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HomeMy WebLinkAboutMinutes 10/26/1971 MINUTES October 26, 1971 of the regular meeting of the South San Francisco Planning Commission TIME: 8:00 P.M. DATE: October 26, 1971 PLACE: Council Chambers, City Hall South San Francisco, California MEMBERS PRESENT: Vice Chairman Raffaelli, Commissioners Botieff, Gardner, Lazzari, and Chairman Campredon MEMBERS ABSENT: Commissioners Boblitt and Zlatunich ALSO PRESENT: City Planner and Secretary to the South San Francisco Planning Commission, Daniel M. Pass Assistant Planner William A. Timmons Assistant City Engineer Raymond Maxwell Building Inspector Rex Greene MINUTES OF PREVIOUS MEETING Minutes of the Planning Commission meeting of October 12, 1971. Vice Chairman Raffaelli moved that the minutes of the regular meeting of the South San Francisco Planning Commission of October 12, 1971 be approved; seconded by Commissioner Lazzari; passed by the following roll call vote: AYES: Vice Chairman Raffaelli, Commissioners Botieff, Gardner, Lazzari, and Chairman Campredon NOES: None ABSENT: Commissioners Boblitt and Zlatunich ANNOUNCEMENT CONCERNING TAPE RECORDING OF MEETING Chairman Campredon announced that this meeting of the South San Francisco Planning Commission would be recorded on tape, but that anyone who wished to come before the Commission in order to be heard, but obj ected to having his voice recorded in this manner, could request the Chairman to order the tape recorder turned "off" for the duration of the time that he is speak- ing or is heard. - 3000 - -UP-203 - October 26, 1971 UP-203, use-permit request of Michael C. Callan, to establish Commer- cial Planned Unit Development "H" at the southwesterly corner of Callan Boulevard and King Drive, in the Commercial Zone of the Westborough-West Park No. 2 Planned Community District. Secretary Pass read the following reports and letters into the record. Report and recommendation of City Planner Daniel M. Pass "While the subject lands are slated for "Neighborhood Commercial" under the Working-Living Areas Element of the General Plan, and are classified "Commercial" under this municipality's precise zoning plan, the said lands are an integral part of the Westborough-West Park Planned Community Districts. Under the tenets and precepts of sound urban planning, this commercial precinct's development should be gauged by the patent needs of the residents of Westborough-West Park, and not to the speculative whims or interests of property owners or mercantile developers. West Park is currently served by one neighborhood shopping center, and one community business district. Two supermarkets and four service stations serve the 3600 residents of "Old Westborough" (Dublin), and the maximum 1800 residents (September, 1971, pro- jection) of West Park, Units No.1, 2, 2A, and 3. The latter are also served by the two stations on the northerly side of King Drive in adjacent Serramonte, the two stations at Sharp Park Road and Skyline Boulevard in adjacent San Bruno, and the '711' quick-stop market on the westerly side of Skyline Boulevard in close-by Pacifica. According to city-planning standards, 5400 people, the current com- bined population of Westborough and West Park-Greendale, have ample shopping facilities. The hard-times service stations of West Park, and lack-luster growth of the Westborough (West Park) Shopping Center probably indicate that West Park-Greendale is commercially over-developed. Recommendation: The Planning Department respectfully recommends that the Planning Commission deny the instant use-permit request on the grounds that the development of the service station and quick- stop market proposed therein are not currently required by the residents of the West Park and Greendale neighborhoods, and therefore would be premature. * The Department recognizes that the subject neighborhoods, as they approach their ultimate population of approximately 8000 persons, might require the proposed uses. Commercial development, in anticipa- tion of growth, however, is a major cause of physical decline in American cities. The Department also recognizes that the establishment of certain com- mercial or quasi-commercial uses, other than service stations and quick-stop markets, on the subj ect premises might be supportable even prior to the subject neighborhoods' substantial increase in population. - 3001 - WP1203 October 26, 1971 "*"The gross excess of commercial zoning weighs heavily upon the city. Despite the relatively small proportion of commercial zoning which is actually developed for business, much of this enterprise operates on a marginal basis....Mr. Robert Dowling, a prominent real estate counsellor in New York City, estimated that four or five times as many stores are in business as the need demands." - The Urban Pattern, City Planning and Design by Arthur B. Gallion & Simon Eisner "The term 'prematurity' is used by planners very often as a sort of delaying action in grounds of refusal. They do not wish to see that particular proposal implemented now, usually for some quite sound reason, but there may be some time in the future when the proposal can be realised without there being any harmful implications." - Vocabulary of Land Planning by E. A. Powdrill " FINDINGS: "l. The establishment, maintenance, operation or the use of the building or lands for which the permit is sought will, under the circumstances of the particular case, be detrimental to the health, safety, morals, comfort and general welfare of persons residing or working in the area of such proposed use, and will be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the city. 2. The approval of the requested use permit would not meet the requirements of Section 6.23 of the Zoning Ordinance. 3. The establishment of the proposed service station and quick- stop market is not currently required by the residents of the West Park and Greendale neighborhoods, and therefore would be premature." Letter, dated October 6, 1971, from Michael C. Callan "We respectfully submit herewith an application for Planned Unit "HI! in the Planned Community District as established by your Zoning Ordinance No. 511, identified as "Westborough-West Park Units Nos. 1 and 2." Th.e area under consideration is on the southwest corner of King Drive and Callan Boulevard. This area has recently been reclassified "P.C. Commercial" by Ordinance No. 617. We believe that this proposed development will be bene- ficial asset to the City of South San Francisco and we look forward to its early commencement. We shall be happy to answer any ques- tions or clarify any points that may arise." Report, dated October 8, 1971, of Fire Chief John A. Marchi "A Greenberg #76 or equivalent hydrant will have to be installed and spotted by me on King Drive before I can give any approval for above." - 3002 - UP-203 October 26, 1971 Report, dated October 15, 1971, of Landscape Specialist John E. Hoffman "I endorse the City Planner's recommendation to deny this use permit at this time because of its prematurity. Note that rezoning of this property for commercial use was approved by Planning Commission action April 26, 1971 with the following requirements: "The proposed commercial enclave at the southwesterly corner of Callan Boulevard and King Drive should be town and country in character and serve as a village shopping precinct. The architectural and environmental characteristics of the enclave shall be compatible with adj oining West Park. The Planning Offi ce is of the opinion that these standards would preclude the establish- ment of a 7-11 market on the lands in question." Ii Letter, dated October 21, 1971, from Mr. Wm. Roe, 3701 Bettman Way, SSF "I am opposed to extending the use of the southwest corner of King and Callan beyond an architecturally attractive business activity that does not create noise or otherwise injure the neighborhood. " Letter, dated October 21, 1971, from Mr. Ronald E. Jaegels, 3888 Carter Drive, South San Francis co, Cal if. "This past week it was brought to my attention that one of the topics to be discussed at the city council meeting on the evening of the 26th is th.e possible construction of a gas station, speedch-mart or Seven-II store, and hamburger stand on the corner of Callan Blvd. and King Drive. Since we are on vacation and are unable to attend the meeting and express our feelings, we are expressing our protest by letter. Gas Stations This morning I took a map of the peninsula and marked a circle 1/2 mile in radius with our house as center. Within this circle there are presently twelve gas\stations - one under construc- tion, and the possibility of another on the corner of King and Callan. Three of the twelve stations are within 1/2 block of our house and are all at the same intersection. With the addition of another station on King and Callan their would be four gas in one intersection. Do we use this much gasoline - I doubt it. , Food Stores Within this same 1/2 mile radius circle mentioned above there are five supermarkets - each with approximately 20,000 sq. ft. of floor space and in addition there are four delicatessins. Ask yourselves- wiJl:Th a speedi-mart or a Seven-II store become anything but a blight on an already over-commercialized neighborhood. We sure don't need another food store. Drive-In Hamburger Stands Hamburger stands we don't have an excess of. This allows you to stop a dangerous precedent which has been followed with gas stations and food stores. Everyone knows that hamburger stands draw people - lots of people, and with the people come heavier traffic and speeding automobiles; I don't want to have to worry that my son is going to be run down in the street by some idiot rushing home before the food gets cold. - 3003 - UP-203 October 26, 1971 I!In summary, I would be happier if the lot stayed as it is now rather than see another commercial development. Are we living in a residen- tial area or one big shopping center with interspaeedhousing. You represent the people and your title is the planning, I repeat planning commission. Planning involves more than just obtaining the greatest revenue for South San Francisco. Think about it. Would you want four gas stations, one hamburger stand, and one hole-in-the-wall grocery store 200 ft. from your front door. We sure don't. /s/ Ronald E. Jagels? Names and Address of Proponents and Opponents: Proponents: Mr. Ichiro Sasaki,AIA, 2790 Junipero Serra Blvd., Daly City, Agent of the Applicant Mr. Robert Lea, of Robert Lea & Associates, representing Texaco, Inc. Mr. Bob Barr, Field Representative, 7-11 Food Stores, 490 El Camino Real, Belmont Opponents: Mr. August C. Chevalier, 2600 Leix Way, South San Francisco, Ca. Mr. Don F. Gamma, 3790 Cork Place, South San Francisco, Ca. Mr. William Palmer, 3779 Callan Blvd., South San Francisco, Ca. Mr. L. C. Peterson, 3707 Bettman Way, South San Francisco, Ca. Mr. O. Montbrun, 3884 Carter Drive, South San Francisco, Ca. Mr. Bob Albright, 2501 Albright Way, South San Francisco, Ca. Commissioner Lazzi!tri moved that the Planning Commission adopt the findings as set forth in the Preliminary Official Action Report, and the recommen- dations of the City's reporting department heads, and deny UP-203; seconded by Commissioner Gardner; passed by the following roll call vote: AYES: Vice Chairman Raffaelli, Commissioners Botieff, Gardner, Lazzari, and Chairman Campredon NOES: None ABSENT: Commissioners Boblitt and Zlatunich Chairman Campredon declared the motion for denial of the request passed and informed the applicant of his right to appeal the decision of the Planning Commission, if he wished to do so, within 10 days hereafter. His appeal should then be filed with the City Clerk in order to have a second hearing set before the City Council. - 3004 - V-112 October 26, 1971 V-112, variance request of James A. Pellegrino to construct a two-story addition to an existing one-story, single-family dwelling in the required northeasterly side yard of No. 193 Southcliff Avenue, in the R-I District. Secretary Pass read the following reports into the record. Report and Recommendation of City Planner Daniel M. Pass "The Planning Department respectfully recommends that the Planning Commission adopt the "findings" listed in the attached, preliminary Official Action Report, and grant the requested variance." FINDINGS: "I. There are exceptions or extraordinary circumstances or conditilimns applying to the land or building referred to in the application, which circumstances or conditions do not apply generally to land or huildings in the same district. 2. The granting of the application is necessary for the preservation and enjoyment of substantial property rights of the petitioner. 3. That the granting of 'the application will not, under the circum- stances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant, and will not, under the circumstances of the particular case, be materially detrimental to the public welfare or injurious to property or improvements in said neighborhood. 4. The granting of the requested variance will be in harmony with the general purpose of the Zoning Ordinance. 5. The requested variance is necessary to prevent practical diffi- culties, unnecessary hardships, and results inconsistent with the general purpose of the Zoning ordinance. 6. The requested variance would not establish a new building line, but would merely extend an existing one. 7. Similar variances have been granted in the Serra Highlands sub- neighborhood. Examples: V-67, Robert Plunkett; V-56, Norman L. Snyder; V-33, T. La Grave; V-37, Donald J. Frolli; V-27, Don Fagundes; V-20, John Tamburini; V-87, Edward Andrew Andres" Names and Addresses of Proponents and Opponents: Proponents: Mr. James A. Pellegrino, 193 Southcliff Ave., South San Francisco Opponents: None Commissioner Lazzari moved that the Planning Commission adopt the findings and conditions as set forth in the preliminary Official Action Report, and approve V-112 upon the condition that the applicant comply with the sub- mitted requirements of the City's reporting department heads; seconded by Commissioner Gardner, passed by the following roll call vote: AYES: Vice Chairman Raffaelli, Commissioners Botieff, Gardner, Lazzari, and Chairman C ampredon NOES: None ABSENT: Commissioners Boblitt and Zlatunich - 3005 - PM-84 PM-84, tentative Parcel Map of the J. H. Snyder Company, representing the resubdivision of 32 lots, located in the northeasterly corner of Greendale and Galway Drives, in the "PC-DF" Zone of the Westborough- West Park No. 3 Planned Community District, into a 64-unit condominium project, namely Westborough Hills Unit No.5. Secretary Pass read the following reports into the record. Report and recommendation of City Planner Daniel M. Pass "The proposed condominium proj ect, a resubdi vision of 32 lots in Block 10 of Westborough-West Park No. 3C, meets the requirements of the State Subdivision Map Act, and the regulatory Standards of the Subdivision Ordinance of the City of South San Francisco. The said project would be consonant with the General Development of the Westborough-West Park No. 3 Planned Community District, as amended, and the site plan of Planned Unit Development "J", as approved by the Planning Commission on June 14, 1971, under UP-190. The Planning Department, in light of the above factors, respect- fully recommends that the Planning Commission approve the instant tentative parcel map upon the condition that the subdivider comply with the submitted requirements of the City's department heads." Report, dated October 7, 1971, of Assistant Fire Chief Alwin R. Brauns "Before approval can be granted on the above subject, the subdivision will have to conform to the Utility Plan, Westborough-West Park Unit 3, drawing #WWP3-U-T, revision 5, dated 7/16/68." Report, dated October 18, 1971, of Chief Building Inspector Pittz "I have examined the Tentative Parcel Map, PM-84 being a resubdivision of Lots III through 142, Block iO, Westborough-West Park Unit No. 3C and recommend its approval with the following corrections to be made on the final map: 1. The parcel formed by the combination of Lots III through 120 on Sheet 3 of 5 sheets should be shown as Lot 167, Block 10. 2. The parcel formed by the combination of Lots 121 through 129 on Sheet 4 of 5 sheets should be shown as Lot 168, Block 10. 3. The parcel formed by the combination of Lots 130 through 142 on Sheet 5 of 5 sheets should be shown as Lot 169, Block 10." Names and Addresses of Proponents and Opponents: Proponents: Mr. Theodore V. Tronoff, Civil Engineer, 345 Park Plaza Drive, Daly City, Ca., and Agent of the Applicant. Opponents: None - 3006 - PM- 84 October 26, 1971 Commissioner Botieff moved, seconded by Vice Chairman Raffaelli that the Planning Commission approve the instant tentative parcel map upon the condition that the subdivider comply with the requirements as set forth by the City's reporting department heads. The motion was passed by the following roll call vote. AYES: Vice Chairman Raffaelli, Commissioners Botieff, Gardner, Lazzari, and Chairman Campredon NOES: None ABSENT: Commissioners Boblitt and Zlatunich PM-85 PM-85, tentative Parcel Map of Jack E. Corey, representing the re- arrangement of two adjoining lots, located on the westerly side of Kimball Way, about 40' southerly of East Grand Avenue, in the M-2-H District. Secretary Pass advised the Commission that neither the Applicant nor his Agent were able to attend the hearing, and requested that the instant matter be held over to the Commission's regular meeting of November 22, 1971. With the concurrence of the Commission, Chairman Campredon ordered the matter held over to the aforementioned meeting. GOOD AND WELFARE, OTHER AND CO~illNICATIONS There being nothing further to be considered under Good and Welfare, and there being no further communications or other matters of interest for the Planning Commission, Chairman Campredon announced that the next regular meeting of the South San Francisco Planning Commission would be held on November 8, 1971 at 8:00 P.M. in the Council Chambers of City Hall, South San Francisco, California. The meeting was adjourned at 9:32 p.m. Daniel M. Pass, Secretary Planning Commission City of South San Francisco , Planning Commission City of South San Francisco wat - 3007 -