750 units and went down to 348 units. He added that the proposal by his firm was composed by twin townhouse towers, consisting of 250 units. He mentioned that the proposal was then modified to 8. He added that the cun-ent proposal consists of the townhouse units, the condominiums, and offsite 32 units. He added that the commercial site had an original proposal of 505,000 gross square feet and have increased it to 665,000 gross square feet. He stated that some protection and mitigation of the elements between the mountain and the slide issues with the homes has been added, which is a service road. Chairperson Sim asked what the FAR was on the site. Consultant Planner Knapp noted that it is less than the June plan. Mr. Myers stated that this project is significantly less in density than any other proposal in the history of the property. He mentioned that the original proposals with hotels and office houses covered the shellmound. Chairperson Sim complimented the applicant on the description of the project and appreciates the sensitive and detailed planning. He asked if there were opportunities for green architecture components. Mr. Myers noted that there are but the possibilities have not been investigated. He added that they met with the Chief Engineer from San Bruno Mountain Watch, Lewis Buchner, to go over the project in great detail. He noted that even though Mr. Buchner is not an advocacy of development but is in support of the efforts that his firm is taking under the settlement agreement. He mentioned that one suggestion made by Mr. Buchner was that the turnaround is in the buffer zone, which is something permitted under the settlement agreement, and asked if the depth it penetrates into the buffer zone could be mitigated. Mr. Myers noted that they have agreed to look at this. He added that Mr. Buchner would provide guidance books and architectural reference books that can be distributed to their design team. He also noted that Mr. Buchner was invited to be a part of the landscape planning team for the restoration of the mountain. Chairperson Sim asked if borings have been done around the area with civil and geotech engineers. Mr. Myers noted that they started a week ago last Monday. Chairperson Sim recommended that Mr. Myers recommend to Mr. Hartman that the Architectural record magazine has an article that will help him incorporate landscape into the building. Commissioner Honan asked if the Commission can be assured that the number of units that are presented will be built. She explained that maybe later on in the process the 17 story tower will not be able to be built because of celtain reasons. She wanted to have a guarantee that the residential units as presented to the Commission would be built. Mr. Myers noted that this has been discussed in great detail with Planning Division and the City's administration. He added that they are trying to perfect the project and the marketing activities will demonstrate the viability of the project. He added that they are working with the City in creating all that they have proposed. He added that they have worked hard and reviewed the project for years and feels very confident about the implementation plan. He mentioned that they first give the entitlement of the project and raising the balance of the equity. Commissioner Baldocchi asked if Mr. Myers was saying that the 190 units could not be guaranteed based on financing. Mr. Myers noted that there are not many project sponsors that would, in advance of the entitlements of the project, commit to the funding of it. He added that they have good dialogue with the City administration to F:\File Cabinet\minutes\2000\110200 RPC.doc Page 6 of 8 do everything that can be done to write a program that would ensure the City that the best effort would be made to effect the entire project. Commissioner Baldocchi asked what the worst case scenario would be if the 190 units are not built. Mr. Myers stated that what the Commission has seen is what they will get. He added that they need to take the proper steps to built the project, and once the entitlements have been placed, he will go out and raise the balance of the equity. He added that he has been working with Chase Manhattan Bank on the property and is preparing a presentation for the Urban Land llstitute as a commitment to this project. Vice Chairperson Meloni added that his concern was the lack of housing, which has been increased. He noted that with the housing market he cannot foresee a problem with marketing the residential units. He was very concerned with the commercial portion being built before the residential portion and asked that there be a commitment from Myers Development that the residential be completed before the commercial portion is completed. He added that that completing the residential portion is a big element of the project. Mr. Myers noted that they will take every effort possible to accomplish that. Vice Chairperson Meloni also wanted to see more profiles on the Point and the final grading designs. Mr. Myers noted that the Commission will get that information. Commissioner D'Angelo complimented the developer on a professional presentation. He noted that he was having difficulty embracing the buildings because the skyline is broken and is a negative for him. He realized that Myers Development has a business of building property and have made compromises with many organizations. He noted that many of his neighbors will have a hard time embracing the buildings but it is the best that will go on that site, given the parameters that Myers has had to work with. Commissioner Teglia echoed Commissioner D'Angelo's concerns and understands the politics behind the need for the housing. He noted that his main goal has been to have a quality project. He added that would support the project even if the number of units declined to improve it. He noted that housing is needed and this is also a sensitive habitat and it needs to have an aesthetic look. He added that the number of housing units be commensurate with the capacity of the land. He realized that the number of units does not describe the amount of housing because one townhome with four bedroom is just as good as two condominiums with two bedrooms. He noted that is in support of the project and if there is a way to achieve balance and mix, it may be looked at in the future. He added that he would not like to have the number of units set but is in support of the proposal. Mr. Myers noted that there is not a correct answer for any land opportunity. He added that the struggle that everyone goes through to define what is the right answer is a daunting task. He hopes and will work to perfect the proj ect. Chairperson Sim thanked Mr. Myers for the presentation and will be looking at details of what is expected from the project. He added that the Commission is looking at all the aspects of the project and would appreciate as much detail as possible. He noted that the Commission has three options, 1) recommend approval to Council; 2) recommend denial to Council; and 3) continuing the project if the Commission is not comfortable with making a decision. Commissioner Teglia asked if the TDM has any requirement for the reserve of any of the residential for the employees of that office building. Consultant Planner Knapp noted that this has been discussed and there is not a requirement in place. Chairperson Sim asked if the performing arts center would be flat or sloped seating. Mr. Myers stated that it is designed to seat 150 performing arts facility, and at the moment it is flat seating. Commissioner Baldocchi asked how the idea of a performing arts center was introduced to the project. Mr. Myers stated that it was stumbled upon, while they were focusing on the moderate income housing. He noted that they were looking for sites and came to the Linden Avenue site that was to be used for ArtRise Theatre, which then gave Myers the idea that to have a theatre incorporated into their project, and then making the site available for moderate income housing units. Commissioner Honan noted that the towers are described as apartments / condos, and asked if the developer is F:\File Cabinet\rninutes\2000\110200 RPC.doc Page 7 of 8 swaying a celtain way on what they will be. Mr. Myers noted that it is an underwriting issue for them and it is disclosing the prospect of it being a rental property. Commissioner Honan asked if there will be a parking fee as part of the TDM program. Consultant Planner Knapp noted that it is part of the TDM program and all the elements of the TDM program are being monitored on an annual basis. Chief Planner Sparks noted that the Commission seems to be leaning toward recommending continuance to the City Council. He added that if he is correct in that perception, he recommends that the Commission continue this portion until November 16, 2000, when the Development Agreement will be before the Commission, and then recommend the whole project as one to the Council. Motion Teglia / Second Baldocchi to continue the item to November 16,200 and recommend the project and the Development agreement for approval at the same time. Approved by unanimous voice vote. Recess called at 10:25 p.m. Recalled to order at 10: 35 p.m. ADMINISTRATIVE BUSINESS 6. Items from Staff - None 7. Items from Commission Vice Chairperson Meloni asked what had occurred to the Taco Bell building. Assistant Building Official Ahrens noted that the building was demolished. Chief Planner Sparks noted that the driveway modifications didn't work for them. He noted that they will make the circulation work by moving the building a few feet over. 8. Items from the Public - None 9. Adjournment Motion Meloni / Second Honan to adjourn the meeting. Approved by unanimous voice vote. The meeting was adjourned at 10:36 p.m. ~!>>u Thomas C. Sparks Secretary to the Planning Commission City of South San Francisco Eugene Sim, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting November 16,2000, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. NOTE: Staff Reports can now be accessed on the website. www.ci.ssf.ca.us (Economic & Community Development/Planning webpages). TCSlbh F:\File Cabinet\minutes\2000\11 0200 RPC.doc Page 8 of 8