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HomeMy WebLinkAboutMinutes 11/29/1975 October 28, 1975 M I NUT E S of the regular meeting of the South San Francisco Planning Commission TIME: 8:00 P.M. DATE: OCTOBER 28, 1975 PLACE: WEST ORANGE LIBRARY AUDITORIUM MEMBERS PRESENT: Vice-Chairman Slade, Commissioners Bertucelli, Goldberg, Mathewson, Mullin, Teglia and Chairman Hale MEMBERS ABSENT: None ALSO PRESENT: City Planner David C. Hale Assistant Planner Mark Duino Director of Public Services Frank J. Addiego Zoning Administrator City Engineer William Costanzo Robert Yee MINUTES OF PREVIOUS MEETING Minutes of the Planning Commission meeting of October 14, 1975 Vice-Chairman Slade stated that on page 3464 undervapproval of previous minutes, he was listed under both "AYEII and "ABSTAINED,II and that he had abstained. Commissioner Mullin stated that on page 3466 regarding UP-75-319, his "noll vote had not been recorded. Commissioner Teglia stated that on the same page, fifth paragraph, the word lIappropriatell had been left out. The statement should read, 1I...from the lappropriatel property owners...1I She further stated that the word lIappropriate" had also been left out of the same statement under UP-75-320, page 3467, third paragraph. Vice-Chairman Slade moved that, with the above corrections, the minutes of the regular meeting of the South San Francisco Planning Commission of October 14, 1975, be approved. The motion was seconded by Commissioner Mullin and was passed by the following roll call vote: AYES: Vice-Chairman Slade, Commissioners Goldberg, Mullin, Teglia, and Chairman Hale NOES: None ABSENT: None ABSTAINED: Commissioners Bertucelli and Mat~ewson ANNOUNCEMENT CONCERNING TAPE RECORDING OF MEETING Chairman Hale 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 to be heard, but who objected to having his or her voice re- corded in this manner, could request the Chairman to order the tape recorder turned 1I0ffll for the duration of the time that he or she is speaking or is heard. October 28, 1975 V-75-l88 V-75-188, a request of Henry Mosqueda for a variance to construct a room addition in the required rear yard setbac~ at 101 Toyon Avenue. Secretary Hale presented the staff report. He further read into the record a letter from Mr. Anthony Reedy, 627 Mayfair, South San F~ancisco, favoring the application. Proponent: Mr. James Conn, representing the applicant 103 Toyon South San Francisco, CA Opponent: None There was some discussion on the garages of the homes in that area. Mr. Conn noted that most garages are in the back of thelfot and are extremely narrow so that almost no one uses his garage. Commissioner Mathewson moved that V-75-l88 be approved subject to the conditions of the staff report. Commissioner Bertucelli seconded the motion and it was passed unanimously. REPORTS R-3 DEVELOPMENT STANDARDS Secretary Hale presented the staff report. The Commission requested to know if any develq~~r besides the Brosnans had been consulted with regard to the proposed R-3 development standards. Secretary Hale noted that he had contacted Frank Mammini who was not what one might call exhuberant about the standards but felt they were feasible. The Commission further requested if Pacifica and Burlingame had open space standards in thei r apartment zone'i>because these two c it i esweY'e"!;mc~>~i i nc 1 uded in the staff report survey. Secretary Hale stated that Burlingame is presently working on their apartment open space standards and that Pacifica was not contacted. There was some discussion between staff and the Commission regarding No.5 of the staff report relating to combining additional parcels to existing parcels of 50 feet or greater in width to achieve a higher density than that stipulated in the Zoning Ordinance. Commissioner Bertucelli expressed concern about ultimate densities in the Urban Core if there were no restrictions. Secretary Hale stated that a few additional units would be possible but parking and open space requirements plus economics of construction type wou],d prevent excessive densities. He further stated that the Urban Core should be used as a support function for commercial uses and that g~eater densities might be appropriate in the downtown area. Commissioner Goldberg noted that with no height limitation, he felt there could be a traffic problem when the streets are narrow already. Secretary October 28, 1975 R-3 Standards, contld Hale indicated that the Use Permit procedures were recommended to avoid such potential problems. Commissioner Mathewson requested to know what the requirements of the Build- ing Division are:~r, Secr'i:tary Hale stated that above three stories, they require a sprinkler system, two ways of ingress and egress and a different type of construction. Commissioner Mullin requested to know the need for such a large private open space. Secretary Hale stated that there is no absolute figure for the size of the balconies, but that in most cities, the average size seems to be about seven feet minimum dimension. Below a certain dimension, a balcony becomes more an architectural feature than a usable space. The Commission expressed to staff their feelings that maybe staff was being too generous with the amount of private open space. Some discussion followed on the size of private open space. Some of the Commissioners felt that since private open space should definitely be usable, perhaps a five foot balcony was too small. There was some discussion on the need for a balcony at all. Some Commissioners felt that most people do not use the balconies that exist, especially with the type of climate in South San Francisco. It was noted that since most developers are not going to retain the apartment complex, they should be built in a way that would be appealing to a potential buyer. Secre- tary Hale stated that profit is important, but livability should not be disregarded. The Commission requested to Know if it would be possible to provide an alterna- tive to builders by allowing group usable open space in lieu of balconies if the builder so chooses. Secretary Hale stated that the provision of a balcony provides architectural variety to the building and private usable open space for the tenant. The Commission.suggested th.atr.possibly other contractors in South San Francisco should be notified of the proposed R-3 standards for their feedback. Secretary Hale said this could be done. There ensued some discussion on security problems. Some of the Commissioners felt that maybe some aesthetics should be given up in order to add more safety features. Some of the Commissioners agreed that this would be an ideal oppor- tunity for developers and architects to get involved with this problem and build accordingly. They felt that there should be some provisions addressing this problem in the proposed R-3 Standards. Secretary Hale informed the Commission that a building security ordinance is now being reviewed by the City Council which will make such requirements mandatory for new construction. Mr. Tim Brosnan, a developer, expressed his feelings that tenants in South San Francisco do not want balconies but that he would like to see a survey done to determine exactly what tenants do want. He further stated that he has always been security conscious and would like to see garage doors put in the back for security reasons. He also noted that because rents in South San Francisco have been kept low, there have never been problems in South San Francisco with vacancies. Mr. Brosnan noted that he felt rents would be increasing by $25 within the next year and that higher density is impractical at this time. Mr. Brosnan felt that there would be no building in South San Francisco if the proposed R-3 Standards were approved. - 3473 - October 28, 1975 R-3 Standards, cont'd The Commission directed staff to take a survey of a cross section of apart- ment dwellers in South San Francisco to find out what they would want in terms of open space. The Commission then asked staff for a reasonable timetable to complete the survey and to bring the R-3 Standards back to the Commission. Secretary Hale said that two meetings away would be desirable. Commissioner Mathewson moved that the matter on the R-3 Standards be tabled until the survey had been completed and further study done on the matter. Commi ss i oner Bertuce 11 i seconded the moti on and it was passed uffiainimous ly. VACATION OF STREET RIGHT-OF-WAY Staff report recommending that the Planning Commission recommend to City Council approval of the proposed vacation of a right-of-way for street and highway purposes on the Housing Authority site at "CII Street. Secretary Hale presented the staff report. The Commission requested to know if this was a public hearing. Secretary Hale stated that no public hearing was necessary on this matter. The Commission requested to know if the Ponderosa and El Camino signaliza- tion WOUlt& alleviate the school traffic problem. Secretary Hale said that the City Engineer and the School District Engineer had determined that it would. Director of Public Services Addiego stated to the Commission that the lIe" Street loop is a public right-of-way and that it will be upgraded to a proper width. The alternative to these improvements would be to abandon it as a public right-of-way and make it a private road, but the federal government rejected that alternative. As for the proposed vacation, the easement is for road purposes and there is no need for it. According to State law, there must be a resolution of intention to vacate initiated by City Council and then brought before the Planning Commission for review and report before final action is taken by the Council. Commissioner Bertucelli moved that the Commission recommend to City Council the approval of the proposed vacation of the right-of-way at IIC" Street. Commissioner Teglia seconded the motion and it was passed by the following vote: AYES: Vice-Chairman Slade, Commissioners Bertucelli, Goldberg, ~ullin, Teglia and Chairman Hale NOES: Commissioner Mathewson ABSENT: None - 3474 - October 28, 1975 COLMA CREEK FLOOD CONTROL IMPROVEMENT PLANS Staff report discussing the status of flood control plans for Colma Creek, downstream from Airport Boulevard (station points 174+30 to 207+70). Secretary Hale presented the staff report, stating that no action was mecessary and that the report was presented to the Commission for informa- tion purposes only. The Commission requested to know how wide the new channel would be. Secre- tary Hale said that it would be 148 feet. GOOD AND WELFARE Secretary Hale requested that the Commission submit their expense accounts from the League of California Cities meeting for reimbursement. The Commission requested an update on the palmistry matter. Secretary Hale said that this matter could be discussed with the Council at the joint meeting on October 29, 1975, but that there had been a petition signeci>by tenants and property owners along Grand Avenue, as we 11 as otherl).pr~plier~y owners in the City, against the action of the Planning Commission as being incompatible with other uses along Grand Avenue. A public hearing on this matter has been scheduled for November 19 by the City Council. The Commission requested to know the status of the Callan 10 acre site. Secretary Hale noted that this site has been rezoned to R-l as recommended by the Commission. Chairman Hale noted to staff that coming off Westborough Boulevard on the west off-ramp there was a private dump and requested Mr. Addiego to have someone pick up this trash. Commissioner Slade requested a report on the transit system and wondered why there could not be a stop at Westborough Boulevard and Highway 280. Secretary Hale stated that since there is no place for people to park in that area and no place for people to board the bus, a bus stop there would be un- desirable. He further noted that all the routes are doing extremely well, with the exception of the Industrial Route. There being nothing further to be considered under Good and Welfare and no communications or other matters of interest for the Commission, Chairman Hale announced that the next regular meeting of the Planning Commission would be held on November 11, 1975, at 8:00 p.m. at West Orange Library Auditorium. - 3475 - October 28, 1975 The meeting was adjourned at 10:30 p.m. Homer V. Hale, Chairman Planning Commission City.of South San Francisco & .a. c ,,' ft LL~.J-- ,~,~.... David C. Hale, Secretary Planning Commission City of South San Francisco NOTE: The entries of this Planning Commission meeting indicate the action taken by the Planning Commission to dispose of each item. Oral presentations, arguments, and documents are recorded on tape. The tapes are available in the Office of the City Planner. Documents related to the items discussed are on file in the Office of the City Planner and are available for public inspection. - 3476 -