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HomeMy WebLinkAbout12-02-2004 Minutes c\J't\\ SAN p. ~ C:)~_~~~ o . . ~-~.' 0 ~a;~ .... t: tin' ..!I..I....... ..--.J ~ c..>'~.~o ~il11'~~ ~-,.'7".ec-~_~ C>:~ ~ 4lIFOR~\. MINUTES December 2, 2004 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS TAPE 1 7:30 D.m. PRESENT: Commissioner Giusti, Commissioner Honan, Commissioner Sim, Commissioner Teglia, Commissioner Zemke, Vice Chairperson Ochsenhirt and Chairperson Romero ABSENT: None STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Bertha Aguilar, Admin. Asst. II Kimberly Johnson, Assistant City Attorney Ray Razavi, City Engineer Sergeant Alan Normandy, Planning Liaison Mo Dong, Assistant Fire Marshall City Attorney: Engineering Division: Police Department: Fire Prevention AGENDA REVIEW Chief Planner Sparks suggested that the Commission cancel the regular Planning Commission meeting of December 16, 2004 due to the holiday schedule. Motion Tealia I Second Honan to cancel the December 16, 2004. Approved by unanimous voice vote. ORAL COMMUNICATIONS None ADMINISTRATIVE BUSINESS 1. Christy's Bar & Grill Christina Lee, applicant Satya Narayan, owner 309 Airport Boulevard Request to initiate revocation proceedings for an existing cocktail lounge in the Downtown Commercial Zone District (P-C), in accordance with SSFMC Section 20.91.030. Chief Planner Sparks noted that this was not a public hearing and the purpose of this item is not to discuss the speCifics of the revocation but to have the Commission formally initiate the revocation procedure and set a date for the Evidentiary Hearing. Motion Tealia I Second Honan to schedule the revocation hearing for January 20, 2005. Approved by unanimous voice vote. STUDY SESSION 2. Kaiser Office Building a. Hunter/Storm LLC by Mike Walsh/applicant Malcolm Building, LLC/owner 230 Oyster Point Blvd. P04-0131: UP04-0031, DR04-, VAR04- & TDM04-0003 Planning Commission Meeting of December 2, 2004 Use Permit allowing the construction of a 19,000 sf single-story medical office building in the Planned Commercial (P-C) Zoning District in accordance with SSFMC Chapters 20.24 and 20.81. Mitigated Negative Declaration previously adopted on January 3, 2002. Chief Planner Sparks noted that the applicant would present the project. He noted that the projects previously approved on the Malcolm and Stuhlmuller sites were not constructed due to market conditions. He noted that that staff is not recommending a right-out access from the Malcolm site. Mike Walsh, Hunter-Storm, presented the 19,300 square foot cancer treatment facility that will serve patients from Redwood City to San Francisco. He added that there will be a staff of 40 and a total of 16 patients will be treated per hour. He pointed out that the property is 3.6 acres, which will be divided into two lots. He noted that they have met with Stuhlmuller applicants and have agreed on a streetscape design and have asked for a right in and a right out site access point directly off of Oyster Point Boulevard through the Stuhlmuller site. He asked that the parking requirements not be reduced to 50 spaces because they are developing at a 27% FAR rather than the 50% that is allowed in the zone. Commissioner Romero questioned why there was a parking reduction for this facility. Chief Planner Sparks replied that in all E-101 facilities the Transportation Demand Management Program is required. He noted that the Commission could determine that this is not the typical use in the area. He noted that Kaiser staff could be invited to cooperate by using public transportation. Mr. Walsh added that the staff report reflects the facility will be a 24-hour operation and they will not be a 24- hour operation. Tamara Tracks noted that the facility will be a cancer radiation therapy facility and there will not be any urgent care facility. There will 16 patients per hour with 40 employees. Commissioner Honan noted that the regional span is broad and was concerned that the project will outgrow itself. Michael Kay, Kaiser Permanente Organization, noted that the size of the facility is based on a membership survey. The building is the correct size. He added that there would be another facility in Santa Clara that will treat the southern part of San Mateo County and Santa Clara County. Commissioner Honan suggested that the parking might not be enough for the facility with the reduction because of staff and patients. She asked what amount of the staff would use publiC transportation. Mrs. Tracks noted that it is difficult to encourage staff to use publiC transportation because most of them have other responsibilities, such as picking up children from school. She added that with their proximity to the BART station there has not been a decrease in the staff usage of the facility parking. Commissioner Sim asked how the projects fit into the Oyster Point corridor. Chief Planner Sparks noted that the amount of landscaping and development along the frontage of the lots needs to be determined, especially for the vacant parcel. He pointed out that the Design Review Board felt it was important to landscape the vacant parcel because it is between the Kaiser facility and the Stuhlmuller property. He added that the City wants a finished landscape appearance. Commissioner Sim asked to see a master plan of the entire area. He added that this is a unique opportunity to see how all the parcels would look with Kaiser and the other buildings in place. Mr. Hagman noted that the steep drop allows for the buildings to be in line with each other. Ed Storm noted that they have been discussing with Stuhlmuller Properties the potential of a third building going between the Kaiser and Stuhlmuller buildings. He added that the Kaiser building cannot be altered because it is specific to their needs. He added that they could submit a unified plan that will help the Commission accomplish their needs. Doug Cefali, Malcolm representative, noted that the Malcolm site has geological issues due to the slope. He added that the way the property can be developed is to have a 2-story building over parking. He noted that the TDM requirements have made it too expensive for the applicant to implement because of incentives the developer would have to offer. This is why they decided to supply surface parking at the Kaiser s:\MivcL{tes\Fivc~Llzec\ MivcL{tes\2004\:12-02-04 RPC,c\oC p~ge 2 of 5 Planning Commission Meeting of December 2, 2004 facility and asked to keep all their parking spaces rather than reduce them. Roger Stuhlmuller was in favor of not reducing the parking requirement because there will be a spill over to the Malcolm site. Commissioner Romero asked if the lot line adjustment being proposed would eliminate the entrance in the previous project. Chief Planner Sparks noted that the buildings are changing but neither one of them is over the driveway. Staff is recommending that the same driveway be kept. Mr. Walsh noted that they agree with this and have worked the conditions out with Mr. Malcolm. Commissioner Honan asked if there would be ambulance service at the center. Mr. Walsh noted that there could be and there is a drop off area for two ambulances in the rear of the property for this. Mr. Kay noted that all appointments are scheduled and it is rare when the ambulance will be delivering patients to the facility. Commissioner Giusti asked if the maintenance employees would be working during the night to clean up the offices. Mr. Kay noted that the 40 employees include doctors, nurses and maintenance employees. Commissioner Sim asked for examples of similar Kaiser facilities in order to compare the turnaround time and parking. Mrs. Tracks noted that they do not have another cancer facility because this is a new program. Kaiser contracts with UCSF but can gather information of programs with UCSF. Mr. Walsh asked if the Commission could tell them how they would like the sidewalk, streetscape design and asked for clarity on the requirement in the Conditions of Approval for an opaque wall. Commissioner Zemke asked what the distance from the curb to the side of the building was on the Oyster Point elevation. Mr. Walsh noted that the distance is 20 feet from the property line and more than 5 feet to the sidewalk. 3. Oyster Point Office / R&D Building Stuhlmuller Property Company/ applicant & owner 180 Oyster Point Blvd. P04-0127: UP04-0035, DR04-0074, VAR04-0002, TDM04-0002 & MNDOO-014 Use Permit and Design Review allowing a 70,000 SF three story building comprised of 2 levels of office R&D space over a ground level parking garage, generating in excess of 100 daily average vehicle trips, and 24 hour operation, and a Variance allowing a parking rate of 2.83 vehicles per 1,000 GSF rather than 3.3 spaces per 1,000 sf in association with a Preliminary Transportation Demand Management Plan reducing traffic impacts, situated in the Planned Commercial (P-C) Zone District in accordance with SSFMC Chapters 20.24, 20.81, 20.82 and Chapter 20.120. Mitigated Negative Declaration previously adopted on January 3, 2002. Roger Stuhlmuller noted that the old proposal was a 5-story building and the new building will be three-stories high. He added that an agreement needs to be reached amongst the three owners to have a streetscape that pleases the City. He noted that the previous approval had a meandering sidewalk and the Design Review Board asked for some changes. He asked that the Commission consider the original proposal rather than the redesigned plan. Steve Cox, architect, noted that the footprint is the same as the previously approved building. He noted that the building sits in the same footprint as the previous design, the access points are identical and the common driveway is also identical. He added that the meandering walk is the only difference. He noted that the Design Review board had some comments on the walkway and were asking the Commission to direct them as to which design they like better. Steve Cox, Paul Letieri and Commissioner Sim discussed the changes made by the design review board to the meandering sidewalk and the original proposal for the building. Commissioner Sim felt that the original scheme s:\MivcL{teS\Fivc~Lizec\ MiVCL{tes\2004\:12-02-04 RPC,c\OC p~ge 3 of 5 Planning Commission Meeting of December 2, 2004 was more suitable for the proposal. Vice Chairperson Teglia also felt that the original design worked best and added that it has to be coordinated with the rest of the sidewalk so it lines up with the public sidewalk. Mr. Cefali noted that both sides of the Stuhlmuller site are flat and the Malcolm site is 12 feet above street level and the rear of the lot is 27 feet higher than the street level. He added that the meandering sidewalk will not work on the Malcolm site. He pointed out that the landscaping and setbacks are all unified. Vice Chairperson Teglia noted that both sidewalks should be coordinated along the shared entrance. He suggested that there be a landscape buffer in front of the Malcolm site. Mr. Stuhlmuller asked if they had to return to the Design Review Board. Chairperson Ochsenhirt noted that they did not have to return to the Design Review Board. Commissioner Romero asked what the setback on the Stuhlmuller property was. Mr. Cox noted that the property line is out on the street and the setback varies from 29-26 feet because of curb and easements. Mr. Stuhlmuller noted that the dimension have not changed in terms of setbacks from the 2000 project. Commissioner Romero noted that the project is seen in two different pieces and it needs to be combined into one uniform use. He added that the puzzle needs to come together in one. Mr. Stuhlmuller noted that Mr. Malcolm has not reached a decision as to what he will put on the middle property. Mr. Cox asked suggested offering their graphics of the Stuhlmuller proposal to Malcolm architects in order for them to show the continuity of the entire area. He asked if the projects could now be unlinked in order to proceed with the approvals for the Stuhlmuller site. The Commission agreed to this. Commissioner Romero noted that the building design does not have to be submitted for the residual parcel but just an idea of what Mr. Malcolm plans to put on the site. Commissioner Honan asked if there was overflow parking from the Kaiser site to the Stuhlmuller site was there going to be some kind of parking agreement in place. Mr. Stuhlmuller noted that they are working on an agreement. He felt that if Kaiser get the parking requested they will not have to enforce the parking agreement because there will not be overflow onto his site. Commissioner Honan asked to see the potential agreement. Vice Chairperson Teglia noted that he was he is open to having 72 parking spaces and require a Transportation Demand Management Plan for employees of Kaiser only. Commissioner Honan asked how Kaiser will implement a Transportation Demand Management Plan if their employees will not adhere to it. Chief Planner Sparks noted that they will have to provide a triennial report on the progress of the Transportation Demand Management Plan and if they are not successful the City will fine them. Chief Planner Sparks asked if the Commission was in agreement with staff's recommendation to keep a right in and right out access on the eastern end of Oyster Point Boulevard for both projects. The Commission was in agreement with staff's recommendation. Commissioner Sim asked that the architect explain the materials used and the screening of the garage. Mr. Cox passed a materials board to the Commission and explained the shades of the glass and detail for the entry statement. Mr. Letieri noted that the plant material is what the Design Review board had suggested. He added that the trees will be Fremont Poplars, which is consistent with Bay West Cove and Kaiser's landscaping. ITEMS FROM STAFF Chief Planner Sparks noted that a Joint Study Session in January for Park Station Lofts. ITEMS FROM COMMISSION Vice Chairperson Teglia asked that staff look into having a Study Session on the Transportation Demand Management Program. He noted that there is not a publiC transportation system in the East of 101 area. He pointed out that a solution is to get all the developers in the area to contribute to one transit system that connects with SamTrans, CalTrans and BART. Chief Planner Sparks noted that the City is working with the Peninsula Congestion Relief Alliance to see how the system can be managed. s:\MivcL{tes\Fivc~Lizec\ MlvcL{tes\2004\:12-02-04 RPC,c\OC p~ge 4 of5 Planning Commission Meeting of December 2, 2004 Chairperson Ochsenhirt appointed Vice Chairperson Teglia, Commissioner Romero and Commissioner Sim to a Subcommittee on 285 East Grand. The Commissioners agreed to be on the Subcommittee. ITEMS FROM THE PUBLIC ADJOURNMENT Motion Giusti j Second Romero to adjourn the meeting. Approved by unanimous voice vote. 9:40 P.M. ~~L / '\ ,j "'L l' ,'. t' }"- - ~. . .-oj.... ,_-' '- ~-"..,-'\l Rick Ochsenhirt, Chairperson Planning Commission City of South San Francisco Secretary to the Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting December 16, 2004, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA TCSjbla s:\MlvcL{tes\Fivc~Lizec\ MivcL{teS\2004\:12-02-04 RPC,c\OC p~ge5Df5