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HomeMy WebLinkAbout11-17-2005 Minutes ~'t\\ SAN p. ~O ~,,~ ~.,_Q. 't~b ;;~ ~ o . '" .~..' () :;... a::- ~~ .... ~ !ifltl' ."1,, H~:t:I\iI ~ u~.~Jo ~~V C<1ii'ro;~\.~ MINUTES November 17, 2005 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: TAPE 1 7:35 D.m. Commissioner Giusti, Commissioner Honan, Commissioner Romero, Commissioner Sim, Vice Chairperson Zemke and Chairperson Teglia ABSENT: Commissioner Prouty Engineering Division: Police Department: Fire Prevention. Thomas C. Sparks, Chief Planner Steve Carlson, Senior Planner Mike Lappen, Senior Planner Allison Knapp, Consultant Planner Bertha Aguilar, Admin. Asst. II Dennis Chuck, Senior Civil Engineer Sergeant Alan Normandy, Planning Liaison Brian Niswonger, Assistant Fire Marshall STAFF PRESENT: Planning Division: CHAIR COMMENTS AGENDA REVIEW No Changes ORAL COMMUNICATIONS None PUBLIC HEARING Items 1-5 were heard simultaneously. 1. Type "C" Sign (Shell) Eleanor Colombani/Owner Jim MartinI Applicant 710 EI Camino Real P05-0055: SIGNS05-0017 (Continued to December 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 710 EI Camino Real in the Retail Commercial (C-1-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. 2. Type "e" Sign (Shell) Jim Martin/applicant Equilon Enterprises, LLC/owner 899 Airport Blvd. P05-0056: SIGNS05-0018 (Continue to December 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 899 Airport Boulevard in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.76 & 20.86. Planning Commission Meeting of November 17 3. Type "C" Sign (Shell) Peter Tobin/applicant Equilon Enterprises, LLC/owner 123 Linden Ave. P05-0072: SIGNS05-0025 (Continued to December 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 123 Linden in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24,20.76 & 20.86. 4. Type "C" Sign (Shell) Peter Tobin/applicant Shell Oil Co./ owner 248 So. Airport Blvd. P05-0073: SIGNS05-0026 (Continued to December 15, 2005) Type "C" Sign Permit to install new signage at a gas station situated at 248 So. Airport Blvd in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.76 & 20.86. 5. Type "C" Sign (Shell) ARC Architects, Inc./applicant Derenzi, Marie G/owner 140 Produce Ave. P05-0111: SIGNS05-0043 (Continued to December 15, 2005) Type "C" Sign Permit allowing a master sign program including building facade signs, canopy signs, monument sign, and a pylon signs exceeding 10 feet in height and signs exceeding 100 square feet in area, situated at 140 Produce Avenue, in the Planned Commercial (P-C) Zoning District, in accordance with SSFMC Chapters 20.81 & 20.86 Senior Planner Carlson noted that this is the second or third continuance being requested by the applicant. He also pointed out that the unauthorized signs have not been removed and is inclined to work with Code Enforcement to get these removed. Consensus bv the Commission to continue the Public Hearina to December 15, 2005. 6. Krieger, Clarence/Owner Double Day Office Services, Inc./ Applicant 340 Shaw Rd. P03-0137/UP03-0026 and Categorical Exemption Class 1 Section 15301 Existing Facilities Review of Use Permit to allow outdoor storage of trucks and extended hours of operation from 6 AM to 2 AM in the Industrial (M-1) Zoning District in accordance with SSFMC 20.30.040 (a) and 20.30.040 (b). Senior Planner Carlson noted that the applicant is out of town. 7. Jackson Arms Use Permit Jackson Arms/applicant s:\MlvclAtes\Flvc~Llul> MlvclAteS\2oo5\ii-ir05 RPC MlvclAtes.l>ot Nge 2 ofT Planning Commission Meeting of November 17 Sharon E. Williams/owner 152 Utah Ave. P05-0036: UPM05-0003 Use Permit Modification allowing an indoor sports and recreation use for an indoor hand gun range with exterior building facade modifications, situated at 152 Utah Avenue in the Planned Industrial (P-1) Zone District in accordance with SSFMC Chapters 20.32 & 20.85. Senior Planner Carlson presented the staff report. The owner noted he was available for questions. Commissioner Sim questioned weather there was an acoustical report for noise during hours of operations. Senior Planner Carlson noted that the units are noise controlled. Commissioner Giusti questioned what the age limit was. The owner noted that the age limit is 21 years of age and children under age 12 must be accompanied by an adult. Motion Honan I Second Romero to approve POS-0036 & UPMOS-0003. Approved by unanimous voice vote. 8. VKK SignMakers/applicant Alexandria Real Estate/owner 341-343 Oyster Point Blvd P05-0146: SIGNS05-0045 Type "C" Sign Permit allowing relocation of a building fa~de sign to the west fa~de situated at 341 Oyster Point Blvd in the Planned Industrial (P-I) Zone District in accordance with SSFMC Chapters 20.32 & 20.85 Public Hearing opened. Senior Planner Carlson presented the staff report. Marco Aguirre, VKK Sign Makers, noted that sign follows the format of the other signs and is less lit and not visible from 101. Public Hearing closed. Motion Romero I Second Giusti to deny POS-0146 j SIGNSOS-004S. Approved by unanimous voice vote. 9. Park Station Lofts SummerHill Homes/applicant Harmonious Holdings/owner 1410 EI Camino Real P03-0092: AHA03-0001, GPA03-0001, ND03-0001, , RZ03-0001, SA03-0001, UP03-0016 & ZA03-0003 Use Permit to construct a 99-unit condominium complex over a podium garage on a site located in the SSF BART Transit Village Zoning District in accordance with the SSFMC 20.27 and 20.81; General Plan amendment to change the designation of the lot owned by BartjSamTrans from "Public" to mixed "High Density Residential and Commercial"; Rezoning request amend land use map(TV-01) and height zone map (TV-02) to reclassify a portion of the lot owned by BART/SamTrans and located in the Planned s:\MlvclAteS\Flvc~Llzel> MlvclAteS\2oo5\ii-ir05 RPC. MlvclAtes.l>ot p~ge 3 ofT Planning Commission Meeting of November 17 Commercial Zone from P-C-L to Transit Village Zone in accordance with the SSFMC 20.87; Tentative Parcel Map to merge two lots into a single parcel in accordance with SSFMC Title 19; Tentative Subdivision Map to create 99 condominium units in accordance with SSFMC Title 19; Affordable Housing Agreement in accordance with SSFMC Chapter 20.125 and Negative Declaration ND03-0001 Public Hearing opened. Senior Planner Lappen presented the Staff Report. Elaine Breeze, SummerHill Homes, replied to comments made by the Commission on November 3rd. · Moving building back -They did not move the building back but redesigned the frontage with layered effects on the ground planes with planting, a lower stepped wall, recessed windows in conformity with the TV Plan (Transit Village) which emphasized bringing a strong urban design to the ECR edge. · Open space - The setback from the property line is 34' 7" which provides a good setback for pedestrian access off the back of the units. · Solar study - They updated the solar study which demonstrates that the shadow is from the Camino Court residential project and Park Station Lofts will not cast a shadow onto Camino Court. · Parking requirements - The parking requirements are being met. She added that studies show increase in ridership and the use of car decreases over the years that someone lives in a transit oriented development. · Giving parking spaces to other residents - A provision in the Homeowners Association to allow the residents to provide a switch or rent their empty space. · BART parcel- the number of units being proposed is 99 units and with the density bonus the developer would be able to have 111 units but they are not pursuing this number. · Bocce ball court - The Bocce Ball court can be removed and the Commission can decide if they want to replace it with 8 guest parking spaces or a recreational lawn area. Christopher Mohr, Executive Director of the Housing Leadership Council, encouraged the Commission to approve the residential project because it would add more homes to the area. Del Schembari encouraged inclusion of more native plants in the project and in the linear park. Public Hearing closed. Paul Lettieri, Landscape Architect, noted that they have tried to continue with the vision of the linear park and have included native species along EI Camino Real. Commissioner Honan questioned how many of the 20 affordable units are one and how many are two bedroom units. Mrs. Breeze noted that there will be ten of each. Chairperson Teglia questioned what the maximum density on the Harmonious Holdings property was. Senior Planner Lappen noted that it the maximum density is 50 units per acre. Chairperson Teglia questioned if the unusable 0.4 acre parcel were not included in the total calculation what would the maximum density. Senior Planner Lappen noted that the total acreage drops to about 1.64 acres and the units would be less than 90. Assistant City Attorney Spoerl noted that the applicant would be able to request a density bonus which would allow them more than one hundred units. Chairperson Teglia noted that this is a nice tradeoff to raise the density on the project that could be a lower density project. Commissioner Sim asked to see how the setback works with the street. Mr. Lettieri noted that between the stepping of the walls there is a 4 foot grade change. Commissioner Sim also requested a 3 dimensional view of the building as it relates to the street and the setbacks. Commissioner Romero was concerned that the BART property along the Linear Park should have been offered to the City before going to the developer. He noted that he supports affordable housing but would s:\MlvclAtes\Flvc~Lluct MlvclAtes\2005\ii -iT-OS RPC MlvclAtes,ctot p~ge 4 ofT Planning Commission Meeting of November 17 also like to maintain the BART parcel available for public use and not allow every inch of land to be developed. He asked to see more specific drawings with details for material, railings, window planters and unit pricing. He felt that the parking was not going to work with some spaces being tandem spaces. Chairperson Teglia suggested setting back the building further and would like to see the North and South corridor view. He noted that a 50 foot tall building creates a visible impact on EI Camino Real. Commissioner Romero echoed Chairperson Teglia's comments and asked if the developer had looked into having a contract with BART to access their parking from the BART side. Commissioner Giusti questioned if the stoops were accessible off EI Camino Real or from inside the building. Check Tang, Architect, noted that the there is ground floor access from the stoops. Commissioner Honan noted that she needed to see how the Park Station Lofts project fits in with the other buildings along EI Camino Real. Mr. Tang noted that they can submit a 3D package for staff review to get to the level of detail the Commission wants to see. Chairperson Teglia asked what the thoughts behind the setback changes were that made the architect and developer conclude not to change the setbacks. Mr. Tang noted that they are backed up against the Hetch Hetchy pipeline easement on the backside. They tried to maintain as many parking spaces as they could and the garage footprint would not be able to be reduced. In effect in order to really reduce or push the building back they had to shift the building independent of the garage or cut the garage edge back which would impact a number of spaces. He added that they also tried to carve the garage edges to create on grade planting in the 20 foot setbacks. They also explored reducing the spacing in the garage to a compact stall but the City's standards do not allow compact stalls. Chairperson Teglia noted that the corridor along EI Camino could have one foot taken out and a section could be shifted back independent of the lower grade. Mr. Tang noted that the interior courtyard would lose some space if the building were shifted. Commissioner Sim clarified that he is looking to see a profile that shows the exterior profile. Chief Planner Sparks summarized that the Commission is requesting more details, better renderings, perspectives along EI Camino Real and BART Drive, a 3D street profile, increasing the setbacks on EI Camino Real, unit prices, window boxes, and parking issues. Mrs. Breeze asked the Commission could discuss if they would prefer the guest parking stalls, open lawn area or leave the plan as a bocce ball court. Chairperson Teglia and Vice Chairperson Zemke felt that they would not like to see cars parked in the area and would prefer either the Bocce Ball court or an open space. Commissioner Romero felt that he could support additional parking but felt that there was not a need for a Bocce Ball court. Chairperson Teglia questioned if BART would participate in allowing parking for the project in recognition of the benefits that they are going to reap from the project. Senior Planner Lappen noted that the previous applicant wanted to enter into a parking agreement with BART but the City was concerned with this because it was a revocable parking agreement. Consensus of the Commission to continue the item to December 1, 2005. Recess called at 9:15 p.m. Recalled to order at 9:25 ADMINISTRATIVE BUSINESS 10. Terrabay Phase III Terraces Myers Development - Applicant I Owner s:\MlvclAtes\Flvc~Llzel> MlvclAteS\2oo5\ii-i7-o5 RPG MlvclAtes.l>ot p~ge 5 of7 Planning Commission Meeting of November 17 San Bruno Mountain P04-0117: DAA04-0001, EIR04-0002, GPA04-0001, PP04-0001, SPA04-0001, ZA04-0004 Studv Session Project Description: Construction of a mixed-use development on 21 acres of land at the corner of Sister Cities Boulevard and Bayshore Boulevard in South San Francisco. The proposal includes 351 residential units in high-rise (180 units), town home and loft configuration, a 295,000 sq. ft. office / or 300 room hotel/or an optional180 unit condominium and 357,500 sq. ft. retail. The 25.61 Preservation Parcel is north of the project site and was conveyed to San Mateo County on August 11, 2004. The Preservation Parcel is included in San Bruno Mountain County Park and is designated as permanent open space. The Preservation Parcel is not a part of the project. Consultant Planner Knapp presented the staff report. Jack Myers, Myers Development, noted that the subcommittee gave suggestions on the proposal and he has incorporated some of those into the proposal before the Commission. Norm Garden and Don Sinamont of RTKL Architects presented the modifications to the project. Some of the modifications to the proposal were: · By shifting the office building to the north they were able to reduce the height because of the grade change on the northern side. · Pulled out the three stories of above grade parking and "finessed" the parking beneath the office tower. · Removed 9 units from the residential tower and included those into the lofts and the loft building to the north. · The impact on the Point was minimized by pushing the units further back to the north and pushing the driveway into the building. · The five foot wall was removed and replaced with natural material and provides the opportunity to have public art in 5 different areas. · Architectural designs were accentuated when the towers were rotated. Commission comments Chairperson Teglia noted that there have been many good changes to the proposal. He asked that the developer include an additional part to the model showing what the Point looks like now and see what amount of it is being removed. He asked that the applicant report back to the Commission on what precludes them from going down more than three feet in the project, what the possibilities are of pulling back away from the Point and seeing what can be built there. Vice Chairperson Zemke noted that the parking structure had opening towards the freeway with the previous layout and questioned if they had been reduced also. Mr. Myers noted that the concern was the visibility from northbound 101 and the wall was moved back to limit the exposure and increased the landscaping. Commissioner Sim pointed out that the developer was able to work with the changes and disguised the parking spaces. He questioned what the rationale for having the tower in the corner and questioned if the initial idea for the project was being lost. Mr. Myers noted that the idea was not lost. The City Council and Planning Commission subcommittees preferred the building off the corner to minimize the impact on the Point. Norm Garden added that the City reminded the designer that San Bruno Mountain was a significant piece and they worked around that which made the project better. Mr. Myers added that they are focusing on restoring the point and re-Iandscaping it. Commissioner Sim commended RTKL for doing an excellent job with shifting the buildings and recognized that it was not an easy task. He added that there is a much better representation of the project and a s:\MlvclAteS\Flvc~Llzel> MlvclAtes\2oo5\ii-rr-05 RPC MlvclAtes.I>Ot p~ge b ofT Planning Commission Meeting of November 17 much better visual angle from 101 than before. He pointed out that the hill was recaptured by the changes and questioned if the project would be a phased development. Mr. Myers noted that there is a 65% chance that they will be running the project in one phase. Commissioner Honan was concerned with the additional towers and having them blend in. She asked that the developer explain what types of materials they would use and if they would be similar for both towers. Mr. Myers noted that the details are not finalized but the Commission will have the opportunity to go through those details at the Precise Plan process. Commissioner Honan asked if the hotel was not going to be considered anymore. Mr. Myers noted that the hotel and residential are the alternatives if the office use does not come to fruition. Commissioner Romero noted that the layout is superior to the previous proposal. He was concerned with having an office tower on the west side of highway 101 and that the City has not encouraged them on that side. He wanted to see what types of retail uses were going to be part of the project. He felt that the movie theatre may not be appropriate in the area due to the bright lights and its proximity to residential areas. Mr. Myers noted that the project will have many lights and the landscaping will mitigate some of the views. Mr. Garden added that the lighting will not be obnoxious to the residents. Public comments: Jeffrey Tong, commended Myers Development on the office buildings they have constructed in San Francisco. He noted that the three buildings are like three icons that are spaced far from each other. He noted that the Mandalay Tower can be seen from Skyline Boulevard and was concerned with the impact of the light on the residents. Consultant Planner Knapp pointed out that the first Public Hearing on the project would be on December 1, 2005 and the Commission will be asked to continue the hearing to December 15th for final action. Chief Planner Sparks noted that the packet will be delivered on the Monday before the meeting of December 1st due to the holiday and the turnaround time for getting the information together for the packet. ITEMS FROM STAFF None ITEMS FROM COMMISSION None ITEMS FROM THE PUBLIC None ADJOURNMENT 10:45 P.M. Motion Zemke I Second Honan to adjourn the meeting. Approved by unanimous voice vote. ~c~~ M~Ch~~ Planning Commission City of South San Francisco Secretary to the Planning Commission City of South San Francisco TCS/bla s:\MlvclAtes\Flvc~Llzect MlvclAteS\2oo5\ii-i7-o5 RPC. MlvclAtes,ctot p~ge70f7