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HomeMy WebLinkAboutMinutes 08/09/1971 M I NUT E S August 9, 1971 of the regular meeting of the South San Francis Planning Commission TIME: 8: 00 p. m. DATE: August 9, 1971 PLACE: Council Chambers, City Hall South San Francisco, California MEMBERS PRESENT: Vice Chairman Raffaelli, Commissioners Boblitt, Botieff, Gardner, and Chairman Campredon MEMBERS ABSENT: Commissioners Lazzari 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 Roy Ghilardi MINUTES OF PREVIOUS MEETING Minutes of the Planning Commission meeting of July 26, 1971. Vice Chairman Raffaelli moved that the minutes of the regular meeting of the South San Francisco Planning Commission of July 26, 1971 be approved; seconded by Commissioner Gardner; passed by the following roll call vote: AYES: Vice Chairman Raffaelli, Commissioners Boblitt, Botieff, Gardner, and Chairman Campredon NOES: None ABSENT: Commissioners Lazzari 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 objected 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 speaking or is heard. - 2941 - UP-177 August 9, 1971 UP-177, use-permit request of the Braewood Development Corporation to establish Residential Planned Unit "J" at the intersection of Carter Drive and Duhallow Way, in the Westborough-WestPark #1 Planned Community District. Secretary Pass read the following Staff Report into the record. "The undersigned department heads have individually and jointly studied the subject request to establish Planned Unit Develop- ment "J", and recommend that the Commission accept the following findings and order the instant use permit to stand approved upon the applicant's compliance with the following requirements. FINDINGS: 1. The establishment, maintenance, operation or the use of the buildings and lands for which the use permit is sought will not, under the circumstances of the particular case, be detri- mental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood of such proposed use, and will not be detrimental or injurious to property or improvements in the neighborhood, or to the general welfare of the city. 2. The applicant has filed the verified petition, plot plans, floor plans, building elevation plans, and common green plans required by Section 5.7l(a) of the Zoning Ordinance. 3. The proposed plans conform to the provisions of Sections 5.72 and 5.73 of the Zoning Ordinance. 4. The proposed planned-unit development is designed to produce an orderly, stable and desirable environment. 5. The planned unit development would comply with the terms of Ordinances 490 and 511, under which the Westborough-West Park No. 1 Planned Community was established, and to the general development plan of the Westborough-West Park No . 1 Planned Community, where the latter is not in conflict with the former. The proposed planned unit development, however, will consist of 295 condominium townhouses, in lieu of the 576 four-plex units indicated on the General Development Plan of the subject planned community district. The holding capacity of the pro- posed development would be approximately 51% of the holding capacity approved under Ordinance No. 511. The proposed development would take the form of a modified Radburn Plan, and would be characterized by common-green oriented townhouses, and street-oriented garages. Under the instant plan, the residents would live, play, and communicate in a safe, park-like environment. - 2942 - - UP - 177 - August 9> 1971 The Radburn Plan is paramount in the field of urban clustering. It has beeneffecti vely employed on a long-range basis in Baldwin Hills Village, California; Radburn, New Jersey; Greenbelt, Maryland; Greendale, Wisconsin, and the garden cities and new towns of Great Britain. 6. The planned unit development would conform to the General Development Schedule of the Westborough-West Park No. 1 Planned Community. 7. The approval of the planned unit development would tend to effectuate the City's adopted General Plan. 8. The proposed townhouse development would harmoniously blend with the existing townhouses in Westborough-West Park Units No.1, No.2, and No.3 9. The proposed project pattern is designed to minimize the adverse effects of local seismic activity. 10. That the proposed development includes provlslon for recreation areas to meet the anticipated needs of the popula- tion or such areas as may be specified in the. Master Plan or in the approved General Development Plan and Schedule for the P-C District in question. 11. That an enforceable adequate method and program for con- struction, installation and maintenance of landscaped open areas has been developed and presented. REQUIREMENTS 1. The applicant shall submit amended plans, specifications, and drawings which reflect the applicant's compliance with the require- ments of the Planning Commission. 2. The applicant and developer shall convey the common greens in the subject planned-unit development to the City of South San Francisco. Said applicant and developer shall, at the time of the conveyance of the common greens, submit to the City Attorney a title insurance policy which assures the said. City Attorney that title to the said common greens vests in the City of South San Francisco, and that said title is free and clear of all liens, taxes, and encumbrances. 3. The applicant and developer shall annex the subj ect planned- unit development to the West Park Parkways and Maintenance District, or similar municipal district. 4. The applicant shall file with the City Planner the necessary documents providing for the construction, installation, and maintenance of the subject common greens in accordance with the approved plans and specifications thereof. - 2943 - UP-177 August 9, 1971 5. The applicant and developer shall file with the said City Planner a corporate surety bond guaranteeing the construction and installation of the said common greens in accordance with the related plans and specifications, and pursuant to City Resolution No. 4583. 6. The applicant and the developer shall file with the City Planner an agreement under which they undertake the maintenance of the subject common greens, from the time of their develop- ment to the time of their acceptance for maintenance by the City. This agreement shall be secured by a corporate surety bond in the principal sum approved by the City Landscape Specialist and City Attorney. 7. The approved final maps of the condominium projects of the lands in question shall be filed with the County Recorder. 8. Hydrants, water mains, and fire alarms shall comply, with respect to size, type, and location, to the requirements of the Fire Chief. 9. All garages shall have mlnlmum depths of 22'. Where swing- ing, overhead garage doors are employed, the distance between the face of the door and the inner edge of the sidewalk shall be a minimum of 22'. Where sliding or roll-type doors are used, the said distance shall be a minimum of 19'. 10.. Street lights shall meet the design and location require- ments of the Director of Public Works and the Chief of Police. 11. Traffic-control markings, signs, and devices shall be pro- vided by the subdivider, and shall meet the standards and specifications of the Director of Public Works and the Chief of Police. 12. The applicant shall locate mlnlmum 4"-high illuminated house numbers on each townhouse and garage. These numbers shall have a minimum ground clearanGe of 7'. House-number directories, designed to provide rapid identification, shall be located throughout the project, as required by the Fire Chief and the Chief of Police. 13. The applicant's street-tree selection and planting program shall comply with the standards and specifications of the Rec- reation and Parks Superintendent, and the Landscape Specialist. 14. The submitted common-green plans shall be considered "pre- liminary". Prior to the issuance of the use permit the applicant shall submit revised common-green plans which reflect its com- pliance with the requirements of the City's department heads. These plans shall include, but not be limited to the following: - 2944 - UP-177 August 9" 1971 a. Drainage patterns" including storm drains and catch basins. b. Common-green furniture" including lighting" benches" fountains, fencing" kiosks, gates" and recreation facilities. 15. Detailed site drainage plans shall be prepared and submitted for the approval of the Director of Public Works prior to issuance of the use permit. 16. NO" townhouse in Planned Unit Development "J" shall be occupied prior to the Landscape Specialist's issuance of a certi. ficate which indicates that the adjoining common green has been constructed and planted to the City's standards. 17. All fences" partitions" and walls shall conform to the standards and specifications of the City of South San Francisco. 18. Cabllie TV lines shall be installed under the direction of the Director of Public Works and the City Landscape Specialist. 19. The applicant shall comply with the subsequent requirements of the Planning Commission's Architectural Committee. 20. All surface-mounted transfo~mers and other public-utility structures shall be screen-planted to the requirements of the Landscape Specialist. 21. All islands within the street rightsJof-wayshall be land- scaped by the applicant and maintained by the proposed develop- ment'smaintenance district. The fire-protection facilities within the development shall not be obscured or obstructed by landscaping. 22. The applicant shall furnish .th~ City of South San Francisco a geologist's report which clearly indicates that townhouses can, from a seismic standpoint, be safely constructed on the building sites in the proposed development. The said report shall be written by a geologist with recognized eminence in seismology. 23. All parking enclaves within the street rights-of-way shall be maintained and cleansed by the maintenance district of the subject planned unit development. " Signed by Louis H. Goss, Director of Pub Ii c Works; J ohn:Marchi, Fire Chief; Leonard J. Pittz, Chief Building Inspector; Saluatore Rosano, Chief of Police; and Daniel M. Pass, City Plrolner. Names and Addresses of Proponents and Opponents: Proponents: Mr. Richard W. Carelly" 7122 1/2 Topanga Canyon Blvd., Canoga Park, California, Agent of the Applicant. Mr. Sidney H. Dinow, Senior Vice President, Braewood Development Corp., 15236 Burbank Blvd., Van Nuys, Ca. - 2945 - UP-177 August 9" 1971 Opponent s : Mr. Tony Montoya" l12S Miller Avenue" South San Francisco" Ca. Vice Chairman Raffaelli moved that the Planning Commission adopt the findings and conditions" as set forth in the "Joint Reportll of the City's department heads" and approve UP-177" upon the condition that the applicant comply with the submitted requirements of the City's reporting department heads; seconded by Commissioner Boblitt; passed by the following roll call vote: AYES: Vice Chairman Raffaelli" Commissioners Boblitt" Botieff, Gardner, and Chairman Campredon NOE : None ABSENT: Commissioners Lazzari and Zlatunich V-lOS V-lOS" variance request of William E. Sylvia to construct a one-story addition to a one-story, single-family dwelling in the required "level" rear yard of No. 749 Almond Avenue" in the R-l District. Secretary Pass read the follmwing 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.1I 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 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 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 circum- stances 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. - 2946 V-105 August 9, 1971 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 applicant's compliance with the level rear-yard require... ments of Sec. 3.l6(c) would serve no substantial purpose. The Planning Commission, under its proposed Comprehensive Revampment to the Zoning Ordinance, recommended that the level rear-yard requirements in the R-l District regulations be deleted therefrom. 7. The Planning Commission has granted similar variance to free- holders in the Parkway-Sterling Neighborhood. References: V-1902, A. Stagnaro (737 Almond Ave.); V-14, F. A. Drake (524 Cortesi Av.); V-43, Rosalie Hare (732 Cottonwood Ave.); V-54, Richard Fall (712 Almond Ave.) II Names and Addresses of Proponents and Opponents: Proponents: Mr. William E. Sylvia, 749 Almond Ave. South San Francisco, Ca., the Applicant Opponents: None Commissioner Boblitt moved that the Planning Commission adopt the findings and conditions, as set forth in the preliminary Official Action Report, and approve V-105 upon the condition that the appli- cant comply with the submitted requirements of the City's reporting department heads; seconded by Commissioner Gardner; passed by the following roll call vote: AYES: Vice Chairman Raffaelli, Commissioners Bob itt, Botieff, Gardner, and Chairman Campredon NOES: None ABSENT: Commissioners Lazzari and Zlatunich - 2947 - RZ-20 August 9, 1971 RZ-20, Petition of the GRD Company to rezone (redistrict) an approxi- mately 2400 square-foot subparcel of land, located at the northeasterly corner of Grand Avenue and Forest View Drive, from R-l, Single Family Residential District, to R-3, Restricted Multiple-Family Residential District. Secretary Pass read the following report and Preliminary Resolution, and letter into the record. Letter, dated July 22, 1971, from GRD Company, 2400 Oakmont Drive, San Bruno, Ca. ',:Ci ty of South San Francisco Planning Commission, 400 Grand Avenue South San Francisco, Ca. Reference is being made to a lot located on the westerly corner of Grand Avenue and Forest View Drive. We, GRD Company, own property adjacent to the one mentioned above consisting of a portion of Lot #10. At this time we have an opportunity to purchase the adjoining corner lot consisting of approximately 2400 sq. ft. and zoned R-l. We are planning on developing presently owned lot into an apartment building and we would like to combine the corner property with the presently owned one. We are asking you to consider rezoning of this small piece of property from R-l to R-3. Our preliminary plans indicate that o~t of 2400 sq. ft. of that lot, not more than 500 sq. ft. will be used by the building and the remaining 1900 sq. ft. will be landscaped and properly main- tained. Sincerely, G.R.D. Company /s/ H. B. Clews" Report,. of City Planner Danie 1 M. Pass "The Planning Department has reviewed the instant rezoning petition, and has performed a city-planning survey of the subparcel of land in question. The following analysis and recommendation are founded upon this review and survey. 1. The subject subparcel is technically an integral part of Lot 20, in Block 18 of Sunshine Gardens Unit No.4. The Planning Commission, on March 22, 1971, deniedPM-74, a tentative parcel map which represented the separation of the said subparcelfrom the develop- ment component of said Lot 20. 2. The subject subparcel of land is currently being maintained as a landscaped entrance to Sunshine Gardens. The conversion of this land to a multiple-family-dwelling site would tend to erode the appearance of one of Sunshine Gardens' principal portals, and would cause the removal of one of the few enclaves of open space in the subject, 5500-person neighborhood. - 2948 - RZ-20 August 9, 1971 "Recommendation: The above factors indicate that the causes of orderly growth and developmental stability would be best served by the denial of the instant petition. The Planning Department continues to suggest that the petitioner convey the subparcel in question to the City of South San Francisco for "tot-lot" and/or open-space purposes." Names and Addresses of Proponents and Opponents: Proponents: Mr. George S. Avanessian, AlA, 914 Linden Ave., So. S. F. Opponents: Mr. Paul Yetter, 206 Forest View Drive, South San Francisco Mrs. Leona Pizziconi, 1071 Sunnyside Drive, South San Francisco Mr. Tony Montoya, 1125 Miller Avenue, South San Francisco Mr. Harold L. Fields, 212 Forest View Drive, South San Francisco Connnission!er Gardner moved that the Planning Commission adopt Resolution No. 2117 and reconnnend to the City Council that RZ-20 be gm~pted. The motion was seconded by Connnissioner Botieff. "RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO RECOMMENDING TO THE CITY COUNCIL THEREOF THAT RZ-20, PETITION OF THE GRD COMPANY TO REZONE AN APPROXI~MTELY 2400 SQUARE-FOOT SUBPARCEL OF LAND, LOCATED AT THE NORTH- EASTERLY CORNER OF GRAND AVENUE AND FOREST VIEW DRIVE, FROM "R-l" TO ffR-3" BE GRANTED. WHEREAS, the South San Francisco Planning Commission, meeting in regular session on Monday, August 9, 1971, conducted a public hearing on RZ-20, petition of the GRD Company to rezone an approximately 2400 square-foot subparcel of land, located at the northeasterly corner of Grand Avenue and Forest View Drive, from R-l, Single Family Residential District, to R-3, Restricted Multiple-Family Residential District; and, WHEREAS, notice of said public hearing was published in the Enterprise- Journal at least ten days prior thereto; and I WHEREAS, notice of said public hearing was also posted at three places on or near the subject real property at least ten days prior thereto; and WH~~AS~ the Connnission considered the presentations by the proponents and opponents of the petitioned rezoning; and:, WHEREAS, the Connnission also considered the reports of the City's Depart- ment Heads, and the Urban Plannj:"l1g Analysis of the City Planner; and, WHEREAS, the Planning Commission, after the conclusion of the subject hearing, adopted the following fidnings: 1. The subject lands are a constituent part of the Grand Avenue-Regli Tract multiple-family dwelling area. 2. The said subject lands will be joined to adjacent "R-3" territory, and will be developed as a unit therewith. 3. The said subject lands are not suit,able for single-family dwelling development. - 2949 - RZ-20 August 9 ~ 1971 4. Since there is extant a 15' building-setback line along Forest View Dr., most of the subparcel in question will be devoted to open space~ notwithstanding the petitioned rezoning. 5. The petitioned rezoning would tend to effectuate the City's adopted General Plan. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of South San Francisco recommend to the City Council thereof that RZ-20, petitioned rezoning of the GRD Company, be enacted into ordinance. " The motion was passed by the following roll call vote: AYES: Commissioners Botieff, Gardner, and Chairman Campredon NOES: Vice Chairman Raffaelli and Commissioner Boblitt ABSENT: Commissioners Lazzari and Zlatunich This action rescinded a prior action, which failed to carry, to deny the instant rezoning. SA-20 August 9, 1971 SA-20, final map of Westborough-West Park Unit No. 3E, representing the subdivision of 14.33+ acres of land, located at the southwesterly corner of the projections of King Drive and Gellert Boulevard, in the PC-SF and PC-DF zones of the Westborough-West Park No.3 Planned Community District, into 149 lots. (Continued from the meeting of July 26, 1971) Secretary Pass read the following letter, dated July 29, 1971, into the record. "J. H. Snyder Company, 3655 Georgetown Court, South San Francisco, Ca. SUBJECT: Review of Improvement Plans - Westborough-West Park Unit #3E "Said plans substantially meet the minimum requirements of the estab- lished City standards. Please cause necessary changes to the plans as they are affected by the following requirements. 1. A field inspection revealed that the fill along the easterly boundary line of the unit where it abuts the Pacific Gas and Electric Company right of way extends beyond the subdivision boundary. Please insure that this fill slope is properly planted to prevent erosion. 2. Street barrica~es should be provided at the end of Westchester Court and Annapolis Court. 3. In deference to the current trend to increased bicycle use within the area, the City has revised its catch basin and grate detail to minimize hazard to cyclists. A copy of this revised detail is enclosed for your information. It is requested that this unit be pro- vided with basins which conform to this revision. - 2950 - SA-20 August 9, 1971 "4. Please be reminded that all street light standards should be installed behind sidewalks, particularly at the ends of cul-de-sacs. 5. Chapter 4, Section 4.08 of the Subdivision Ordinance requires permanent elevation benchmarks of a type approved by the City Engineer. It is required that this office be supplied with eleva- tions of all street center-line monuments. Very truly yours, /s/ Louis H. Goss, Director of Public Works" Names and Addresses of Proponents and Opponents: Proponents: Mr. Henry L. Richman, Vice President, J. H. Snyder Co., 3655 Georgetown Court, South San Francisco, Ca. Mr. Theodore V. Tronoff, C.E., 345 Park Plaza Drive, Daly City, Ca. Opponents: None Commissioner Boblitt moved that the Planning Commission order SA-20 to stand approved upon the subdivider's compliance with the submitted requirements of the City's reporting department heads; seconded by Commissioner Gardner; passed by the following rollcall vote: AYES: Vice Chairman Raffaelli, Commissioners Boblitt, Botieff, Gardner, and Chairman Campredon NOES: None ABSENT: Commissioners Lazzari and Zlatunich SA-13 SA-13, final map of Westborough-West Park Unit No.3A-H, representing nhe~~bdivision of 5.98+ acres of land, located at the southeasterly corner of Galway Drive and Williamsburg Court, in the PC-SF zone of the Westborough-West Park No.3 Planned Community District, into 49 lots. Secretary Pass read the following reports into the record. Report and Recommendation of City Planner Daniel M. Pass "The final map of Westborough-West Park No. 3A-H substantiallr conforms to the approved, comprehensive tentative map thereof, and manifests material compliance with the conditions the Planning Com- mission imposed thereon. The Planning Department therefore respect- fully recommends that the Planning Commission recommend that the City Council order the instant final subdivision map to stand approved upon the subdivider's compliance with the submitted requirements of the City's department heads." lWestborough-West Park Unit No. 3A - 2951 - SA-13 August 9, 1971 Report, dated July 26, 1971, of Assistant Fire Chief Alwin R. Brauns "Before any approval can be given by this department on the above subject it will have to conform to the Westborough-West Park Unit 3 utility plan, drawing WWP3U-l, revision 3, dated 5/1/68." Report, dated July 29, 1971, of Director of Public Works Goss "This office recommends approval of said map subj ect to the following conditions: 1. The current trend towards increased bicycle use has caused the City to revise its standard catch basin and grate detail to minimize hazard to cyclists. This unit should be provided with basins which conform to this revision. 2. Street barricadI'es should be provided at the end of Williams- burg Court and Wren Court. 3. A field inspection has revealed that the fill along the easterly boundary line of the unit where it abuts the Pacific Gas and Electric Company right of way extends beyond the subdivision boundary. This fill slope should be properly planted to prevent erosion. 4. The elevations of all street center-line monuments shall be supplied to this office prior to acceptance of work." Names and Addresses of Proponents and Opponents: Proponents: Mr. Henry L. Richman, Vice President, J. H. Snyder Co. 3655 Georgetown Court, South San Francisco, Ca. Opponents: None Vice Chairman Raffaelli moved that the Planning Commission order SA-13 to stand approved upon the subdivider's compliance with the submitted requirements of the City's reporting department heads; seconded by Commissioner Boblitt; passed by the following roll call vote: AYES: Vice-Chairman Raffaelli, Commissioners Boblitt, Botieff, Gardner, and Chairman Campredon NOES: None ABSENT: Commissioners Lazzari and Zlatunich - 2952 - August 9, 1971 GOOD AND WELFARE, OTHER AND COMMUNICATIONS Mr. Henry L. Richman, Vice President, J. H.. Snyder Company, expressed his gratitude to the Planning Commission and City Staff for their co- operation and assistance during the past two years that he has worked in the City of South San Francisco. Mr. Tony Montoya invited the Planning Commission to hold some of their meetings in the various neighborhood schools, in order that the people might become better acquainted with the Commission and take a more active part in the operation of their municipal government. Considerable discussion ensued amongst the Commissioners regarding the unkempt condition of the various public utility easement rights-of- way through South San Francisco. Secretary Pass . advised the Commis- sion of the many meetings and discussions that had taken place and also that the Planning Department was vigoTouslypursuing every avenue to resolve this problem. 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 lanning Commission would be held on August 23, 1971 at 8: 00 p. m. in the Council Chambers of City Hall, South San Francisco, California. The meeting was adjourned at 10:06 p.m. ~~~ Daniel M. Pass, Secretary Planning Commission City of South San Francisco ~i,/~ Marcel Campredon, Planning Commission City of South San Francisco wat - 2953 -