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HomeMy WebLinkAbout02-17-2005 Minutes .,'t\\ SAN h C"" 41S!11:!!- ~~ C:) ~I . '. '1 ~ .~t:J.l __'to ""k o ~"~-', () :>.. ,{41 (j; t ~ .,,,I.........~., ~ I!.I~ () (,)~~:o _........~ ~~~w ~~ 0<1iIroi'~\.~ MINUTES February 17, 2005 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: TAPE 1 7:32 D.m. Commissioner Giusti, Commissioner Honan, Commissioner Prouty, Commissioner Romero, Commissioner Sim, Vice Chairperson Zemke and Chairperson Teglia ABSENT: None STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Mike Lappen, Senior Planner Steve Kowalski, Associate Planner Bertha Aguilar, Admin. Asst. II Peter Spoerl, Assistant City Attorney Ray Razavi, City Engineer Sergeant Alan Normandy, Planning Liaison Brian Niswonger, Acting Assistant Fire Marshall Marty Van Duyn, Assistant City Manager Norma Fragoso, HCD Director City Attorney: Engineering Division: Police Department: Fire Prevention. City Manager Housing & Commty Dev. CHAIR COMMENTS AGENDA REVIEW No Changes ORAL COMMUNICATIONS None PUBLIC HEARING 1. Mixed-Use Development Use Permit Gonzalez, Miguel A.fOwner Jaime E. Valle/Applicant 329 Baden Ave. P04-0079 & UP04-0022 Approved Use Permit to construct a 789 square-foot ground-floor commercial space and a 2nd-story addition onto the front of an existing single-family dwelling on Baden Avenue, and a new single-family dwelling over two 2-car garages on Second Lane in the Downtown Commercial (D-C-L) Zoning District, in accordance with SSFMC Chapters 20.26,20.74, and 20.81. Associate Planner Kowalski presented the staff report. Public Hearing Opened. Albert Mosqueda was concerned with parking, potential glare from future signage and uses for the commercial space. Associate Planner Kowalski noted that the sign is a separate consideration and the commercial use that would occupy the space is unknown at this time. Planning Commission Meeting of February 17, 2005 Cheryl Regalia was also concerned with the parking in the area and that two tandem garages would not be sufficient for two dwelling units. Vice Chairperson Zemke asked that the property be set back with the other storefronts on the block because it will project out two more feet from what the other storefronts are. Jaime Valle, Designer, presented the project to the Commission. He noted that they had a neighborhood meeting and redesigned to satisfy the neighbors concerns. He noted that the property is scaled down to fit in with the scale of the commercial/residential neighborhood. He added that there is parking in the driveway and there is landscaping provided along the lane. Chairperson Teglia asked if tandem parking was allowed in the area and if so when did the Commission approve this. Associate Planner Kowalski replied that it is. Chief Planner Sparks added that the Commission approved tandem parking in all zones along with the second unit housing ordinance. Mr. Valle noted that he has allocated a small space to allow for a fifth parking space for a small car. Commissioner Honan noted that unit #2 has two living rooms. Mr. Valle noted that one of them should be a family room and there was a typo on the plans. Commissioner Honan asked what the size of the storage space is. Mr. Valle noted that it is 5 feet wide. Commissioner Honan asked what the use of the commercial space is going to be. Mr. Valle noted that the owner is planning to have a beauty salon in the commercial space. Commissioner Romero asked why the entry was in the front where there could be room for more parking area. Associate Planner Kowalski noted that the design guidelines call for traditional front porches and doors facing the street as opposed to having them on the side. The part facing the lane is still part of a new house and for security reasons the Police Department prefers the door in front rather than on the side of the property. Ms. Regalia stated that they discussed having one two-car garage and one tandem, which she was told by Planning was allowed. Associate Planner Kowalski noted that this car configuration does not meet the City's setback requirements and therefore was not allowed. Commissioner Giusti asked if there was a condition stating that the garage spaces should not be used for storage. Associate Planner Kowalski noted that the Chief Planner would like to add a condition that all garage spaces be kept accessible for parking. Vice Chairperson Zemke added that the 20 foot apron allows for parking in front of the garage which could accommodate another two cars. Vice Chairperson Zemke asked if the Commission would be willing to setback the storefront to be in line with the other commercial uses. The Commission was comfortable with adding this as a condition of approval. Commissioner Romero recommended that the Commission incorporate into this Condition of Approval the requirement to have a planter box along the storefront. Mr. Valle noted that they would be willing to setback the storefront and accept the condition. Motion Zemke / Second Romero to approve P04-0079 & UP04-0022 with the additional Conditions of Approval with regard to having the garage spaces available for parking, recessing the storefront two additional feet and including a planter box along the length of the storefront. Roll Call: Ayes: Commissioner Giusti, Commissioner Honan, Commissioner Prouty, Commissioner Romero, Vice Chairperson Zemke and Chairperson Teglia Noes: None Absent: Commissioner Sim Abstain: None Approved by roll call vote. TAPE 2 s: \MlV\.utes\FlV\.~llzecl MlV\.utes\:2005\0:2-1.7-0S RJ>C,cloc J>~ge :2 of to Planning Commission Meeting of February 17, 2005 2. Britannia Oyster Point II Slough BTC, LLC/Owner Jon Bergschneider/Applicant 333 Oyster Point Blvd. P03-0138: UP03-0027, EIR03-0001, TDM03-0001 &. DA04-0001 Approved Use Permit, Preliminary TDM Plan and Development Agreement to construct a three-building R&D complex on an 8.84-acre site along the northerly side of Oyster Point Boulevard, north of the Eccles Avenue. The project consists of three buildings totaling 315,444 sq. ft.; parking is provided at a ratio of 2.8 spaces per 1,000 sq. ft. through a combination of surface parking and a 6-level parking garage. Draft Environmental Impact Report EIR03-0001 & Development Agreement DA04-0001 Principal Planner Kalkin presented the staff report. Jon Bergschneider presented his team and who presented the different aspects of the design of the project. AI Chamorro, Architect, outlined the square footage of the R&D buildings and the parking space count in the parking garage. He noted that they have decided not to use cement plaster but will be using GFRC instead. He pointed out that 36% site landscaping does not include the specialty paving such as the "kiss and drop" area. David Gates, Landscape Architect, noted that they tried to provide the site a strong point of entry. He added that they have created windbreaks through selective positioning of plant materials. They also included two arrival plazas with special pavers and a third, which they hope, will connect to the bay trail in the future. Commissioner Giusti asked if the project fronts the bay trail. Mr. Bergschneider indicated that this does not front the bay trail but they work to try and connect to the trail subject to an agreement with the adjacent property owners. Chairperson Teglia noted that in Phase I there was glass incorporated into the parking garage and asked if this could be done on the south elevation in Phase II to make it look like an office building. He also added that the punChed squares are smaller than the openings on the buildings and suggested that they be larger. Mr. Chamorro noted that the punches on the garage can be made larger to match the buildings. Public Hearing opened. There being no speakers the Public Hearing was closed. Commissioner Honan asked if there was an amphitheatre proposed in a project by Slough. Principal Planner Kalkin noted that there was an amphitheatre proposed for the Britannia East Grand project. Commissioner Prouty asked if the proposed building heights are taller than other R&D projects in the area. Principal Planner Kalkin noted that the heights are similar to the first phase of this project. She added that there are more 4-story R&D projects approved throughout the area and they are all more or less this height. She pointed out that the General Plan supports additional height in this area. Commissioner Romero pOinted out that at the subcommittee meeting the developer was encouraged to make modifications to the design of the building but due to the difficulties implicated in developing R&D facilities it was difficult to meet all the requests. He commended the applicant for the changes that had been incorporated and felt the project was ready to be recommended to Council for approval. Chairperson Teglia noted that the developer is not sure of what the final floor plan will be and how much space is allocated for lab and office space and asked if the City had a way of controlling lab space and office space especially if it will change the parking ratios. Principal Planner Kalkin noted that because of the costs involved in building these buildings, 65% of that which is requested will be used as lab space. Mr. Bergschneider noted that as part of the lease agreement they require that 65% of the building be built out as lab space because of the costs involved in building R&D buildings. Principal Planner Kalkin added that the parking standards are the same for 100% office projects. She pointed out that the Institute of Transportation Engineers documentation shows that s:\ML""IAteS\FL",,~LLzect ML""IAtes\::wo5\0:2-1.J'-05 RPC,ctoc p~ge 3 of b Planning Commission Meeting of February 17, 2005 the City's standards are high. She added that the City needs to push the TDM requirements to keep the traffic under control and added that an overabundant supply of parking is one of the worst things that can be done to support TDM requirements. Chairperson Teglia asked what the City's success for TOM plans has been in the past few years. Principal Planner Kalkin noted that the first TDM review is due soon for the Slough Britannia Oyster Point I. Assistant City Attorney Johnson noted that the TDM monitoring and reporting requirements are included in the Development Agreement as well as the Conditions of Approval. Commissioner Prouty noted that he liked the project and had spent hours reviewing the documentation on the development. Motion Prouty / Second Giusti adopting Resolution 2639-2005 recommending that the City Council certify EIR03-000l, including the Findings of Approval and the Statement of Overriding Considerations for the traffic impacts. Approved by unanimous voice vote. Motion Zemke / Second Romero adopting Resolution 2640-2005 recommending that the City Council approve UP03-0027, TDM03-000l and DA04-0001. Approved by unanimous voice vote. 3. Bridge Housing Corporation/applicant County of San Mate%wner Oak & Grand (SW corner) P04-0151: DR04-0089, AHA04-0004 Approved Design Review and Affordable Housing Agreement to construct a 43 unit family residential development on an approximately 1.14 acre parcel located at the southwesterly corner of Oak and Grand Avenue, in the R-3- L Multiple Family Residential District, in accordance with SSFMC Chapters 20.20, 20.85, 20.125 & 20.130. Principal Planner Kalkin presented the staff report. Kevin Griffith, Bridge Housing Project Manager, noted that the Commission has seen the project previously in a session. He noted that one of the issues that arose at the study session was supplying laundry units in each of the units. He noted that a feasibility study showed that the incorporation of washers and dryers into the units would cost from $150,000 - $200,000, which would seriously impact the cost of the project. Chairperson Teglia questioned if the feasibility study included providing washers and dryers or the connections for these. Mr. Griffith noted that the cost included both the units and the connections to them. Chairperson Teglia asked if they isolated only the connections in the study. Mr. Griffith replied that they did and the cost was about $600 per unit. He added that the gas, electric and water connections is what drove up the costs. He pointed out that they felt that the City's housing money would be better used providing common facilities. Commissioner Romero continued to have concern that there would not be any laundry hookups in the 3 bedroom units where there will be a large family living who will have daily trips to the laundry facilities. Mr. Griffith noted that other similar Bridge projects also have common laundry facilities and they have not had any problems with those facilities. Commissioner Giusti pointed out that there is only one laundry facility on the site and it will be difficult for the large families to take all their laundry across the development. She also questioned how the project was being funded. Mr. Griffith noted that the plan has been modified to incorporate a laundry facility at either end of the development. He also noted that the project is being funded by several agencies and expect to get some funds from the state once the Commission and Council approve the project. Chairperson Teglia noted that the entire project is affordable but questioned why there are 21 units being mentioned rather than all of them. Principal Planner Kalkin noted that the City, through the Affordable Housing Agreement, has the authority only to obligate the developer to supply less than 50% of the units as affordable. She noted that the developer has chosen to make all the units affordable. Mr. Griffith noted that they have decided that the units be a mix of low and moderate-income affordability. S:\M,,,,,,tes\F,,,,~L,zev! M''''''teS\2005'\02-1.7-05 RPC,v!oc p~ge -+ of b Planning Commission Meeting of February 17, 2005 Rick Williams, Van Meter Williams Pollack, gave a PowerPoint presentation of the project, showing the design revisions and different elevations. He showed a view of the project from Grand and Willow. Chairperson Teglia noted that the project can be seen by a person in their car on Grand, or because of the height can be seen from Mission Road. He added that the design of the rear elevation should not be taken lightly just because of the landscaping around the courthouse. Chairperson Teglia noted some improvements in the project design. He added that there are architectural features that bring out the design of the development along Oak Avenue and suggested that these same architectural features such as awnings, balconies and trims be incorporated in at least every other unit especially at the highest level to make it aesthetically pleasing. Mr. Williams noted that they did not add awnings to the rear elevation because they would not shade the windows on that side, but agreed they can be added for aesthetic purposes at a low cost. Public Hearing opened. Judy Davila, San Mateo County Manager of Housing and Community Development and Boardmember of Housing Leadership Council, spoke in favor of the project. She added that the City and County have a partnership with Bridge in bringing this project forward. She pointed that South San Francisco deserves congratulations for being a leader in the County in developing quality housing for families. She added that the Housing Leadership Council has also endorsed this project. Julie Johnson, neighbor, noted that this project will bring parking issues to the area. She added that there will be 49% very low-income units and this is going to make the values of surrounding properties go down. Public Hearing closed. Chairperson Teglia noted that he has been told that this type of housing enhances property values. He asked if there were going to be issues with the parking. Principal Planner Kalkin noted that the Bridge has provided data on parking for other projects and there were not any parking problems shown in these. Mr. Griffith added that a project in Pleasant Hill built 2 years ago at a ratio of 2 parking spaces per unit still has unassigned spaces, and it is not located near a major transportation corridor. Commissioner Prouty asked what the rent would be for the units. Mr. Griffith noted that the rents will vary by size and income level from approximately $365.00 per month for a one bedroom low-income unit to $1150 for largest unit at highest income unit. He noted that the presence of Bridge Housing projects in neighborhoods has been positive in terms of property values. Commissioner Prouty asked if the property was going to be properly maintained and pointed out that neighbors will be concerned with increase in crime. Mr. Griffith noted that they screen the renters to make sure that there will not be problems in the area. He added that there would be a resident manager who will know who belongs there and who does not. Bridge is committed to making sure the project is maintained and looks good over time, as evidenced by its other developments. Commissioner Prouty asked if the developer was giving preference to City employees and teachers. Mr. Griffith noted that they have a 75% preference for South San Francisco residents or employees. Commissioner Romero noted that the project is well designed but was concerned with the lack of connections for laundry facilities, especially for the 15 three bedroom units. Chairperson Teglia noted that the feasibility study needs to focus only on providing a hallway closet with connections. Commissioner Honan questioned how many machines would be in each laundry facility. Mr. Griffith noted that there would be one machine for every 8 families. He noted that the cost for supplying the machines was deducted from the quote and the cost was still too high. Commissioner Honan added that there might be liability for leaks and water damage in the unit if they provide these connections. She asked if the washers and dryers in the facilities would be coin operated and if there would s:\MlV\.uteS\FlV\.~Llzec;1 MlV\.utes\2005'02-1.7-0S RPC,c;10C P~ge 5 of b Planning Commission Meeting of February 17, 2005 key card access. Mr. Griffith noted that the usage of water does increase and the potential for leaks, although potentially problematic, was not a driving factor in deciding not to supply these connections. He added that they are willing to make the laundry facilities key card accessible as an added measure of security because they facilities are accessible from the outside. Commissioner Prouty noted that the rents may go up if this occurs. Mr. Griffith noted that the units would be coin operated which will offset the costs for the excess water and gas usage. Mr. Williams expanded on why the cost of supplying connections was high. He pointed out that they would have to have to add a gas and water line as well as a laundry area to each unit. They would also have to have individual water heaters for hot water usage resulting in adding gas meters for each unit. This would then require that the residents pay for their own PG&E bills. He pointed out that the usage of water would also increase throughout the entire project versus one large boiler for the entire complex. Mr. Griffith noted that management will pay for the water and gas usage in each of the laundry facilities and the residents would pay the electricity only. Motion Zemke / Second Prouty recommending that the City Council approve the project. Commissioner Romero asked that the motion be amended to recommend that the City Council give additional consideration to including laundry connections in the 3 bedroom units. Motion Zemke / Second Prouty accepting the amendment to the motion. Noes: Abstain: Absent: Roll call vote: Ayes: Commissioner Giusti, Commissioner Honan, Commissioner Prouty, Commissioner Romero, Vice Chairperson Zemke and Chairperson Teglia None None Commissioner Sim Approved by roll call vote. ADMINISTRATIVE BUSINESS ITEMS FROM STAFF Chief Planner Sparks suggested that the Commission cancel the March 3, 2005. He added that Assistant City Attorney Johnson and himself would be providing an update on laws and procedures to the Planning Commission on March 17, 2005. Motion Giusti / Second Honan to cancel the Regular Planning Commission meeting of March 3, 2005. ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC None None ADJOURNMENT 10:22 P.M. Motion Honan / Second Giusti to adjourn the meeting. Thomas C. Sparks Secretary to the Planning om miSSIon City of South San Francisco (! Marc C. Teglia, Chairperson Planning Commission City of South San Francisco TCS/bla s:\MlV\.utes\FlV\.~llzec;j MlV\.utes\2005'O-:2.-rr'os R'PC,c;joc 'P~ge G of G