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HomeMy WebLinkAbout2006-08-17MINUTES August 17, 2006 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION TAPE 1 CALL TO ORDER /PLEDGE OF ALLEGIANCE 7:30 p.m. ROLL CALL PRESENT: Commissioner Giusti, Commissioner Prouty, Commissioner Romero, Commissioner Sim, Commissioner Teglia, Vice Chairperson Honan and Chairperson Zemke ABSENT: None STAFF PRESENT: Planning Division: Steve Carlson, Senior Planner Allison Knapp, Consultant Planner Bertha Aguilar, Admin. Asst. II City Attorney: Peter Spoerl, Assistant City Attorney Engineering Division: Ray Razavi, City Engineer Police Department: Sergeant Alan Normandy, Planning Liaison CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. Regular meeting minutes of July 20, 2006 2. First Baptist Church of SSF/applicant First Baptist Church of SSF/owner 600 Grand Avenue P06-0022: UP06-0007, DR06-0019 8- VAR06-0001 (Recommend continuance to the meeting of September 7, 2006.) No Changes None Use Permit, Design Review and Variance to allow relocation of a playground for a private school, including a 4.5 foot tall fence and outdoor play structure, which encroaches into both the public right-of-way and the minimum required 15 foot front setback on a site located at 600 Grand Avenue in the R-3-L Multi-Family Residential Zone District in accordance with SSFMC Chapters 20.20, 20.73, 20.82 & 20.85. Motion Prouty /Second Sim to approve the Consent Calendar. Commissioner Teglia and Commissioner Romero abstained from approving the minutes. Planning Commission Meeting of August 17, 2006 PUBLIC HEARING 3. MANDALAY TERRACE - Terrabay Phase III Mandalay Terrace (PHIII /Bayshore Blvd) Myers Development Co. LLC /Owner & Applicant San Bruno Mountain -Bayshore Blvd P06-0073: PP06-0002, SP06-0001, DR06-0060, ZA06-0001, DAA06-0001 & EIR04-0002 Precise Plan, Specific Plan, Design Review, Zoning Text Amendment, Development Agreement Amendment and Final Environmental Impact Report with Addendum for a re-entitlement of an existing 665,000 square foot office building to allow the office square footage to be constructed in two towers and an increase in commercial uses. The project would consist of: 665,000 square feet office in two high rise towers (352,000 and 313,000 square feet), 25,000 square feet of commercial space, a 100-child day care center and a 150 seat performing arts center shared with office space. Public Hearing opened. Consultant Planner Knapp gave a brief staff report and noted that the City's Traffic Engineer is present to answer any question the Commission might have. Jack Myers of Myers Development Company, Michael Duncan, and Cliff Lowe gave a presentation on the changes made to the proposal as a response to the Commission's comments of the August 1, 2006 study session. Del Schembari spoke in favor of the project and added that the smaller footprint is much better. He was concerned that the highrise would not have a breakroom on each floor and noted that it was important to have this. Commissioner Teglia asked for some discussion on the screening and blending of the parking structure. Mr. Myers noted that they lowered smaller building and widened it by 27 feet to cover more of the garage. He added that they articulated more of the facade of the garage creating a bay window effect. Commissioner Teglia added that the developer could include a glass screen wall on the corner and try to tie the view between the two buildings. Chairperson Zemke asked if the development would create a wind tunnel between the two buildings and if this had been looked into. Mr. Myers noted that they were asked by the Design Review Board to perform a wind study. The wind study found the need to relocate the tower that is now located on the north and noted that the new position of the building did not have too much wind impact. Chairperson Zemke also questioned if the plant species to be used will be adaptable to the wind conditions of the area. Cliff Lowe, Landscape Architect, noted that all the plant species chosen will withstand the wind conditions and the soil type. Chairperson Zemke asked how tall the trees along Airport Boulevard would get once they are fully matured. Mr. Lowe noted that the tree types are going to be the London Plane Tree and will be the same type that is along the southern part of Airport Boulevard and will get as tall as 40 to 45 feet. Commissioner Giusti asked who would be contracting the stores that would go into the retail portion of the project. Mr. Myers noted that they have retained the services of Cushman 8~ Wakefield to outreach to retailers and added that there already is a tremendous amount of interest in getting into the development. Vice Chairperson Honan noted that the performing arts center would be in the south tower which is the smaller of the two. She asked what the hours of operations for the performing arts center would be. Mr. Myers responded that the performing arts center is going to be subject to a lease agreement between the owner and the City for a specific use rights. Vice Chairperson Honan questioned who would prepare the use agreement. Consultant Planner Knapp noted that an use agreement would be entered into between the City and the applicant. Vice Chairperson Honan pointed out that the City should be able to have top priority in terms of the use of the center. 5:\Mbvi.utPS\~~wgL%Zed MCwutQ5~2006\08-1-06 RFC.dOC Fa9C 2 Df 6 Planning Commission Meeting of August 17, 2006 Vice Chairperson Honan asked if the seating would be folding chairs or theatre seating. Mr. Myers noted that they have been working on all the details and will return with those on September 7, 2006. Vice Chairperson Honan asked who pays to maintain the performing arts center. Mr. Myers noted that the owner of the building maintains the performing arts center but the use of the center for the City is free of charge and the number of days of use throughout a year is going to be outlined in the use agreement. Vice Chairperson Honan questioned how large the storage area would be. Mr. Myers noted that it is about 300 square feet in size. Commissioner Giusti questioned if the dressing rooms would be included in the storage space. Mr. Myers noted that he would return with the details of the performing arts center on September 7tn Vice Chairperson Honan asked what the size of the childcare facility was on the inside and outside. Mr. Myers noted that the play area is 7,500 square feet and the interior 5,000 square feet interior space. Consultant Planner Knapp noted that the 2000 project approval had a 9,000 square foot area in the interior and the staff report stated the difference in size. Vice Chairperson Honan questioned why the childcare center lost 4,000 square feet. Mr. Myers noted that they researched all the State requirements and they current proposal meets the minimum requirements. Andrew Kawahara, Myers Development Project Manager, noted that the State of California's minimum requirements for open space per child are 35 square feet and they allocated 50 square feet per child. Vice Chairperson Honan asked what kind of public art the developer was going to propose. Mr. Myers noted that they have a group of artists with whom they work and will make sure that there is quality art in the development. Vice Chairperson Honan noted that some projects have had a stipulated dollar amount on public art. Mr. Myers noted that they would prefer not to have a dollar amount on the public art and would rather look for the best price since they will have several pieces throughout the development. Vice Chairperson Honan pointed out that there is only one picture that shows the top of the Peninsula Mandalay tower and asked for more pictures to help her visualize the new proposal with the current tower. Mr. Myers noted that he will work on getting a photomontage of the area which will give the Commission a better idea of what the project will look like with the surrounding buildings. He also stated that they will have the materials from the Peninsula Mandalay and the materials that will be used in the new proposal to help the Commission visualize the difference in colors. Vice Chairperson Honan stated that she would prefer the project to be built in one phase rather than two. Commissioner Prouty reiterated Vice Chairperson Honan's comments with regard to phasing and public art. He asked for the distance between the fin and the building structure. Mr. Duncan noted that it is a 10 foot distance and a height of about 30 feet. Commissioner Prouty asked if the design was buildable. Mr. Myers noted that they have hired Hathaway Dinwiddie as the contractor and are confident that this is going to be built as shown to the Commission. He added that he will show the Commission some examples of public art. Commissioner Prouty noted his concern with the height of the taller tower and asked City Engineer if he felt that it could be built. City Engineer Razavi replied that based on the results of the geological survey it can be built. Commissioner Prouty asked the City's Traffic Engineer to explain if the three lanes will work and how they will work. Marc Crane, Crane Transportation Group, pointed out that there are two in bound lanes through Bayshore Boulevard which will continue through a first major internal intersection and then precede into access the garage. Commissioner Prouty questioned if the traffic would backup into Bayshore Boulevard. Mr. Crane noted that they were concerned with traffic backing up to the signal on Bayshore and they added a condition to keep the traffic flowing through the first intersection on the site because of traffic backup. He pointed out that the Engineering Division has added a condition to monitor the traffic and see how it is operating. If there is a problem with this intersection, it will be signalized and coordinated with the signal on Bayshore. s:V~%wutes\~%wctl%zed M%wutes\2oo~\o8-i~-o6 RPC.doc gage s of ~ Planning Commission Meeting of August 17, 2006 Commissioner Prouty was concerned with backup occurring at the first intersection that leads to the surface parking and the childcare center. He asked if the site could accommodate designating one of the lanes a direct left or right turn lane. Mr. Crane noted that there should not be any stop and go traffic through the first intersection without a stop sign control and the driver can make a left or right without stopping. Commissioner Prouty asked if a third lane could be added to accommodate a right only lane with two lanes that go straight into the parking structure. Mr. Crane pointed out that this could be done and it would be added as a result of the monitoring process. Commissioner Romero noted that the project has significantly improved in comparison with the previous entitlements approved. He pointed out that he is not convinced that this is the appropriate use for the site. He felt that the mixed use proposal was a better option for the site and suggested that the applicant reconsider a hotel rather than an office tower. He pointed out that the retail aspect of the project needs to be enhanced. Commissioner Sim complimented the project team for responding to the issues on the design of the building. He and Mr. Duncan discussed the architectural features of the translucent glass. Commissioner Sim stated that the parking structure needs more stealthing. Mr. Duncan noted that they have widened the building to hide as much of the garage as possible. Commissioner Giusti asked how many floors would be in the garage. Mr. Duncan replied that there would be 6 floors of parking available. Commissioner Teglia pointed out that other parking structures tie into the building more and added that this parking structure could tie in with color. Mr. Duncan noted that they could improve the finish of the parking structure. Commissioner Sim asked that the architect show the back elevations of the buildings. Mr. Duncan noted that the same system will be in the rear. Commissioner Sim asked if the retaining wall could be reduced. Consultant Planner Knapp noted that the Fire Department is not present at the meeting due to illness, but informed the Commission that various City officials and the developer met to work out emergency access at the site. She pointed out that the site has many constraints and this design works with respect to the emergency access to the site and the retaining wall may not be able to be reduced without impacting emergency access. She pointed out that Fire Chief White requested that she inform the Commission that considerable effort was expended to arrive at this design which works. Commissioner Prouty asked that the applicant include a drive by video into their presentation at the next Planning Commission meeting and look into adding a turn pocket. Mr. Myers replied that they would have a presentation ready for the Commission. Consultant Planner Knapp added that per the traffic consultant another third pocket could be added and this can be determined if the traffic monitoring results show a need for it. Mr. Crane added that a fourth lane could also be accommodated if the median is reduced. Commissioner Teglia added that the hotel is the highest and best use for the site. He pointed out that the northbound and southbound views are important for the Commission. He suggested that the taller building have another fin on the northbound fin. Mr. Duncan noted that there is simplicity in the design of the building and is worried about too many moves complicating the building. Commissioner Teglia suggested that the architect think more about adding more of the wavelike design into the taller building on the northbound view. Commissioner Teglia added that some of the landscaping and art could be a bold water feature in front. He stated that he does not have any issue with phasing the construction of the site. He suggested that the phasing include the complete site if one building is not constructed, the point and the landscaping could be put in and stand on its own. He asked for details on the treatment and rehabilitation of the point. Commissioner Teglia pointed out that the performing arts center should also be available for other civic organizations. Commissioner Giusti and Commissioner Sim stated that they would prefer a one phased construction project in conjunction with the comments of the Design Review Board. Mr. Myers added that they have S:\M%wutCS\~iwAl,bzCd Mivi.utPS\2006\08-Y~-06 RPG.dOC PAgC 4 Of 6 Planning Commission Meeting of August 17, 2006 designed it that the buildings will look nice one at a time. Chairperson Zemke pointed out that if the project is phased he would like to see that it the rest of the site look presentable until the second construction phase takes place. Mr. Myers assured the Commission that he would not leave the rest of the site looking like a construction site if only phase one can be built for the time being. Commissioner Prouty asked how to se how much of the landscaping is real landscaping that will survive the site conditions. Mr. Myers pointed out that they would return with a detailed presentation of the landscaping on September 7, 2006. Vice Chairperson Honan asked if the developer was still looking at installing an overlook area at the top of the site. Mr. Myers noted that they still are entertaining the lookout and think of putting a historical marker at the site. Chairperson Zemke asked to have pictures that show how the project will look with if it phased. Commissioner Sim reminded the applicant to articulate the corners and embellish the cuts of the buildings. Concurrence of the Commission to continue the Public Hearing to September 7, 2006. ADMINISTRATIVE BUSINESS 4. Tam-Leung/Owner Mira Lee/Applicant 425 Eccles Avenue P06-0010: UP06-0006 Review of Revised Exterior Building Elevation and Landscape Plan associated with a previously approved Use Permit and Design Review of a conversion of a recreation building into a printing facility. Senior Planner Carlson presented the staff report. Tam Leung, applicant noted that he was sensitive to the Planning Commission's concerns on the roll up door and used glass as part of the material. Commissioner Teglia questioned if the canopy is used for shade only or if it is part of the roll up box. Mr. Leung noted that there is no roll up box and just a canopy. Chairperson Zemke asked if the landscaping was new or if they were using some existing landscaping. Mr. Leung noted that they will put in new landscaping. Senior Planner Carlson noted that the trash enclosure is in the back of the property and it may be difficult for the Scavenger's trucks to get into the site to pick up the trash. He asked that the Commission consider other options. The Commission discussed having the Scavenger company pull out that trash bin and empty it in the driveway but was not in favor of having the trash enclosure in front of the property. Mr. Leung noted that he does not generate a lot of trash because of the nature of his business; most of his waste is recycled and kept inside the building. He added that he would have his employees push out that trash container for pickup. The Commission accepted the report. ITEMS FROM STAFF ITEMS FROM COMMISSION None Commissioner Teglia was concerned with public access to the bay trail from the Genentech campus and opening up after hours parking along the shoreline. s:V~ti.wutes\~twal~zedr~~wutes\2oo6\oa-i~-o6tzPC.doc pagesof 6 Planning Commission Meeting of August 17, 2006 ITEMS FROM THE PUBLIC ADJOURNMENT .e~~, Susy Kalki Secretary to the Planning Commission City of South San Francisco SK/bla None 9:54 P.M. ~~~~~~ William Zemke, Chairp on Planning Commissio City of South San Fr ncisco s:\MCwutes\~%wal%zed M%wutP,5~2o06\o8-i~-o6 tzFC.doc page 6 of 6