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HomeMy WebLinkAboutMinutes 05/14/1973 M I NUT E S May 14" 1973 of the regular meeting of the South- San Francisco Planning Commission TIME: 8:05 p,m. DATE: May 14, 1973 PLACE: Council Chambers, City Hall South San Francisco, California MEMBERS PRESENT: Commissioners Hale, Lazzari, Mathewson, Mullin, Slade, and Chairman Raffaelli MEMBERS ABSENT: Vi ce Chairman Gamma ALSO PRESENT: City Planner and Secretary to the South San Francisco Planning Commission Daniel M. Pass Assistant Planner William A. Timmons Planning Aide Surendra N. Amin MINUTES OF PREVIOUS t"ffiETING Minutes of the Planning Commission meeting of April 23, 1973 Commissioner Mathewson mentioned that on page 3122 (last page) in Good and Welfare item, line three, it should be "Acting Chairman Gamma announced" instead of "Chairman Raffaelli announced". Commissioner Mathewson moved that the minutes of the regular meeting of the South San Francisco Planning Commission of April 23, 1973 be approved wi th the correction noted in the preceding paragraph, The motion was seconded by Commissioner Lazzari and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, Mathewson, Mullin and Slade NOES: None ABSTAINING Chairman Raffaelli ABSENT: Vice Chairman Gamma ANNOUNCEMENT CONCERNING TAPE RECORDING OF MEETING Chairman Raffaelli 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 objected to having his or her voice recorded in this manner, could request the Chairman to order the tape recorder turned "off" for the duration of the time that he or she is speaking or is heard. - 3123 - UP - 241 May 14, 1973 UP-24l, use-permit request of A. J. Giustetto to establish an outdoor, camper sales and rental facility on the easterly side of El Camino Real, about 225' southerly of West Orange Avenue, in theC-2 District. Secretary Pass read the following report and letter into the record. Report and recommendation of City Planner Daniel M. Pass "The Planning Office respectfully recommends that the Planning Commission adopt the "findings", action, and "conditions" indicated in the attached, tentative Official Action Report." FINDINGS: "1. The establishment, maintenance, operation or the use of the building or lands for which the permis is sought will not, 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 p&oposeduse, and will not be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the city. 2. The approval of requested use permit meets the requirements of Section 6.23 of the Zoning Ordinance. 3. The establishment of the proposed use would substantially improve the amenity and aesthetic quality of the subj ectpremises. 4. The submitted plot plan indicates that the proposed sales and rental facility would be characterized by sound site planning." CONDITIONS: "l. The applicant shall comply with the submitted requirements of the City's department and division heads, the standards and specifications administered by the Director of the Department of Ecological Development, and the subsequent requirements of the Planning Commission's Architec- tural Committee. 2. The requested use permit is approved for a period of five years, in order to perpetuate the Planning Commission's direct control over the subject land use 3. The 24-sq. ft. sign indicated on the applicant's plans shall be the only sign located on the subject premises." Interoffice Memorandum dated March 28, 1973 from Ronald Belcher, Landscape Administrator "The proposed landscaping does not have street trees shown on plan. The choice of Strelitzia reginae (Bird of Paradise), planted in the open space with no protection, should be reconsidered. No irriga- tion plan is shown. The variety of plant materials is quite limited, considering sq ft. of anting area. I respectfully submit following regarding Use Permi t 241: 1. Street trees to be shown on plan 2. Include a wider variety of plant materials in the landscape plan - 3124 - UP - 241 May 14, 1973 "3. Show an approved irrigation plan 4. Indicate a type of weed control under shrub plantings - i e. tan bark, crushed rock, colored rock 5. The proposed redwood planter to be a minimum of 6 inches in height." Interoffice Memorandum dated March 28, 1973 from William A. Fox, Fire Marshall "I have no obj ection to the granting of this permi t as both fire al arm boxes are already provided. Fire hydrants in this area are sufficient to cover area." Interoffice Memorandum dated AprilS, 1973 from Captain J. Swinfard, Police Department "Due to the anticipated truck or heavy vehicle ingress and egress to the property the Police Department has the following recommendations. 1. A 10' red zone be painted (south) from the corner of the south driveway 2 . A 10 ' red zone be painted (south) from the corner of the north driveway 3. A 6' red zone be painted (north) from the corner of the south driveway 4. A 6 ' red zone be painted (north) from the corner of the north dri veway" E. I. R. Declaration dated 1973 "1. The proposed camper sales and rental agency would be sited on the lands which formerly accommodated a used car sales lot. The establish- ment of the said agency would not increase the traffic generated by the said lands, and would not tend to augment the air, water, or visual pollution of the Baden neighborhood. 2, The establishment of the agency in question, in accordance with the submitted plans therefor, would improve the amenity and aesthetic quality of the proposed site. 3. The proposed land use would be congruous with the General Plan of the City of South San Francisco, and the Conservation Element constituent thereof. The establishment of the said, proposed land use would not endanger any known historical or archaeological sites. II Names and addresses of Proponents and Opponents Proponents: A. J. Giustetto 1226 Edgewood Road, Redwood City, CA. the applicant 94062 Opponents: None Mr. Giustetto introduced Mr. Paul Jackson who is going to do business at the location in question. In answering a question from Commissioner Mathewson, Mr. Jackson replied that the campers were delivered by mistake on the site and can be moved if desired. - 3125 - UP - 241 May 14, 1973 Commissioner Lazzari moved that the Planning Commission adopt the findings and conditions, as set forth in the preliminary Official Action Report, and approve UP-24l upon the condition that the applicant comply with the sub- mitted requirements of the City's reporting department heads. The motion was seconded by Commissioner Mullin and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, Mathewson, Mullin, Slade and Chairman Raffaelli NOES: None ABSENT: Vice Chairman Gamma UP - 242 May 14, 1973 UP-242, use-permit request of South City Imports Inc., dba So. City Mazda to establish a retail automobile dealership at No .910 Mission Road, in the !lU", Unclassified District. The instant application includes a request to locate 200 sq. ft. of appurtenant sign area on the subject premises, as indicated on the submitted sign plans. Secretary Pas~ read the following report and letters into the record. Report and recommendation of City Planner Daniel M. Pass liThe Office of the City Planner respectfully recommends that the Planning Commission adopt the "findings", action, and llconditions" embodied in the attached, tentative Official Action Report. II FINDINGS: "l. The establishment, maintenance, operation or the use of the building or lands for which the permit is sought will not, 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 not be detrimen- tal or injurious to property and improvements in the neighborhood or the general welfare of the city. 2. The approval of requested use permit meets the requirements of Section 6.23 of the Zoning Ordinance. 3. The proposed land use would be congruous with the General Plan of the City of South San Francisco, and the Conservation Element constituent thereto. 4. The proposed automobile agency would be characterized by sound site planning, and a strong emphasis upon aesthetic design. 5. The proposed automobile agency woli.1ld not generate a substantial volume of traffic during peak hours." CONDITIONS: "I. The applicant shall comply with the submitted requirements of the City's department and di vis ion heads, the specifications and 3126 - UP-242 May 14, 1973 "standards administered by the Director of the Department of Ecological Development, and the subsequent requirements of the Planning Commission's Arch-i tectural Committee. 2. The proposed agency's aggregate permanent and temporary sign area shall not exceed 200 square feet. 3. No bannders, tag signs " or pennants shall be located on the sub j ect premises, and no signs shall be painted or placed on the windows of the building on the subject premises." E.I.R. Negative Declaration dated May 1, 1973 "1. The proposed automobile agency would be sited within the building and on the lands which presently accommodate a supermarket, The establishment of the said agency would not increase the traffic generated by the said lands, and would not tend to augment the air, water, or visual pollution of the Valley Park Center. 2. The establishment of the agency in question, in accordance with the submitted plans therefor, would improve the amenity and aesthetic quality of the most northerly corner of Chestnut Avenue and Mission Road 3. The proposed land use would be congruous with the General Plan of the City of South San Francisco, and the Conservation Element con- stituent thereof. The establishment of the said, proposed land use would not endanger any known historical or archaeological sites." Proponents ,: George Avanessian, Architect 914 Linden Avenue, South San Francisco The agent of the applicant Opponents: None Commissioner Hale moved that the Planning Commission adopt the findings and conditions, as set forth in the preliminary Official Action Report, and approve UP-242 upon the condition that the applicant comply with the sub- mitted requirements of the City's reporting department heads. The motion was seconded by Commissioner Slade and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, Mathewson, Mullin, Slade and Chairman Raffaelli NOES: None ABSENT: Vice-chairman Gamma - 3127 - V-159 May 14", 1973 V-159", variance request of J L. Tacchini to cover 43% of the building site located at No. 342 Newman Drive", in the R-l District, with an enlarged one- story, single-family dwelling. Secretary Pass read the following report and letter into the record. Report and recommendation of City Planner Daniel M, Pass "The Planning Office respectfully recommends that the Planning Commission adopt the "findings" and action embodied in the attached, preliminary Official Action Report " FINDINGS: "1. There are exceptions or extraordinary circumstances or conditions applying to the land or building referred to in the application, which circumstances or conditions do not apply generally to land or build- ings 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 difficul- ties, unnecessary hardships, and results inconsistent with the general purpose of the Zoning Ordinance. 6. The requested lot coverage is supported by the substandard depth and square footage of the applicant's building site. 7. Similar lot-coverage variances have been granted by the Planning Commission Reference: V-30 James Triggas, 601 Theresa Drive; V-59 Rodney C. Prisk, 633 Theresa Drive; V-98 Barry D. Simpson, 137 Romney Drive; V-119 Fred Young, 633 Serra Drive; V-132 Lawrence N. Divito, 648 Zita Drive." CONDITIONS: liThe applicant shall comply with the standards and specifications ad- ministered by the Director of the Department of Ecological Development " Secretary Pass stated that he had a telephone call from Mr. Eugene Masciarelli of the Airport Land Use Committee, County Planning Commission Office in Redwood City. Mr. Masciarelli mentioned that the proposed addition is within the 65 & over CNEL range,f:t'om aircraft operations "and the evaluation criteria developed under the ABAG Regional Airport System Study indicates that con- struction should be undertaken after noise reduction requirements are made The applicant should contact the County Planning Committee before starting construction. - 3128 - V-159 Contd May 14, 1973 Names and addresses of Proponents and Opponents, Proponents: J. L. Tacchini 342 Newman Drive, South San Francisco The applicant None Opponents: Commissioner Mathewson moved that the Planning Commission adopt the findings and conditions as set forth in the preliminary Official Action Report, and approve V-159 upon the condition that the applicant. comply with the sub- mitted requirements of the City's reporting department heads The motion was seconded by Commissioner Mullin and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, Mathewson, Mullin, Slade, and Chairman Raffaelli NOES: None ABSENT Vice Chairman Gamma V-160 V-160, variance request of Fred Ferrando to construct an industrial building in the required rear-yard setback of a parcel of land located on the southerly side of Victory Avenue, about 100' easterly of South Spruce Avenue, in the C-3 District. Secretary Pass read the following report and letter into the record. Report and recommendation of City Planner Daniel M. Pass "The Planning Office respectfully recommends that the Planning Commission adopt the "findings" and action indicated in the attached, preliminary Official Action Report. II FINDINGS: "1.There are exceptions or extraordinary circumst ances or conditions applying to the land or building referred to in the application, which circumstances or condi tions do not apply generally to land or buildings 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 circumst ances 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. 3129 - V-160 Contd May 14" 1973 114, The granting of the requested variance will be in harmony wi th the general purpose of the Zoning Ordinance. 5. The requested variance is necessary to prevent practical difficulties~ unnecessary hardships, and results inconsistent with the general purpose of the Zoning Ordinance. 6. The rear-yard requirements of the C-3 District are designed to promote the establishment of alleys, where such establishment would be desirable and practicable. In the instant case, the establishment of an alley would not serve a substantial purpose. 7. The Planning Commission has granted similar variances to owners of heavy commercial and industrial properties." CONDITIONS: liThe applicant shall comply with the standards and specifications adminis- tered by the Director of Ecological Development, and the subsequent requirements of the Planning Commission's Architectural Committee," Names and addresses of Proponents and Opponents Proponents: George Avanessian~ Architect 914 Linden Avenue, South San Francisco The agent of the applicant 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-160 upon the condition that the applicant comply with the sub- mitted requirements of the City's reporting department heads. The motion was seconded by Commissioner Hale and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, Mathewson, Mullin, Slade, and Chairman Raffaelli NOES: ABSENT : None Vi ce Chairman Gamma V-161 V-16l, variance request of Thomas P. Donaldson to a one-story addition to a one-story, single-family dwelling in the required rear yard of No. 19 Ellovood Drive, in the R-l District. Secretary Pass read the following report and letter into the record. Report and recommendation of City Planner Daniel M. Pass "The Office of the City Planner respectfully recommends that the Planning Commission adopt the "findings" and action embodied in the attached, preliminary Official Action Report. II 3130 - V-16l Contd May 14, 1973 FINDINGS: "1. There are exceptions or extraordinary circumstances or conditions applying to the land or building referred to in the application, which circumstances or conditions do not apply generally to 1 and or bui ldings 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 heal th or safety of persons residing or working in the neighborhood of the property of the applicant, and will not, under the circum- stances of the particular case, be materially detrimental to the public welfare or injurious to property or improvements in said neighborhooCl. 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 bulk variance is supported by the substandard depth of the subject building site. 7. The granting of the requested variance would not reduce the open space on the subj ect corner lot below the open-space requirement of the Zoning Ordinance of the City of South San Francisco." CONDITIONS: "The applicant shall comply with the standards and specifications administered by the Director of the Department of Ecological Develop- ment, and the Chief Building Inspector." Secretary Pass stated that he had a telephone call from Mr. Eugene Masciarelli of the Airport Land Use Committee of the County Planning Commission Office in Redwood City. Mr. Masciarelli mentioned that the proposed addition is within 65-70 CNEL range from aircraft operations, and the evaluation criteria developed under the ABAG Regional Airport System Study indicates construction should be undertaken after noise reduction requirements are wade. The applicant should contact the County Planning Committee before starting construction. Names and addresses of Proponents and Opponents Proponents: Thomas P. Donaldson 19 Elkwood Drive, South San Francisco the applicant None Opponents: Commissioner Hale moved that the Planning Commission adopt the findings and conditions as set forth in the preliminary Official Action Report, and approve V-16l upon the condition that the applicant comply with the - 3131 - V-16l Contd May 14, 1973 submitted requirements of the City's reporting department heads" The motion was seconded by Commissioner Mullin and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, Mathewson, Mullin, Slade, and Chairman Raffaelli NOES: None ABSENT: Vice Chairman Gamma SA - 24 SA-24, final map of Braewood-Westborough Condominium Project No.2, representing the resubdivision of 57 lots, located on the westerly side of Carter Drive, at Meath Drive, Duhallow Way, and Kilconway Lane, in the Westborough-West Park No.1 Planned Community District, into a l24-unit condominium project. Secretary Pass read the following report and letter into the record. Report and Recommendation of City Planner Daniel M. Pass "The final map of Braewood-Westborough Condominium Proj ect No. 2 substantially conforms to the approved tentative map thereof, and substantially complies with the conditions that the Planning Com- mission imposed thereon. The Planning Department therefore respectfully recommends that the Planning Commission recommend to the Honorable City Council that the instant final map be approved upon the condition that the sub- divider comply with the submitted requirements of the City's department and division heads," Letter dated May 1, 1973 from George H. Johnston, New Building Representative Pacific Gas and Electric Company, South San Francisco, California "We have reviewed the site plan received from Aitken & Associates and do not anticipate any difficulties in extending gas and electric facilities into the proposed development. Extensions will be made in accordance with our tariffs on file with the California Public Utilities Commission. Additional easements may be required, however, these will be determined when more detailed plans are received Should you have any questions, please contact me at 755-1236 Extension #54." Letter dated May 10, 1973 from R. R. Nordell, Senior Engineer, Pacific Teleph-one and Telegraph. Co. Metro Divis ion Engineering, Redwood City, "Vie have no objections to the P.D.E. 's as shown on the Final Maps of Braewood Westborough Condominium Project #2 - 3132 - "P.U.E. 's do not, however, constitute 'an easement accentable to the utility' as described in our Rule 16, I.c.2.b. It may therefore be advantageous for th_e developer to grant our Company an eas ement for a portion of the telephone facilities to be placed on t{i.e p:t'pperty served. Any arrangements for such an easement will be made directly with the developer." Names and addresses of Proponents and Opponents: Proponents: David Vincent 130 Del Monte Drive Pacifica, CA. The representative of the applicant Opponents: None Some discussion ensued regarding the above subject. At the conclusion of the discussion, Chairman Raffaelli asked the Commission for a motion Commissioner Lazzari moved that the Planning Commission order SA-24 to st and approved upon the subdivider's compliance with the submi tt ed require- ments of the City's reporting department heads. The motion was seconded by Commissioner Mullin and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, Mullin, Slade and Chairman Raffaelli NOES: Commissioner Mathewson ABSENT: Vice Chairman Gamma DISPOSAL OF SURPLUS COUNTY PROPERTY The County Director of Property's Request that the Planning Commission Find that the County of San Mateo's Proposal to Dispose of a Certain Surplus Lot, Located on the Southerly Side of Grand Avenue, between Willow Avenue and Forest View Drive Cproj ected) J in the R-3 District, Conforms to the Adopted General Plan of the City of South San Francisco. Letter dated April 23, 1973 from Robert E. Friday, Director of Property, Engineering and Road Dept., County of San Mateo, Redwood City. "In accordance with Government Code Section 65402 the County must notify the City of our intention to dispose of the County owned surplus lot identified as Lot 6, Assessor's map of Grand Avenue Extension. This lot was purchased with other property in 1957, in connection with the ten proposed North County Government Center which is now constructed behind this lot The County now feels that this lot will not be needed in the expansion of the Government Center and the County wishes to dispose of it by public auction to the highest bidder. Please determine that the pro- posed sale of this lot by the County would not be in conflict with the City's Master Plan. II - 3133 - Disposal of Surplus County Property Contd. May 14" 1973 Interoffice Memorandum dated May 4, 1973 from Daniel M. Pass, City Planner, to the South San Francisco Planning Commission "The Office of the City Planner has perused the County Director of Property's letter of April 23, 1973, and has performed a city- planning survey of the lands in question. The following recommenda- tion is founded upon this perusal and survey. Recommendation: The Planning Office respectfully recommends that the Planning Commission find that the County of San Mateo's proposed dis- posal of Lot 6~ Assessor's Map of Grand Avenue Ext. No.1, in the City of South San Francisco would conform to the adopted General Plan of the City of South San Francis co. " Names and addresses of Proponents and Opponents Proponents: Robert E. Friday, Director of Property Engineering & Road Department County of San Mateo Redwood City, CA. Opponents: None Commissioner Hale moved that the Planning Commission adopt the recommenda- tion of the City Planner as set forth in his interoffice memorandum of May 4" 1973, that the proposed disposal of land would conform to the General Plan of the City of South San Francisco. The motion was seconded by Commissioner Mullin and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, Mathewson, Mullin, Slade, and Chairman Raffaelli NOES: None ABSENT: Vice Chairman Gamma .ANNUAL MEETING The South San Francisco Planning Commission's Annual Meeting" and "Election of Officers". Commissioner Lazzari moved that due to the Council Election on May 22, 1973 the matter be postponed to the regular Planning Commission meeting on May 29, 1973. The motion was seconded by Commissioner Mathewson and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, and Chairman Raffaelli , Mullin, Slade NOES: None ABSENT: Vice Chairman Gamma - 3134 - May 14, 1973 The Planning Commission's Official Statement on the Relationship Between General and Specific Zoning Plans of the City of South San Francisco Official Statements 1. The following density standards and classifications are substantially identifiable with the following residential zoning districts. General Plan Zoning Plan (Districts) Low Density Medium Density High-Medium Density High Density "R-l," Single-Family Residential "R-2," Duplex Residential "R-2"/"R-3" Admixture "R-3," Restricted-Multiple Family Residential 2 Notwithstanding the above chart, any residential standard or classification may be effectuated by an admixture of zonal districts. For example, a certain area or subneighborhood which is generally planned for medium-high density development might be partially zoned "R-l," "R-2," and "R-3." If this admixture produced an overall "medium-high residential density," the said area or said subneighborhood would be in a state of compliance with the General Plan. 3. The aforementioned admixture of residential zones actually constitutes a primitive "planned community." South San Francisco's PC, Planned Community Districts effectuate density standards and classifications, while encouraging the development of orderly admixtures of different densities, building types, and dwellings. In the Westborough-West Park Unit No. 3 Planned Community District, the Greendale Neighborhood's medium density standard is implemented by a combination of aprtment houses, single-family townhouses, and duplexes held in condominium ownership 4. The General and Zoning Plans of the City of South San Francisco are in a state of substantial consistency. Subsequent to the reclassification of the lands at the southwesterly corner of Westborough Boulevard and Oakmont Drive from "R-3" to "R- 2", this consistency will bring the City of South San Fran- cisco into compliance with AB 1301's Section 65860(a), to wit: "County or City zoning ordinances shall be consistent with the General Plan of the County or City by July 1, 1973." Commissioner Hale moved that the Planning Commission recommend that the Honorable City Council adopt the "Official Statement" as an appendix to the General Plan of the City of South San Francisco, entitled "Orderly Growth". The motion was seconded by Commissioner Slade and was passed by the following roll call vote: AYES: Commissioners Hale, Lazzari, Mathewson, Mullin, Slade, and Chairman Raffaelli NOES: None ABSENT: Vice Chairman Gamma - 3135 GOOD AND WELFARE, OTHER AND COMMUNICATIONS May 14, 1973 Chairman Raffaelli expressed his concern regarding the unkempt condition of B, F. Goodrich Co, (490 Victory Avenue) and the A. W. Sorich Car Wash (40 South Spruce Avenue) and neighborhood. The Commission ordered the Secretary to refer the instant matter to the Chief Building Inspector for remedial action. 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 Raffaelli announced that the next regular meeting of the South San Francisco Planning Commission would be held on Tuesday, May 29, 1973 at 8:00 p.m. in the Conference Room of City Hall, South San Francisco, California. The meeting was adjourned at 9:20 p.m. 1II~&IP~ Mario Raffaelli, Chairman Planning COmIllission City of South San Francisco Daniel M. Pass, Secretary Planning Commission City of South San Francisco sna NOTE: Oral presentations, arguments and comments are recorded on tape. The tape is on file in the Office of the City Planner.