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HomeMy WebLinkAbout05.01.2017 Joint SP & PCH Minutes @3:00 MINUTES JOINT SPECIAL MEETING OF THE rtr CITY COUNCIL AND ° PLANNING COMMISSION HOUSING qFoe- STANDING COMMITTEE OF THE CITY OF SOUTH SAN FRANCISCO P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, California 94083 Meeting will be held at: CITY MANAGER CONFERENCE ROOM 400 GRAND AVENUE SOUTH SAN FRANCISCO, CA MONDAY, MAY 1, 2017 3:00 p.m. 1. Call to,Order. TIME: 3:05 p.m. 2. Roll Call. PRESENT: Councilmembers Addiego and Matsumoto (arrived at 3:20 p.m.), and Planning Commissioners Faria and Wong. ABSENT: Commissioner Ruiz 3. Public Comments. None. Matters for Consideration 1. Staff is seeking direction from the Housing Subcommittee regarding the transfer of the property located at 339-341 Commercial Avenue to a nonprofit service agency. (Alex Greenwood, ECD Director) Heather Ruiz, Management Analyst I presented the item explaining that the property was purchased by the City in 1999. She discussed staff's recommendation to reduce its management burden by transferring the property to a non-profit agency. ECD Director Greenwood explained the actions necessary for selling the property. In response to Commissioner Wong, ECD Director Greenwood discussed the rate for management services. Councilmember Addiego stated full market rate was 6%. He asked if the tenants had Section 8 vouchers. ECD Director Greenwood stated he did not have that information. Commissioner Faria confirmed that the total paid by tenants was $3800, with the City receiving $1500. He asked the return of outsourcing property management. ECD Director Greenwood stated a property management consultant was utilized. He requested Committee input on whether to sell the property. Councilmember Addiego asked if the City had financial responsibility to tenants if the property were sold. He suggested the matter be presented to the City Council. Commissioner Wong stated he did not have enough information to make a decision. He asked what the funds would be used for. ECD Director Greenwood stated the proceeds would be used for the City's affordable housing program. Commissioner Faria discussed the need to inform the tenants of a potential sale. ECD Director Greenwood stated he would review the requirements for relocation benefits. Councilmember Addiego requested information on the City's investment into the property. The Committee directed the matter be brought back to next meeting with the following additional information: - Clarification of property management costs - Clarification of required legal process for tenants (relocation? notification?) - Clarification of total acquisition costs(including any capital improvements) - Clarification of payoff amounts for HOME &RDA funds (if any) and whether or not net sale proceeds would be restricted to affordable housing or unrestricted 2. Report regarding a potential new residential development project on the Vacant Miller Avenue Parking Lots within the Downtown Transit Core (DTC)Zoning District. (Sailesh Mehra, Planning Manager and Tony Rozzi, Senior Planner) Planning Manager Mehra provided an overview of the proposed project. He stated Phase 1 was under construction and the property owner was in discussions with an adjacent property owner for a possible Phase 2. He explained the request to increase the base density from 100 to 125 units in order to make the project feasible. Ken Bush, Sares Regis provided an overview of the company, Sares Regis. He explained Phase 1 and acquisition of additional parcels. He stated the community was planned to be delivered in Fall 2018. He discussed the goals of the Downtown Transit Core Zoning District. He stated the proposal was for 160 apartment homes. John Cozzi discussed the site plan, emphasis on pedestrian walkability and community connection, minimized parking, units along Cypress, amenities, and design features. JOINT HOUSING STANDING COMMITTEE MEETING MAY 1,2017 MINUTES PAGE 2 Mr. Bush explained the density of the area. He stated the proposed project was within all massing requirements. He discussed community benefits for increased density. Councilmember Matsumoto arrived at 3:20 p.m. Commissioner Faria reminded the developer that Tamarack Lane residents would express concern about shadows. Mr. Bush explained that the additional parcel would extend the courtyard and add residential units. Councilmember Matsumoto stated she met with John and provided her comments. She expressed concern with shadowing. She stated she could support the density and proposed style. She discussed potential traffic issues off Miller and suggested traffic calming measures. Mr. Cozzi displayed the 8-foot bulb outs. Mr. Bush concurred with the need for traffic calming as a community benefit. Commissioner Wong indicated support for the height and design. He asked the makeup of the units. Mr. Bush anticipated 55%one-bedrooms and juniors, 40%two-bedrooms and the remaining three-bedrooms. Commissioner Wong approved the density and requested as many community benefits as possible. In response to Councilmember Addiego, Mr. Bush stated a junior unit had a sleeping alcove. Councilmember Addiego discussed his disappointment in the original proposal with Parcel B as guest parking but was pleased that they stayed on task. Planning Manager Mehra explained that architecture and design could reduce the appearance of density. He asked if the Committee would prefer the application or initiation of the change in density. Councilmember Matsumoto requested the design prior to entertaining the increased density. She suggested the Committee consider the proposed amendments. Councilmember Addiego discussed the project at 636 El Camino. Councilmember Matsumoto cautioned the developer on the potential of graffiti. Commissioner Faria questioned traffic flow. Mr. Bush discussed the studies on sanitary sewer flow and traffic. He stated the proposed project was slighter taller than the surrounding 65-foot heights. Councilmember Matsumoto asked about shadowing criteria. Planning Manager Mehra stated the updated Downtown Plan would include information on historic structures, shadow impacts and traffic. ECD Director Greenwood confirmed the Committee's direction as follows: JOINT HOUSING STANDING COMMITTEE MEETING MAY 1,2017 MINUTES PAGE 3 - Committee was favorable analyzing the developer's request to increase density in DTZ from 100 DU/AC to 125-130 DU/AC. The proposed zoning amendment would be city initiated. - Committee would like to use the Committee's review of the Phase 2 project as a venue to discuss community benefits. - Design comments included: Use a lighter color palette and other design features to help the new structure mesh with the surrounding architecture of the neighborhood; there may be a need for traffic calming; and consider design features to discourage graffiti. 3. Report regarding an update for the preliminary residential/mixed-use development proposal at 200 Linden Avenue, a City-owned property, in the Downtown Transit Core (DTC) Zoning District. (Ryan Wassum,Associate Planner) Associate Planner Wassum provided an update on the project at 200 Linden Avenue. He stated staff had concerns regarding height and massing in relation to adjacent structures, lack of architectural detailing, issues with the overall site plan layout, and ratio of required parking for residential versus retail. He stated the developer planned on submitting the application by the end of the month and the purpose was for the Committee to review massing. In response to Councilmember Addiego, Planning Manager Mehra explained that staff felt it was premature for the developer to come back to the Committee without a formal application. Councilmember Matsumoto discussed the potential of Walgreens as a tenant. Planning Manager Mehra discussed staff's efforts to have the developer increase the depth and size of the retail space. Councilmember Matsumoto felt it was premature to have the matter before the Committee. ECD Director Greenwood stated staff was providing a high-level update. He stated Hisense would come back to the Committee once the design was completed. Associate Planner Wassum stated the Committee's March 13, 2017 comments, combined with staff comments,were provided to the developer. He requested Committee input on the proposed massing. Councilmember Addiego discussed the design of the corner. Associate Planner Wassum stated they had directed the building be stepped back. Commissioner Wong asked if the developer was receptive to the comments and changes. Planning Manager Mehra stated they were more receptive than initially and it had become more of a collaborative effort. He stated staff felt a certain minimum depth was necessary for a successful retail space. Maria Poncel, Interim ECD Manager, stated preliminary drawings had been shared,removing 2-3 parking spaces to deepen the retail space. She discussed desired design for a CVS or Walgreens and modifications in urban areas. She stated the new proposed retail plan would be presented to International Council of Shopping Centers (ICSC)next month. JOINT HOUSING STANDING COMMITTEE MEETING MAY 1,2017 MINUTES PAGE 4 In response to Councilmember Addiego, Associated Planner Wassum stated 5,200—5,800 square feet were committed to the retail space. ECD Director Greenwood discussed the selling point of the treatment of the retail space. He discussed CVS and Walgreen's requirements for square footage and a drive-thru. Associate Planner Wassum stated the developer was trying to pencil out the project. Planning Manager Mehra explained that staff was working with the developer on the desired look for the Downtown. Commissioner Faria discussed previous requests including the flow from new to old and ingress and egress. Associate Planner Wassum discussed the reduced lobby size and relocation of the entrance. He stated the project had always been 8 stories. Commissioner Wong asked if there were other red flags. Associate Planner Wassum stated design comments would be provided once plans were submitted. Planning Manager Mehra stated staff suggested murals, windows, live art, or vines to soften the façade. ECD Director Greenwood stated the existing ENRA expired June 30 and anticipated the need to extend. He stated there had been improvement with the Hisense team but it was staff intensive. Councilmember Matsumoto stated she was inclined to extend the ENRA. Councilmember Addiego expressed concern with the mass on the corner. Planning Manager Mehra suggested the remaining 6 floors be pulled back and a corner feature announcing the entrance. Commissioner Wong confirmed that the Committee had suggested a rounded corner. Ms. Poncel stated stepping back the structure would require redesign. She explained the double loaded corridor with units on either side. In response to Commissioner Faria,Associate Planner Wassum stated the number of units was fluctuating by a few. Planning Manager Mehra discussed efforts to obtain a comprehensive submittal package. In response to Councilmember Addiego, Planning Manager Mehra discussed the views from the top of the building. Associate Planner Wassum stated they would add an amenity rooftop space. Ms. Poncel stated the change in units plus or minus 4-5 triggered parking requirements and traffic analysis. In response to Councilmember Matsumoto, Julie Bernard, ECD Coordinator, explained the non- performance fee and deposits. She discussed the recent conference call between the City, developer and broker regarding parking requirements. JOINT HOUSING STANDING COMMITTEE MEETING MAY 1,2017 MINUTES PAGE 5 ECD Director Greenwood stated staff would take the comments back to the developer and continue collaborative efforts. Councilmember Addiego stated he found the project uninspiring. Commissioner Faria expressed concern with the developer"waffling." ECD Director Greenwood expressed concern with continued delays and rising construction costs. Associate Planner Wassum anticipated the project would come back to the Committee in early July. Adjournment Being no further business the meeting was adjourned at 4:34 p.m. Submitted y: Approved by: Gabriel Ro ez, Deputy City Clerk 0+1 , Councilmember City of South San Francisco ity of So San Francisco JOINT HOUSING STANDING COMMITTEE MEETING MAY 1,2017 MINUTES PAGE 6