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HomeMy WebLinkAboutMinutes 11/10/1969 - 1 - November 10, 1969 M I NUT E S of the regular meeting of the South San Francisco Planning Commission TIME: 8:00 p.m. November 10, 1969 (Monday) DATE: PLACE: Council Chambers, City Hall South San Francisco, California MEMBERS PRESENT: Commissioners Boblitt, Rosati, Campredon Gardner, Raffaelli, and Chairman Zlatunich MEMBERS ABSENT: Lazzari ALSO PRESENT: City Planner and Secretary to the South San Francisco Planning Commission, Daniel M. Pass, AlP Assistant Public Works Engineer Raymond Maxwell Building Inspector Austin Lynch MINUTES OF PREVIOUS MEETING Minutes of the meeting of October 27, 1969. Commissioner Raffaelli moved that the minutes of the regular meeting of the South San Francisco Planning Commission of October 27, 1969 be approved; seconded by Commissioner Campredon; passed by the following roll call vote: AYES: Boblitt, Campredon, Gardner, Raffaelli, Rosati, Zlatunich NOES: None ABSENT: Lazzari Secretary Pass notified the Chairman that the tape recorder was incapicitated. - 968 - - 2 - RZ-14 November 10, 1969 RZ-14, petition of Caesar-Callan Homes, Inc., to reclassify an approximately 2.1-acre parcel of land, located at the south- westerly 'corner of Callan Boulevard and King Drive, in the Westborough-West Park No.1 & No. 2 Pl~Bned Community District, from Planned Community-Multiple Family (PC-MF) to Planned Community-Commercial (PC-C). The Secretary read the following reports from the following department heads into record. Report of the City Planner Daniel M. Pass, dated October 27, 1969. liThe Planning Department has studied the instant petition, and has performed a city-planning survey in connection therewith. The following analyses and recommendation are based upon this study and survey. INTRODUCTION liThe instant petition to reclastliify the southwesterly corner from PC-Multiple Family to PC-Commercial was preceded by three similar amendment petitions. The first and second petitions were denied by the Planning Commission on September 28, 1966, and May 27, 1968, respectively. The third application was filed on July 11, 1969, and withdrawn prior to the Commission's consideration thereof. The said instant petition, however, reflects reduction in the size of the proposed commercial site, and the retention of the residential classification of the lands which abut upon the northerly side of Carter Drive. The aforementioned reduction and retention are supportable from a city-planning standpoint. ANALYSIS Ill. The subject lands are slated for medium-high density development under the City's recently-adopted General Plan. The said subject lands are reserved for high-density residen- tial development, i.e. IIgarden apartments", in the approved general development plan of Westborough West Park No. 1 & No.2. "2. The West Park neighborhood, designated Neighborhood No. 18 in the 1963 General Plan contains more than six acres of commercially-zoned land. According to the principles of City Planning, West Park will not require additional commer- cial acreage upon reaching its ultimate holding capacity of approximately 3000 persons. "West Park's current population of 500 cannot fully support its existing neighborhood shopping precinct, the Westborough Shopping Center. This precinct is characterized by a slow developmental program and a hard-times service station. - 969 - - 3 - RZ-14 November 10, 1969 "The aforementioned principles of planning are supported by the City's recently-adopted General Plan which, on Page 15, under Deslgn Proposals, states that "About one net acre of local shopping area should be provided for each 1,000 people served by that area. "3. The granting of the proposed amendment would probably lead to the overcommercialization of thw West Park Neighbor- hood, and the consequential erosion of the single-family residential fabric thereof. "4. While it might be argued, at first blush, that the State's purchase of more than twenty acres of "Garden Apartment" lands for the development of the Skyline Freeway and its inter- change at King Drive has reduc~d the subject parcel to the extent that it is no longer suitable for apartments. However, their argument is not substantially tenable, since the said parcel's remaining area exceeds 3.5 acres. RECOMMENDATION "Since the petition for the commercial classification of the southwesterly corner of Callan Boulevard and King Drive is not supported by the City's General Plan, the general development plan of Westborough~West Park No. I & No.2, the principles of city planning, the land-use needs of the residents of the West Park Neighborhood, or the cause of orderly growth, it is respectfully recommended-that the Planning Commission adopt the attached, preliminary resolution, and thereby recommend to the City Council that RZ-14 be denied." Chairman Zlatunich then opened the public hearing on the pro- posed amendment to the proponents thereof. Mr. Edward Wynne, attorney-at-law for Caesar-Callan Homes, Inc.. spoke at length in favor of the proposed zoning amendment, and alleged that said amendment was supported by a substantial change in circumstances brought about by the State of CaliforniaTs purchase of more than twenty acres for the establishment of a Freeway interchange in adjacency to the subject site. Mr. Wynne also apprised the Commission of TexacoTs termination of its interest in the proposed service-station site at the north- easterly corner of Westborough and Callan Boulevards. He noted that this termination was not tantamount to his client's cessation of efforts to establish a service station at the said corner of Westborough and Callan Boulevards. Mr. Ichiro Sasaki, AlA, architect of Caesar-Callan Homes, Inc., addressed the Commission, and advised its membership that the proposed rezoning would not result in the overcommercialization of the Westborough Community or its several neighborhoods, and presented statistical data which indicated that RZ-14 was con- sonant with sound urban-planning practice. Mr. Sasaki noted that the residential areas of West Park would be physically buffered from the proposed commercial complex, and urged the - 970 - - 4 - RZ-14 November 10, 1969 Commission not to consider the proposed complex as limited in its trading area to West Park. He alleged that the proposed commercial development would serve an extensive area, and proffered the Lucky market at Westboroughand Callan Boulevards as an example. Mr. Chuck Murphy, Real Estate Representative of the 711 quick- stop market chain, spoke in support of the petitioned rezoning, and alleged that his company felt that the proposed 711 market would have an excellent trading area. Mr. Frank Jacobs, Representative of Gulf Oil Company, advised the Commission that the proposed service station was well- located for a service station, and stated that he concurred with the advocacies of Ed Wynne, Esquire, and Ichiro Sasaki,AIA. Mr. David Van Pelt, AlP, a professional city and regional planner retained by Caesar-Callan Homes, spoke at length. He asserted that the proposed rezoning was tenable from a city- planning standpoint, and that the proposed reclassification would not be materially detrimental to the residents of West- borough. Mr. Van Pelt supported his argument with colored plans. Chairman Zlatunich then opened the hearing to the opponents of RZ-14. Mr. Bruce Rosengren, President of the West Park Homeowners' Association, spoke against the petitioned rezoning, and explained that the area's several service stations were strug- gling to survive, and could not endure further competition. He also advised the Commission that the proposed over-commer- cialization would tend to discourage residential sales and development in the City's newest community. (The Secretary advised the Chairman that the recorder was now operating.) Bob Albright, President of the Westborough Homeowners Improve- ment Association, advised the Commission that he was unalter- ably opposed to RZ-14, and stated that Caesar-Callan Homes was attempting to establish the same complex at Callan Boulevard and King Drive that it unsuccessfully attempted to establish at the northeasterly corner of Westborough and Callan Boule- vards. Mr. Albright stated that Messrs. Caesar-Callan continually try to sell the "same old package with a new ribbon." There being no additional presentations in favor or against the instant petition, Chairman Zlatunich declared the public hearing on RZ-14 closed. .The Planning Commissioners discussed the subject matter at Jlenth, and asked the representatives of the petitioner and the City Planner several questions pertaining to the character of the proposed land uses, and their possible effect upon planned communities in Westborough. - 9 7 11 - 5 - RZ-14 November 10~ 1969 At the request of the Commission~ City Planner Pass provided data and evidence in support of his report. Pass concluded that the proposed amendment was not founded upon city-planning principles, or upon the commercial needs of the existing or future residents of Westborough or its const~tuent neighbor- hoods. Assistant City Engineer Raymond Maxwell then advised the Commission that the proposed "711Tl market would be characterized by difficult patterns of internal and external circulation. The Commissioners felt that specific circulation problems of the subject site should be considered during the use-permit process, and not during the consideration of the instant petition. There being no further discussion~ the Chairman asked for a resolution on the petitioned amendment. Commissioner Rosati introduced Resolution No. 2105, to wit that the Planning Commission recommend to the City Council that RZ-14 be approved, and that the proposed amendment be enacted into ordinance. The proposed resolution failed enactment by the following roll- call vote; AYES: Campredon, Gardner and Rosati NOES: Boblitt, Raffaelli~ and Zlatunich ABSENT: Lazzari Chairman Zlatunich asked the Secretary if any further action were indicated. The Secretary stated that he believed that the Chair's request for another motion would be in order. Chairman Zlatunich then asked the Commission for the submission of another resolut~on. Commissioner Raffaelli then introduced Resolution 2105, to wit that the Commission recommend to the City Council that RZ-14 be denied approval. The introduced resolution failed by the following roll-call vote: AYES: Boblitt, Raffaelli, and Zlatunich NOES: Campredon~ Gardner, and Rosati ABSENT: Lazzari' After considerable discussion, the Chairman instructed the Secretary to request the City Attorney to advise the Commission on the legal effect of its procedure on RZ-14. The Chairman then ordered the public hearing on the instant matter to be continued to the Commission's regular meeting of December 22~1969. - 972 - - 6 - November 10, 1969 GOOD AND WELFARE Under Good and Welfare, several matters of zoning enforcement were discussed by the Commissioners. One of these matters involved a tree-supported sign advertising the Taco Bell restaurant. The Chairman requested Building Inspector Austin Lynch to investigate the subject matter, and to determine if said sign complied with the City's planning regulations. 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 Zlatunich announced that the next regular meeting of the South San Francisco Planning Commission would be held on November 24, 1969, at 8:00 p.m. in the Council Chambers of City Hall, South San Francisco, California. The meeting was adjourned at 9:30 p.m. Daniel M. Pass Secretary Planning Commission dmp - 973 -