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HomeMy WebLinkAboutMinutes 07/12/1977 M I NUT E S of the regular meeting of the South San Francisco Planning Commission TIME: 7:30 p.m. DATE: JULY 12, 1977 PLACE: WEST ORANGE LIBRARY AUDITORIUM MEMBERS PRESENT: Vice-Chairman Goldberg, Commissioners Bertucelli, Campredon, Mathewson, Mullin, Slade and Chairman Teglia MEMBERS ABSENT: None ALSO PRESENT: City Planner William Costanzo City Engineer Robert Yee Assistant Planner Mark Wheeler Senior Planner Daniel Christians Chief Building Inspector Fire Ma rs h a 1 Roy Ghilardi Arthur Maguire MINUTES OF PREVIOUS MEETING Minutes of the Planning Commission meeting of June 28, 1977. Vice-Chairman Goldberg moved that the minutes of the regular meeting of the South San Francisco Planning Commission of June 28, 1977, be approved. The motion was seconded by Commissioner Bertucelli and was passed by the following roll call vote: AYES: Vice-Chairman Goldberg, Commissioners Bertucelli, Campredon, Mullin, and Chairman Teglia NOES: None ABSENT: Commissioner Slade (arrived at 7:45 pm) ABSTAINED: Commissioner Mathewson ANNOUNCEMENT CONCERNING TAPE RECORDING OF MEETING Chairman Teglia 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 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. - 3801 - July 12,1977 UP-77-397 An application of William Botieff for a Use Permit to construct a 30 unit apart- ment building, related parking and landscaping, and a future 2,000 square foot retail store on El Camino Real directly behind an existing McDonald's restaurant in the C-l Zone District. Secretary Costanzo presented the staff report, adding one special condition and pointing out two minor changes in same. The changes were to Special Condition #7 to delete the wording "tenament type" and to change.the "V" shape to read "U" shape. Special Condition #8 was also added to read: "That prior to the issuance of a building permit, the applicant shall obtain a permit from the Airport Land Use Commission for proposed construction within the 73 CNEL zone." Secretary Costanzo also pointed out that staff has included in Special Condition #1 the recommendation that the proposed retail sales area not be a part of this Use Permit. Proponent: Mr. William Botieff, General Contractor 1336 El Camino Real Millbrae, CA 94030 Opponent: None Mr. Botieff emphasized how much design time he has into the exterior of this project. He pointed out that 51 percent of the total area is dedicated to landscaping, a figure well over the minimum 10 percent required. Mr. Botieff also expressed to the Commission his desire to include the retail facility as a part of this project contrary to Special Condition #1. On the same basis the applicant objected to Special Condition #2. With respect to Special Condi- tion #3, to move the building forward, Mr. Botieff objected on the grounds that he felt no shadows would be cast on adjacent buildings because of the existing elevations. He also indicated that at this point he had no desire to change the plans as submitted. His objection was also applicable to Special Condition #7. In response to Special Condition #1, Secretary Costanzo responded that the Zoning Ordinance requires land uses similar to the applicable subzone, in this case R-3 uses. He indicated the proposed, one less than maximum apartment units, plus the 2,000 square foot retail facility constituted, in staff's opinion, an over use of this land. In response to Special Condition #2, Secretary Costanzo expressed the much needed necessity for overflow parking in this particular area. He explained that Special Condition #3 was based on the proximity of the apartments in the rear of this property and the need for more distance between the two buildings. The Secretary pointed out the same concerns for the staff basis of Special Condition #7. He indicated that the tenants of the proposed building will be forced to have a view of either a blank wall or the garbage area. The Secretary's recommendation, based on the site layout and the problems explained, would be to redesign the building to create some sort of internal recreational facility for use and possible viewing from an interior basis by tenants. Vice-Chairman Goldberg questioned the applicant regarding the user proposed for the retail facility. The applicant indicated that no tenant was committed to this project. - ~Q()? - UP-77-397, cont'd. July 12, 1977 Vice-Chairman Goldberg also indicated concerns for ample parking and suggested a possibility of providing some physical barrier, i.e. security fencing between the two users. Discussion, prompted by Commissioner Slade and Chairman Teglia, followed with regard to the security of the subterranian parking areas. Mutual concerns were expressed that enclosed parking was very important because of the exis- ting juvenile problems that must not be overlooked. Commissioner Mullin asked the Architect to comment on the Special Conditions #3 and #7. Mr. George Avanessian, 701 Linden Avenue, South San Francisco, architect for the applicant, commented on the design of the building as compared to security vs. open space. He indicated that the existing weather conditions precluded the possibility of redesigning for recreational facilities to be included because of the assumed lack of use to be expected. His indications reflected his desire not to change the design of the building. It was indicated by Chairman Teglia that the staff report was in error and that MtDonald's actually stayed open Mon. - Fir., 10-11 p.m., and Sat. & Sun., 9:00 to 12 p.m. Secretary Costanzo indicated his source of information was from informa- tion received from the management of the fast food chain. Commissioner Mullin pointed out that the overflow parking was utilizing the vacant land for the proposed project, and that it seemed to be out of necessity. Commissioner Mathewson questioned the easement rights involved herein. The Com- missioner continued by precluding to a possible conflict of interest involved in this project by the presence of George Avanessian,the architect for this project, and his direct involvement as a member of the Architectural Committee for the City of South San Francisco. In response, it was indicated that Mr. Avanessian had no vote or opportunity for recommendations at any meeting involving a project that he is involved in in any way whatsoever. Commissioner Mathewson's original question of the easement was responded to by the applicant, Mr. Botieff, when he assured the Commissioner that Taco Bell was the only other party besides himself that this access easement was created for. Commissioner Campredon questioned and was told that the maximum residential capacity for this project was 30 total units. Chairman Teglia questioned the applicant on whether or not he was the property owner. Mr. Botieff responded that he was committed to buy the property. Chairman Teglia indicated concern for a possible abandonment of a General Paln designation for this area. Her concern is to preserve commercial property for commercial uses as indicated in the General Plan. Secretary Costanzo pointed out the compatibility of high-density commercial and multiple family residential land uses. He also indicated that all commercial uses within 200 feet of a residential zone district require a Use Permit prior to the estab- lishment of a proposed commercial use. Chairman Teglia pointed out that there was no on-street parking along this section of El Camino Real. Her comments went on to indicate her opinion that high density residential mixed or along side of commercial uses appear to reflect poor planning practices. - 3803 - .UP-77-397, cont'd July 12, 1977 Secretary Costanzo again indicated that both the proposed residential uses and the proposed retail facility constituted an over-maximizing of the land use limitation associated with a parcel of this size. Fire Marshal Maguire indicated that the access road was a necessity to his depart- ment in the event of an emergency and that no cars should be parking along it. Chairman Teglia questioned the maintenance of this road and was told it is a joint easement, and, therefore, maintenance was shared equally. She also ques- tioned the enforcement on private property of the parking along the curb of the access road and general controlling of traffic., Her initial impressions were that a "not compatible living environment" was being created here because of the mixed uses and related problems. It was noted that no representatives from Taco Bell were in attendance at this public meeting. Mr. Avanessian cleared up the question of the varied elevations of the access road by explaining the intention to fill areas as needed to provide a suitable access road in the proper location as indicated on the plot plan. Discussion again focused on the concern for security in the parking areas. Possibilities include physical barriers or electronic gates in an effort to provide the needed security for the future tenants. Commissioner Bertucelli asked if the entire project hinged on the inclusion of the retail facility. Mr. Botieff responded that it would be uneconomical not to have the retail sales facility. Mr. Avanessian pointed out that possibly 12 more parking spaces could be added in front of the building with access through the subterranian parking areas. Commissioner Mathewson suggested that a fence be constructed to help solve some problems. The applicant at this point indicated a willingness to add this fence requirement as a condition. Special Condition #9 was added to read: That a six foot high wood and solid block wall shall be constructed on all property lines except for the first 20 feet back from the inside edge of the sidewalk for which distance the fence shall be a maximum of 30 inches in height. Special Condition #10 was also added to read: That the applicant shall provide security gates on the entrance of the subterranean parking lot subject to the approval of the Fire Department. The wordfng' in Special Condition #7 was changed slightly to read: That the ...shall redesign the structure to...mitigate the view between this apartment building and... Commissioner Mathewson moved that UP-77-397 be approved subject to all special and standard conditions of the staff report, with the above noted changes. The motion also included the acceptance of the Negative Declaration. Commissioner Bertucelli seconded the motion and it was passed by the following roll call vote: AYES: Vice-Chairman Goldberg, Commissioners Bertucelli, Campredon & Mathewson NOES: Commissioner Mullin, Slade and Chairman Teglia/with cause ABSENT: None UP-77-398 The applicant was not present at the meeting, so this item was continued to the meeting of July 26, 1977. 'July 12, 1977 UP-77-399 An application of Bocci, Modena, Fulvio & Royce for a Use Permit to construct a plus or minus 1200 square foot double-faced billboard at 264 South Airport Bouelvard in the M-2-H Zone District. Secretary Costanzo presented the staff report and the applicant responded that the sign as proposed in his opinion complied with all requirements of the 1960 Sign Ordinance with respect to freestanding signs. Proponents: Mr. Robert Kudler, designer 10142 Shoemaker Avenue Santa Fe Springs, CA 90670 Mr. Dan Modena 421 Grand Avenue South San Francisco, CA 94080 Opponents: None Mr. Kudler explained that the sign is actually positioned over the roof batis supported on its own on footings with no structural dependency on the existing building. He also indicated that the existing sign structure was constructed prior to the existing building. The intent of the representatives of the owner was to point out the difference in this sign, i.e. freestanding rather than roof mounted. Commissioner Mullin asked for a comment from staff as to the difference of a roof sign and a freestanding sign. Secretary Costanzo explained that the intent of the Ordinance is to include all signs lion or above the roof" as roof mounted signs and that they do not need to be structurally attached to be considered roof mounted by definition as indicated in Ordinance 455~ The owner of the station indicated to the Commission that he did not necessarily need identification for the Olympic Station on the subject parcel. He indicated that most of his business is conducted on a "steady customerll basis. Commissioner Mullin expressed concern over the proper legal procedures involved in this issue. Discussion continued as to the classification of the proposed sign and structure with its relationship to the existing gasoline service station. Discussion also involved some of the staff report wording with respect to the possible hazardous effect of the proposed sign on thepubl ic health, safety and general welfare. The appl icant pursued his contention, based on Section, 20 vs. Section 26, that this sign be considered ,a freestanding sign. Vice-Chairman Goldberg inserted his concern to the Commission that the issue is not an interpretation of the Ordinance, but rather the establishment of a new billboard and whether or not this is what the Commission wants. Vice-Chairman Goldberg moved that UP-77-399 be denied subject to the 10 day appeal period. Commissioner Mathewson seconded the motion and UP-77-399 was denied by the following'roll call vote: - 3805 - UP-77-399, cont'd }July 12, 1977 AYES: Vice-Chairman Goldberg, Commissioners Bertucelli, Mathewson, Mullin, and Chairman Teglia NOES: Commissioner Campredon ABSENT: None Vice-Chairman Goldberg moved that the Commission had reviewed and considered Negative Declaration #122 for this project. Commissioner Mathewson seconded the motion and it was passed unanimously. UP-77-400 An application of John Benetti and Fred Benetti for a Use Permit to construct an industrial warehouse and office building located on the westerly side of South Spruce Avenue, south of StarliteAvenue, in theP-C-M Zone District. Secretary Costanzo presented the staff report which was responded to by Mr. Stanley Boersma, representing the applicant. Proponent: Mr. Stanley Boersma Camping Construction Company 240 Hegenberger Road Oakland, CA 94620 Opponent: None Mr. Boersma cited special condition #1 and explained that the improvements along South Spruce that the City Engineer referred to had been paid for pre- viously by the owner. Mr. Yee responded that he was not prepared to comment and that the City Council would have to determine and act on this question. Commissioner Mathewson expressed concern over the drainage ditch and its future use. It was explained by Mr. Boersma that it was to be filled over, but not affected from an engineering standpoint. Commissioner Mullin questioned the proposed use for the building and the hours of operation. Mr. Boersma responded that the use would be for light industrial manufacturing representatives and storage. Possible tenants would be similar to a plumbing outlet, no retail sales or a light industrial shop facility. The hours would be normally 8:00 a.m. to 6:00 p.m. Commissioner Mullin expressed concerns regarding retail sales on weekends because of the possible adverse effects on the adjacent to the rear single family resi- dences. Commissioner Campredon expressed the same concerns to include night deliveries. Upon request, staff suggested some wording for a condition to establish a curfew for activities of 10:00 p.m. - 3806 - UP-77-400, cont'd July 12, 1977 Vice-Chairman Goldberg questioned compliance with the parking ordinance and Secretary Costanzo assured him that the parking met t e standards of the current parking requirements. Chairman Teglia requested that the Architectural Committee should be concerned with the type and amount of landscape that would best create the type of buffer necessary between this use and the adjacent to the rear single family homes. She suggested they consider eucalyptus, redwood or pine in a size that would be effective and fast growing. Special Condition #6 was added to eliminate the dogleg in the rear of the build- ing to provide a greater distance from the single family area, a distance of ~ the dogleg as shown. Special Condition #7 was added to establish a curfew of business hour activities to be limited to 6:00 a.m. to 10:00 p.m. with the exception of office uses. Commissioner Bertucelli moved that UP-77-400 be approved subject to all of the conditions of the staff report and to certify the negative declaration. Commis- sioner Mullin seconded both motions and the project was approved unanimously subject to the 10 day appeal period. UP-77-40l An application of Glendale Federal Savings and Loan Association for a Use Permit for construction of a one story ranch office and related parking at 93 Camaritas Avenue in the C-l Zone District. Secretary Costanzo presented the staff report with a change to Special Condition #1 to delete "in overall height" and to insert lito the bottom of the sign'" He also noted that the agenda was in error and that "remodel an existing gas station" should be replaced by "construction of a branch office." The Secretary also noted that a demolition permit was also necessary to secure from the Building Division. Proponents: Gordon Johnson 248 Battery Street San Francisco, CA Richard H. Bressler, Glendale Federal 401 North Brand Glendale, CA Opponent: None Mr. Bressler, representing Glendale Federal, indicated his desire to have Special Condition #2 and 3 eliminated. He also stated that the total number of employees would be seven and that this is not a check cashing kind of outlet. He went on to state that he realized that a parking problem could exist but offered no solution. - 3807 - UP-77-40l, cont'd July 12, 1977 Commissioner Mathewson brought up the issue of illegal Bart patron parking curren~ly existing and added his concern for inadequate parking. Commissioner Mullin expressed his concern that the commercial activities west of Camaritas were intruding into the adjacent residential area. Staff added their concern about any additional on-street parking and suggested some wording for Special Condition #2 to read: "That all employees shall be allowed to park on the subject property, and in no circumstances, shall the policy of the Savings & Loan be to discourage such parking or the Savings and Loan shall provide the City Planner with a reciprocal parking agreement to park all employee cars in adjacent commercial parking lot area." Special Condition #1 deleted the words "in overall height" and substituted lito the bottom of the si9D." Special Condition #2, as noted above. Special Condition #3 was eliminated and the following special conditions were renumbered, i.e. #4 became #3,#5 became #4, #6 became #5 and #7 became #6 with the addition at the end of "or that the spaces be relocated to eliminate the encroachment over adjacent property. The applicant was further directed to resolve the issue of payment of the street improvements at the City Council level. Commissioner Mathewson moved that UP-77-401 be approved subject to all special and standard conditions as revised, and that the Negative Declaration be cer- tified and filed with the State. Commissioner Campredon seconded the motion in its entirety and it was passed unanimously. PM-77-149 An application of S & Q Corporation for a Tentative Parcel Map for a minor lot line adjustment on property located at 42 and 48 South Linden Avenue in the M-l-H Zone District. The Secretary presented the staff report and read into the record the special conditions. Proponent: Mr. David Nazzaro S & Q Corporation 48 South Linden Avenue South San Francisco, CA 94080 Opponent: None Mr. Nazzaro stated that he had read and agreed with all of the conditions as stated in the staff report. Commissioner Mathewson asked if it was possible as a condition of this permit to have the existing crane hoist removed or moved back from the public right- of-way and also the installation of new landscaping. Secretary Costanzo stated that this would not normally be possible with a parcel map. He indicated that parcel maps usually require only street dedication and improvements. - 3808 - PM-77-149, cont'd July 12, 1977 Commissioner Mathewson moved that PM-77-149 be approved subject to all of the conditions of the staff report. Commissioner Bertucelli seconded the motion and it was passed unanimously. SA-77-41 An application of Reimer Associates for a Tentative Subdivision Map to create six parcels on property 'located on Swift Avenue at the terminus of Kimball Way in the M-2-H Zone District. Proponent: Mr. Rich Diodati 1090 San Mateo Avenue South San Francisco, CA Mr. Arthur Haskins 114 South Mapl,e Avenue South San Francisco, CA Opponent: None Mr. Diodati stated that he had met all of the requirements of the Bay Conserva- tion and Development Commission (BCDC). Mr. Haskins stated that there were restrictions written into each purchase agreement. Staff requested that a copy be submitted for department files. Commissioner Mathewson followed with his concerns that the C.C.& R. IS be com- plete and executed on each parcel formed and sold. Commissioner Mathewson moved that the Planning Commission had reviewed and considered Negative Declaration #125 and thatSA-77-4l be approved subject to all of the conditions of the staff report. Commissioner Slade seconded the motion and it was passed unanimously. RZ-77-4l An application of California Water Service Company to rezone property located on the north side of Mission Road between Oak and Chestnut Avenues at the terminus of Daly Court from R-2 to C-O. Secretary Costanzo presented the staff report and noted that the action of the Commission should be to adopt a resolution recommend this matter to the City Council to establish a C-Q Zone Classification. Proponent: Mr~ David Uccelli, representing the applicant 333 El Camino Real South San Francisco, CA 94080 Opponent: None - 3809 - RZ-77-4l, cont'd 'July 12, 1977 Commissioner Mathewson introduced the resolution recommending to the City Council that they grant this zone change and moved that the Commission had reviewed and considered the Negative Declaration. Commissioner Campredon seconded the motion and the resolution was unanimously adopted and the motion was unanimously passed. RZ-77-42 RESOLUTION OF INTENTION NO. 2218 Resolution of Intention to consider rezoning remaining P-l (Professional Office) property to C-O (Commercial Office) or to other appropriate zone districts. Secretary Costanzo presented the staff report asking that a date be set for a public hearing on this matter. After a brief discussion, it was agreed that the publ c hearing be set for the meeting of August 9, 1977. Commissioner Slade introduced Resolution of Intention No. 2218 to set the date for public hearing on RZ-77-42 for August 9, 1977. The resolution was adopted unanimously. PM-77-145 A Final Parcel Map of Oyster Point Associates for resubdivision of a portion of the lands of the State of California and S.P.T.C. located between the S.P.R.R. and Highway 101. Secretary Costanzo presented the staff report, noting that the final map was substantially in compliance with the previously approved tentative map. Commissioner Mullin moved that PM-77-145 be approved as being substantially in compliance with the tentative map. Commissioner Mathewson seconded the motion and it was passed unanimously. COMMUNICATIONS Secretary Costanzo indicated that a copy of the City benefits of the Planning Commission has been passed onto the City Attorney for his review. He also stated that credit union privileges were now available for all Planning Commission members. GOOD AND WELFARE Chairman Teglia asked if any other Commissioners planned to be on vacation for the next month. Commissioners Goldberg and Mullin stated that they would be absent at the first meeting in August. Chairman Teglia stated that she would be absent the second meeting in August and Commissioner Mullin stated Good & Welfare, cont1d July 12, 1977 that he would also be absent the second week in August. There being nothing further to consider under Good and Welfare and no other communications or matters of interest to the Commission, Chairman Teglia announced that the next regular meeting of the Planning Commission would be held on July 26, 1977, at 7:30 p.m., at the West Orange Library Auditorium. The meeting was adjourned at 12:35a.m~;, ..~ ~ t ,: ~am costarflzo.~arY Planning Commission City of South San Francisco Roberta Teglia, Chairman Planning Commission City of South San Francisco NOTE: The entries of this Planning Commission meeting indicate the action taken to dispose of each item. Oral presentations, arguments and documents are re- corded 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. - 3811 -