Loading...
HomeMy WebLinkAboutMinutes 01/27/1976 January 27, 1976 M I NUT E S of the regular meeting of the South San Francisco Planning Commission TIME: 8:00 P.M. DATE: JANUARY 27, 1976 PLACE: WEST ORANGE LIBRARY AUDITORIUM MEMBERS PRESENT: Vice-Chairman Slade, Commissioners Bertucelli, Goldberg, Mathewson, Mullin, Teglia and Chairman Hale MEMBERS ABSENT: None ALSOP'RES ENT : City Planner David C. Hale Assistant Planner Mark Duino Director of Public Services Frank J. Addiego Robert Yee Ci ty Engi neer Zoning Administrator William Costanzo MINUTES OF PREWIOUS MEETING Minutes of the Planning Commission meeting of January 13, 1976 Commissioner Bertucelli noted that the next regular Planning Commission meeting had been listed as January 13, 1976, instead of January ,1976. Commissioner Mullin moved that the minutes of the regular meeting of the South San Francisco Planning Commission of January 13, 1976, with the above correction be approved. The motion was seconded by Commissioner Goldberg and was passed by the following roll call vote: AYES: Commissioners Goldberg, Mathewson, Mullin, Teglia and Chairman Hale NOES: None ABSENT: None ABSTAINED: Vice-Chairman Slade and Commissioner Bertucelli 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 recorded in this manner, could request the Chairman to order the tape recorder turned lIoff" for the duration of the time that he or she is speaking or is heard. - 3514 - January 27, 1976 UP-75-326 UP-75-326, a request of Guiseppe and Ido1ina Cuneo for the construction of a produce market and rental warehouse on the west side of Old Mission Road between Evergreen Avenue and the Colma Town Limits. Secretary Hale presented the staff report, noting to the Commission that staff had on~y received the report submitted by the consulting civil engineer on the engineering studies of Mission Road but that they had not had time to review the report. Therefore, at the request of the applicant and to allow staff time to review this report, it was requested that this matter be continued to the Planning Commission meeting of February 10, 1976. Vice-Chairman Slade moved that this matter be continued to February 10, 1976. Commissioner Bertucelli seconded the motion and it was passed unanimously. RZ-34 RESOLUTION NO. 2183 RZ-34, a petition of Robert F. Schumann to rezone six parcels located at 319 through 335 Miller Avenue from R-3 Restricted Multipme-Family Residen- tial to C-2 Center Commercial. Secretary Hale presented the staff report, noting to the Commission that since the Negative Declaration ha~) not reached the City Clerk's office before the 10 day deadline, the City Council had referred this matter back to the Planning Commission for another public hearing. Proponent: Mr. Robert F. Schumann P. O. Box 607 Turlock, CA Opponent: Mr. Edwin Laboure 321 Miller Avenue South San Francisco, CA Mr. Laboure expressed his opposition to the proposed rezoning, noting that if a five or six story building were constructed in that area, there would never be enough parking room to handle the amount of traffic generated by the use. The Commission discussed the responsibilities of the Parking Place Commission with regard to adequate parking in this area. Secretary Hale noted that the Parking Place Commission could deny an application for development in this area if it did not provide adequate parking. He further noted that the height limitation is actually 50 feet and that anything higher would require a Use Permit. Commissioner Mathewson noted that the traffi€ and parking situation could possibly be alleviated by the transit system. - 3515 - RZ-34s cont'd January 27, 1976 Commissioner Goldberg asked Mr. Schumann if he was planning to construct a five-story building. Mr. Schumann noted that he had no definite plans at this time. He further noted that he was informed by staff that if this area was rezoned to C-2, he had the option of constructing such a building. By being zoned R-3, he could only construct a seven-unit apartment building. Commissioner Teglia requested to know how many property owners would be involved in the rezoning. Secretary Hale stated that there are five owners involved. Commissioner Teglia asked that if this were rezoned and Mr. Schumann were to build a commercial building on the lot, would he have to provide his own parking. Secretary Hale stated that the property owner must provide parking unless he obtains an exemption from the Parking Place Commission. Commissioner Mathewson moved that RZ-34 be approved. Commissioner Goldberg seconded the motion and it was passed unanimously. Commissioner Mathewson introduced Resolution No. 2183 and it was unanimously adopted by the Commission. R-3 STANDARDS RESOLUTION OF INTENTION NO. 2184 Resolution of Intention to consider amendments to the Zoning Ordinance to revise the open space standards for the R-3 Zone, to amend the setback and landscaping requirements, to eliminate the maximum lot coverage restriction, and to amend the height and density standards in the R-3 Zone. Commissioner Mathewson introduced Resolution of Intention No. 2184 and it was unanimously adopted by the Commission. MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENT STANDARDS Public hearing to consider amendments to the Zoning Ordinance relating to the Multiple Family Residential Development (R-3) Standards. Secretary Hale presented the staff report, noting to the Commission new proposals recently formulated to satisfy continuing objections raised by developers: Case 1. No balconies provid~d. 250 square feet x 7 units = 1750 square feet (25% of site) Case 2. Four 60 square foot balconies provided. 1750 square feet of group usabl e open space>frgquiy-gd; however, there is a total of 240 square feet of private open space already provided which is doubly counted to equal an amount of 480 square feet. Thus, the required amount of group usable open space equals 1750 - 480 = 1270 square feet (18% of site) R-3 Standards, cont'd January 27, 1976 Case 3. Seven 60 square foot balconies provided. 1750 square feet of9:roup usable open space required; however, there is a total of~ZO~square feet of private open space already provided which is doubly counted to equal an amount of 840 square feet. Thus, the required amount of group usable open space equals 1750 - 840 = 910 square feet. (13% of site) The Commission requested Mr. Maurice Brosnan, a builder in South San Francisco, to give his feelings on the proposed R-3 standards. Mr. Brosnan stated that the proposed R-3 standards were still too strict and would increase building costs which would in turn increase rent by approximately $18 per month. The Commission requested to know the reasons behind allowing 20 percent of the group usable open space on the roof. Assistant Planner Duino said that staff wished to allow the developer some flexibility in providing group usable open space, however, since group usable open space on the roof is not as usable or desirable, the 20 percent limit was established. There was some discussion on whether front, side, or rear yard setbacks could be counted as group usable open space. Secretary Hale clarified this for the Commission. He stated that the front yard setback could not be counted as group usable open space. He further stated that the side and rear yard areas coul d not b~.! counted as group usab 1 e open space ei ther un 1 ess they are functional, integ:f"al parts of the group usable open space. Chairman Hale asked Mr. Brosnan if his tenants use the balconies he provides. Mr. Brosnan stated that he places them in areas where they will be used, but that the ways in which they are used are not always desirable. Secretary Hale stated there would have to be guidelines set up for the maintenance of any balconies that are provided. There was some discussion on the provision of balconies counting as a double bonus for the developer. The Commission expressed their concern with what they felt was an obvious inducement to get developers to provide prdvate open space for tenants. Secretary Hale stated that the provision of balconies was totally an option on the part of the developer. The double bonus, however, was established as encouragement to developers to provide tenants with private open space. He further pointed out that at the present time there are not any provisions in the Zoning Ordinance for either private or group usable open space. \ljce....ehp,irman:.d;Slade noted that the bonus could possibly provide a burden to the developer as well as to staff. Commissioner Mullin stated that to eliminate the bonus could present more of a burden to the developer. There was some discussion on the Architectural Committee compelling developers to provide balconies. Secretary Hale stated that guidelines would be set up for the Architectural Committee, but that they could not require that balconies be provided as part of the development because they would definitely be an option. Mr. Floyd Parma, 1089 Grand Avenue, #2, South San Francisco, addressed the Commission noting that he would not be willing to pay $10 more per month because of the weather in South San Francisco. He further expressed hi~ concerns about greater density, but indicated he was neither for nor agaJnst the proposed standards. ,)[:1i R-3 Standards, cont1d January 27, 1976 Commissioner Teglia asked Mr. Brosnan if the cost of building would be affected if he had to comply with the 250 square foot requirement. Mr. Brosnan noted that if standards could be develoJed that would reduce costs, building would be encouraged but costs slould be kept low. There was some discussion on whether or not a higher density would off- set the costs of providing private usable open space or group usable open space. Mr. Brosnan said that higher density would offset these costs, but that if you go up to more stories you would have to provide fire escapes and sprinklers which would add to the cost of the building. Commissioner Mathewson noted to staff that all the poin~of the staff report of October 28, 1975, had not been met, i.e. provisions for parking garagest minimizing curbcuts on streets, encouragement of proper orienta- tion of units toward light and sun, etcetera. Secretary Hale explained that these items are not to become part of the Zoning Ordinance, but are to be set up as guidelines for the Architectural Committee. Commissioner Teglia suggested that staff possibly meet with the four or five builders in South San Francisco to get their input on the matter. Commissioner Mathewson moved that the matter of the R-3 Standards be indef- initely continued. Commissioner Goldberg seconded the motion and it was passed by the following roll call vote: AYES: Commissioners Bertucelli, Goldberg, Mathewson, Teglia and Chairman Hale NOES: Vice-Chairman Slade and Commissioner Mullin ABSENT: None REPORTS CARD ROOMS Secretary Hale presented the staff report describing the status of the card room study requested by the Planning Commission, and recommending that this matter be continued until after the City Council has developed policy guide- lines and has considered appropriate regulatory controls for card rooms, which will be the subject of the January 28, 1976, meeting of the City Council. The Commission agreed that this matter be continued to a future date. CAPITAL IMPROVEMENTS PROGRAM 1975-1980 Secretary Hale presented the staff report discussing the Capital Improve- ments Program, explaining that the proposed Program was discussed by the Director of Public Services at the previous meeting. Secretary Hale recom- mended that the Planning Commission review the document, develop any additional comments regarding revisions and submit its recommendation for approval to the City Council. ~c'n Capi tal Improvem,ent Program, cont I d January 27, 1976 The Commission discussed the proposed Capital Improvements Program and Commission Mullin made the motion to recommend that the City Council approve the Capital Improvements Program. Commissioner Bertucelli seconded the motion and it was passed unanimously. irman Slade made the additional comment that a recommendation should be transmitted to the City Council that a Master Plan for the Civic Center be prepared to include a full layout of future building needs for administrative office spaces. COMMUNICATIONS Secretary Hale presented a staff report on the signs for Colina, noting that they would have to come back before the Commission in order to continue the use of the signs~ since the six month time period granted by the Commission has expired. Secretary Hale presented a staff report on the Mission Road/El Camino Real--connecting roadway. He noted that Kalsee:H()spital'r~presentatives have been presented with detailed drawings of the proposed alignment (Alternate IIC") and that Kaiser1s representatives will be presenting their report by January 30. He further noted to the Commission that upon ob- taining Kaiser1s comments, staff will return a report to the Commission. Secretary Hale noted that any member of the Commission who wished to attend the Planning Commission Institute given by the League of California Cities should let him know to make reservations. Secretary Hale noted to the Commission that there would be a joint meeting with the City Council the last Wednesday in February. Secretary Hale noted to the Commission that the Commission's actions need to contain evidence and findings of fact. He recommended to the Commission that time be allowed to develop findings in cases where the Commission wishes to treat a case differently than recommended in a staff report. Commissioner Mathewson requested a report from staff on the status of the Housing Block Grant Program for the next meeting. There being nothing to be considered under Good and Welfare and no further communications or matters of interest for the Planning Commission, Chairman Hale announced that the next regular meeting of the Planning Commission would be held on February 10, 1976, at 8:00 p.m., at the El Camino High School Little Theater. The meeting was adjourned at 11:45 p.m. - 3519 - January 27, 1976 ~C,4 ~ ~1 B_mal\illlil!l:!i1M~~ Homer V. Hale, Chairman Planning Commission City of South San Francisco David C. Hale, Secretary Planning Commission City of South San Francisco NOT E: The entries of this Planning Commission meeting indicate the action taken by the Planning Commission to disperse of each item. Oral presentationst arguments ,gpd documents are recorded on tape. The tap.es are available in the Off tee of the City Planner. Documents related to the items dis- cussed are on file in the Office of the City Planner and are available for public inspection. - 3520 -