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HomeMy WebLinkAbout2006-11-16MINUTEST November 16, 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 Sim, Commissioner Teglia, Vice Chairperson Honan and Chairperson Zemke ABSENT: Commissioner Romero Chief Planner Kalkin noted that Commissioner Romero called the Planning Division and was tied up at work. STAFF PRESENT: Planning Division: Susy Kalkin, Chief Planner Steve Carlson, Senior Planner Bertha Aguilar, Admin. Asst. II City Attorney: Peter Spoerl, Assistant City Attorney Engineering Division: Sam Bautista, Senior Civil Engineer Police Department: Sergeant Alan Normandy, Planning Liaison Fire Prevention. Brian Niswonger, Assistant Fire Marshall CHAIR COMMENTS AGENDA REVIEW Chief Planner Kalkin requested that item #1 be moved to the Consent Calendar with a recommendation to continue the item to January 18, 2007. Vice Chairperson Honan asked that Condition of Approval E.4 for Edna's Ichiban be applied only to the subject property in South San Francisco only because the sewer system in Westborough flows to Daly City. ORAL COMMUNICATIONS None CONSENT CALENDAR 1. Edna's Ichiban Expansion American National Ins. Co./Owner Edna's Ichiban (Ben Ramos)/Applicant 2234 & 2236 Westborough Blvd. P02-0001: UPM05-0005 (Continue to January 18, 2007) Use Permit Modification application to allow an increase in seating capacity and stage size, karaoke with hired performers, catering and hall services, live musical entertainment, and a sushi bar at an existing restaurant at 2234A 8~ 2236 Westborough Boulevard in the Retail Commercial (C-1) Zone District in accordance with SSFMC Chapters 20.22 and 20.81 Motion Sim /Second Giusti to approve the Consent Calendar. Approved by unanimous voice vote. Commissioner Romero -absent Planning Commission Meeting of November 16, 2006 PUBLIC HEARING 2. Fed-Ex Distribution Center Federal Express Ground/applicant Bacon, John W. & Lynn J./owner 220 Shaw Rd. P05-0064: UPM05-0006 Modification of a Use Permit allowing the conversion of a two-story 65,694 square foot industrial building into commercial postal facility with exterior building improvements, landscaping upgrades and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer parking spaces, generating in excess of 100 average daily vehicle trips and 24 hour operation. Public Hearing opened. Senior Planner Carlson noted that this is a follow up to the previous meetings on this item to revise the Conditions of Approval, specifically condition number 8. Mike Nilmeyer, applicant, noted that Fed-Ex has no issues with the added condition. Public Hearing closed. Commissioner Teglia noted that the business licenses for other vehicles, like catering trucks, is a little sticker and asked if these would have the same type of sticker. Senior Planner Carlson stated that he would get a response to the Commission on this question. Commissioner Teglia stated that Condition number 8 talks about the owner encouraging people to get licenses through the annual survey. He asked if the company was required to make sure that any vehicles coming onto the site comply with the City's business license requirements. Assistant City Attorney Spoerl noted that the applicant is required to ensure and monitor their compliance with the business license requirement. Vice Chairperson Honan questioned how the Commission' would know if they are going to have special stickers. Senior Planner Carlson stated that the Commission can add a condition requiring that identifying stickers be issued for these licenses. Motion Teglia /Second Prouty to approve P05-0064: UPM05-0006 and amending the Conditions of Approval as recommended by staff and adding a condition that the business licenses be a sticker that is prominently displayed on the windshield 3. Alexandria Real Estate Equities/applicant Richard Elmo Haskins/owner Southeast corner of East Jamie Court and Haskins Way P02-0042: UPM06-0003, DAA06-0002, TDM06-0007 and Addendum to certified Mitigated Negative Declaration MND02-0042 (Continued from October 6, 2006) Use Permit Modification, Modified TDM Plan and Design Review of minor changes to an approved two building office/R&D complex on a 6.13-acre site at the southeast corner of East Jamie Court and Haskins Way, adjacent to the San Francisco Bay. The approved project consists of two buildings totaling 133,000 sq. ft.: one two-story structure over a parking level (57,700 sq. ft.) and one three-story structure (75,300 sq. ft.), with a parking ratio of 2.8 spaces per 1,000 square feet. The revised project consists of two three-story buildings of the same layout and design of the original plan, but totaling 162,000 sq. ft. (29,000 sq. ft. increase) over a depressed parking level extending beneath both buildings, and providing a parking ratio of 2.8 spaces per 1,000 square feet, in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.32, 20.74, 20.85, 20.91 and 20.120. Modification to approved Development Agreement. 5:\M%v~.utes\~%waltZed M%wute5~2006~11-i(-06 RPG M%wute5.doe page 2 of ~ Planning Commission Meeting of November 16, 2006 Public Hearing opened. Chief Planner Kalkin presented the staff report. Rob Kain, Alexandria Real Estate, noted that they have received the approval for the Bay Trail from BCDC. He noted that construction has begun and will be completing it within the end of the year. Nial Malcolmson, Dowler Gruman Architects, pointed out that they modified the project by adding a third floor on the west building There being no speakers the Public Hearing was closed. Commissioner Prouty questioned what the elevation of the garage was and if there would be seepage from the Bay because of the water. Mr. Malcolmson noted that the elevation is 11 and are above the 100 year flood elevation of seven. Chairperson Zemke asked what was the number of added parking spaces. Mr. Malcolmson noted that the parking was calculated at the ratio of 2.8 per 1000. Commissioner Giusti questioned if one building would have the garage. Mr. Malcolmson noted that the garage would be throughout the project. Commissioner Teglia asked if the increased square footage is going to be all office or some of it is going to be lab space. Mr. Malcolmson noted that it would remain at a 60/40 ratio of lab and office. Commissioner Teglia asked if the office to lab ratio was a condition and was concerned that the lab space if used for office purposes would increase the required number of parking spaces. Acting Chief Planner Kalkin noted that the projects come in at 60/40 and some come in at 65/35. Vice Chairperson Honan asked for clarification on how the building would be accessed. Mr. Malcolmson noted that there is a ramp on the east end and there is an entrance to the garage at the end of Haskins. Commissioner Prouty asked if the ratio's could be included into the conditions. Chief Planner Kalkin noted that having a specific ratio does not give the R & D use enough flexibility for the building. She added that staff may not be able to keep track of the square footage. She also pointed out that the ratio has been taken from the standard set by the Institute of Traffic Engineers. Commissioner Teglia noted that the parking lots are maxed out. Acting Chief Planner Kalkin noted that Britannia East Grand and Britannia Oyster Point have a lot vacant parking. Commissioner Teglia was concerned with vacant R& D buildings being converted without City approval to office space and potentially having parking issues in the area. Commissioner Teglia asked what the implications of not meeting the TDM projections were. Acting Chief Planner Kalkin noted that there is a review as well as potential fines. Vice Chairperson Honan noted that the Transportation Demand Management Program is set up to monitor the parking and can fix it before it becomes worse. Motion Sim /Second Teglia to approve UPM06-0003 & TDM06-0007. Approved by majority voice vote with Commissioner Romero absent. Motion Prouty /Second Sim approving resolution 2660-2006 recommending that the City Council approve the Development Agreement Amendments. Approved by majority voice vote with Commissioner Romero absent. ADMINISTRATIVE BUSINESS Maria Martinucchi, Chamber of Commerce CEO, introduced herself to the Commission. 5:\M%wutes\~%wctl,ized MCv~,ute5~2006\ii-i6-06 RFC M%wuteS.dOC Page s o f 6 Planning Commission Meeting of November 16, 2006 4. STUDY SESSION Karen Lin /Applicant Chamberlin Associates /Owner 180 Oyster Point Blvd P06-0098: DR06-0080, UP06-0023, VAR06-0007 ~ TDM06-0008 (MND00-074 Previously adopted) Use Permit and Design Review allowing a 3-story, 101, 868 square foot Research & Development building with a 2-story garage & surface parking, generating in excess of 100 vehicle trips, with 24 hour daily operation, and an open service yard, situated at 180 Oyster Point Boulevard in the Planned Commercial (P- C) Zone District in accordance with SSFMC Chapters 20.24, 20.74, 20.81, 20.82 and Chapter 20.120. Variance allowing a parking rate of 2.83 spaces per 1,000 square feet instead of the minimum required rate of 3.3 spaces per thousand square feet. Transportation Demand Management Plan in association with a Parking Variance reducing traffic impacts. Lotline Adjustment allowing the westerly side property line to be relocated several feet west. Previously Adopted Mitigated Negative Declaration assessing the development impacts. Senior Planner Carlson presented the staff report. Jenifer Vonderon, Chamberlin Associates, gave a brief history of their company. She pointed out that they acquired 180 Oyster Point and Elan is the proposed tenant for this site. Rick Smith, Elan Pharmaceuticals, noted that they have 400 employees in South San Francisco and they occupy 700, 750, 800 and 1000 Gateway Boulevard. He added that they are creating a campus environment with the addition of 180 and 200 Oyster Point Boulevard. Randall Dowler, Dowler Gruman Architects, gave a presentation on the proposed project addressing setbacks, traffic, pedestrian employee and visitor circulation, and building design details. Richard Sharpe, Studio Five, gave a detailed presentation on the landscaping plan and their goal to create consistent planting along the streetscape. Vice Chairperson Honan pointed out that the parking lot is lacking landscaping and the monotony of cars needs to be broken up. Mr. Sharpe stated that by introducing some type of landscape between the stalls, they will lose some of the parking stalls on the platform. Vice Chairperson Honan questioned if the trees on the landscaped area buffer the employees using it from the exhaust of the cars. Mr. Sharpe noted that the trees will not do this but the band of shrubs will be as high as the hood on a car and will provide the buffer. Commissioner Teglia commented that the Commission and Design Review Board have suggested pulling the sidewalk away from the street. He added that at one time there was a meandering path that went towards the building versus the current proposal of a large retaining wall and a straight sidewalk going into the building. Mr. Sharpe noted that the character of the wall can be consistent with the entry monument and decided to slope the landscaping up to the garage rather than having it exposed by 5 or 6 feet. He added that they have gained 7 feet of setback by redesigning the project and the meandering sidewalk would not work in terms of ADA access. Commissioner Teglia asked if there were any significant changes in the design guidelines. Senior Planner Carlson stated that the developer wanted less reference to the Kaiser site and staff wanted to have it referenced so the Commission could see how it works together. He stated that staff wanted a greater level of detail in terms of setback, quality, character of building and materials that will be used. Commissioner Teglia noted that the Commission has previously tried to buffer the sidewalk from Oyster Point. He questioned how the Commission can tie all these sites together, including the Kaiser site, to ensure a continuous buffer. Senior Planner Carlson replied that Kaiser has already been granted entitlements and so can't be modified. He stated that it is difficult to have a continuous buffer because of the slope and the Malcolm building did not have that requirement. Commissioner Teglia also noted concern with the building's massing. 5:\Mi.v~utes\~%wal.%zed M%wutes\200611-26-06 RPC M%wutes.doc gage ~ o f 6 Planning Commission Meeting of November 16, 2006 Commissioner Sim was unclear on how the glass feature on the west elevation and the standard building elevation on the south come together. He noted that there is a lot of GFRC on the 300 foot rear fagade and noted that the GFRC will be seen from other areas and will not be covered. He pointed out that the indentation need to articulated and broken up. He further noted that the west elevation's shadow mark is too exaggerated where the glass turns back to the GFRC. He added that the Commission would like to see the sidewalk engaged more towards the building and asked that the applicant look into this further. He was uncomfortable with the parking in the back of the building and how bare it appears. He suggested adding more green to the south elevation. Commissioner Prouty felt that the site is a gateway to the area and also felt that there could be improvement to the design of the building. He noted that the building needs to be pulled as far back from the street as possible. He suggested that the entrance needs to be enhanced by a water feature. Commissioner Teglia asked for clarification regarding the change of the entry drive from previous approvals. Senior Planner Carlson noted that the biggest change is that the entry is a hill form and before it was a lower elevation. He pointed out that there is a prominent landscaped feature and possibly a water feature. Commissioner Prouty suggested layering or tiering the building to make it look less massive and boxy. Commissioner Sim noted that the layering effect could be done through use of different types of materials. Vice Chairperson Honan noted that the building is too long and flat and the parking needs to be improved. Senior Planner Carlson noted that the developer bought the adjacent property and they are looking towards options to redevelop it so that it has more prominence. Commissioner Teglia noted that he would like to see what the adjacent building looks like next to this one. Senior Planner Carlson noted that the developer is planning to return in the spring with a concept for the adjacent lot. He noted that the design guidelines are a bit too vague. Commissioner Prouty pointed out that the traffic needs to be directed in a manner that mitigates the impact of this project. He added that a plan needs to be formulated for ingress and egress of the site. Senior Planner Carlson stated that the City has not supported 75% angled parking in the past and asked if the Commission would be in support of a variance for 75% angled parking at this site or not. 'He noted that 19 spaces would be affected and with a lot line adjustment to the back, the need for a variance could be removed. Mr. Dowler thanked the Commission for their comments and noted that they would return with responses to those comments. ITEMS FROM STAFF Chief Planner Kalkin congratulated Chairperson Zemke and Commissioner Giusti for their reappointment to the Commission. She added that Wallace Moore will be the newly appointed Planning Commissioner beginning January. ITEMS FROM COMMISSION Commissioner Teglia asked for a status on the Tandem parking issue. Chief Planner Kalkin stated that staff is working to bring additional material to the Commission in December or January. ITEMS FROM THE PUBLIC None s:\Mw~utes\FCwaltzed r~Cwutes~2oo6\zi-i6-o6 Rpc M%wutes.doc page s o f 6 Planning Commission Meeting of November 16, 2006 ADJOURNMENT 9:20 P.M. Motion Giusti /Second Honan to adjourn the meeting. Approved by unanimous voice vote. Commissioner Romero -absent r~~ :~~ Susy Kalkin Secretary o the Planning Commission City of South San Francisco ~2%~Ti~- William Zemke, Ch ' erson Planning Commissi City of South San Francisco SK/bla S:W1%wutES\~~wgl%zed Mi.wutPS\2006~i1-16-06 RPG Mi,~n.utCS.dOC 'AggC 6 0 f 6