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HomeMy WebLinkAboutMinutes 09/14/1976 M I NUT E S of the regular meeting of the South San Francisco Planning Commission TIME: 8:00 P.M. DATE: SEPTEMBER 14, 1976 PLACE: WEST ORANGE LIBRARY AUDITORIUM MEMBERS PRESENT: Vice-Chairman Teglia, Commissioners Bertucelli, Goldberg, Hale, Mathewson, Mullin and Chairman Slade MEMBERS ABSENT: None ALSO PRESENT: Acting City Planner William Costanzo Acting Director of Public Services Robert S. Yee Acting City Manager Fire Chief Frank J. Addiego Lawrence Toellner Planning Division Secretary Pamela J. Bayer MINUTES OF PREVIOUS MEETING Minutes of the Planning Commission meeting of August 24, 1976 Commissioner Teglia noted that the adjournment time had been left out of the minutes. Commissioner Mullin noted that on Page 3606 he had not asked for an assessment of total office space. Secretary Costanzo noted that the wording was incorrect as it should relate to a financial feasibility study and would be corrected. Commissioner Mathewson moved that the minutes.2f the regular meeting of the South San Francisco Planning Commission of Aug,~!st 24, 1976, be approved with toe above corrections. The motion was seconded by Commissioner Hale and was passed by the following roll call vote: AYES: Vice-Chairman Teglia, Commissioners Bertucelli, Hale, Mathewson, Mullin and Chairman Slade NOES: None ABSENT: None ABSTAINED: Commissioner Goldberg ANNOUNCEMENT CONCERNING TAPE RECORDING OF MEETING Chairman Slade announced that this meeting of the South San Francisco Planniing 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 Iloffll for the duration of the time that he or she is speaking or is heard. - 3609 - September 14, 1976 RESOLUTION UP-76-349 UP-76-349, a request of Victor Brincat for a Use Permit to establish an auto body and fender repair shop in the C-3 Heavy Commercial Zone District at 619 Airport Boulevard. Secretary Costanzo presented the staff report and read into the record a memo from the City Attorney noting that this application cannot be denied on the basis of the problem over ownership because, according to the Zoning Ordinance, Mr. Brincat does constitute an lIinterested party," and that the Planning Commission could take action on this matter. Secretary Costanzo also read into the record the Special Conditions, as submitted with the staff report and prepared by the City Attorney, noting that Condition #10 was changed to read: Condition #10: IIThat the applicant shall post with the City of South San Francisco a cash deposit or cashier1s check in an amount equal to the costs to comply with the conditions as herein set forth or $5,00m~Y1fwhichever sum is greater. Said deposit shall be refunded to the applicant by the Planning Commission when it has satisfactorily determined that all of the Special Conditions and Standard Conditions as set forth herein have been completed. The use permit shall stand approved when a certificate of occupancy, zone clearance and deposit refund have been issued by the Building Division, City Planner and Planning Commission. If the work has not been completed within 12 months from the date the cash deposit is received, the use permit will automati- cally expire ana/the deposit shall be forfeited to the City for the purpose of securing corrections and completion of the condi- tions as herein stated or for the purpose of terminating any non-approved uses of the property,1I Secretary Costanzo further read into the record the findings listed in the resolution recommending approval of the Use Permit application. Proponent: Arthur Brincat, representing the applicant 619 Airport Boulevard South San Francisco, CA Opponent: Warren Saltzman 57 Post 55, Room 801 San Francisco, CA Mr. Brincat noted to the Commission that he was representing the applicant who could not attend the meeting, and requested a continuation until the applicant had time to review the new conditions imposed upon the applicant. Mr. Saltzman, representing Metropolitan Furniture Company, explained that they had entered into an agreement with the applicant to purchase said property. He noted that a lease agreement had been signed by both parties wi th the close of the sale to take place on January 1, 197<]>. He further - 3610 - UP-76-349, cont1d September 14, 1976 that they were suing Mr. Brincat for breach of contract since when Mr. Brincat made his deposit on the sale of the property he stipulated that the check could not be cashed. He further expressed his concerns over any modifications being done to the building until the ownership problem was resolved. He did note that they are still legally listed as the owners of the property and that any work done to the building would have to be cleared through them. The Planning Commission unanimously decided to continue this matter to the meeting of September 28, 1976, to give the applicant time to review the conditions. UP-76-355 UP-76-355, a request of Franchise Realty Interstate Corporation for a Use Permit to construct a dining room addition into an existing restaurant at 435 El Camino Real in the C-l Neighborhood Commercial Zone District. Secretary Costanzo presented the staff report and read into the record the Special Conditions, noting to the Commission that with the deletion of the rear parking stalls and the addition of the sit down area, the facility just meets the minimum parking requirements. Proponents: Frank Toth, construction engineer 405 Hillcrest Road San Carlos, CA Robert G. Clark McDonaldls Corporation Regional Construction Manager William P. Schneider 435 El Camino Real South San Francisco, CA Opponents: None Mr. Toth noted to the Commission that he was in disagreement with two of the conditions being impesed upon them. He noted that increasing the landscaped strip to six feet would create a traffic hazard and hamper traffic circulation. Secretary Costanzo noted that this is an elective item and noted that if the six foot strip were put in, the bumper stops could be eliminated, helping the traffic circulation..... H..e8id n()t€:~ however, that if the app 1 i cant elected to reta i n thetffineez2moot(laJl~~pq.p,ed s tri p, the bumper stops would have to remain. Mr. Toth also noted that he had some concerns with the condition that the air conditioning equipment on the roof would have to be screened. He said that several studies had been done by their main office in Chicago on effects of screening these units and it was discovered that such screening hampers air flow circulation of the system. - 3611 - UP-76-355, cont'd September 14, 1976 Mr. Clark noted to the Commission that McDonald's intended to comply with all of the conditions, but that he had some concerns with screening the air conditioning system on the roof. He noted, however, that if the Commission insists on compliance with this condition, then they would need some guidance on the proper method for screening, to help alleviate the potential problem with the air flow circulation. Mr. William Schneider noted to the Commission that there is definitely a trash problem, but that he has several boys go up El Camino picking up trash, as well as on the premises themselves. There was quite a bit of discussion on the parking problem. The Commission generally felt that even though they met the minimum parking requirements, this would not be sufficient to handle the flow of traffic that would be generated by the addition of the sit down area. They suggested that possibly McDonald's could buy the vacant lot next door for parking purposes. Mr. ~lark noted that negotiations are being made for that lot, but that they really do not want to buy because McDonaldls only leases the site upon which they are presently located, and if they should move their location, they would have this small IILII shaped lot. Mr. Schneider noted that Taco Bell customers use the vacant lot and that McDonald1s uses this lot for overflow parking and that their employees use this lot also. He noted that he has an easement and verbal agreement with Kinney Shoes to use their vacant lot for overflow parking for McDonald IS. Commissioner Teglia suggested that possibly McDonald's should get together with Taco Bell to negotiate for buying or leasing this vacant lot for parking purposes. Commissioner Mullin noted that if that lot were developed, the obvious choice for development would be another franchise which would greatly add to the already existing parking problem. He then asked Secretary Costanzo if the Commission could deny this application even though it meets the minimum parking requirements. Secretary Costanzo noted that they could do this and he drafted findings, based on the Commissionls comments, and read into the record these findings for denying the application if the Commission chose to do so. Mr. Schneider noted that he would consider contacting Taco Bellon a pos- sible joint venture in leasing that lot. Mr. Clark noted that their Real Estate Department would have to be contacte€lon this as he is not qualified to answer the questions relating to leasing the lot or entering into a joint venture with Taco Bell for the same purpose. ~1r. Albert Tamberi n i, one of the pri nc i pa 1 s of the Bay Area I nves tment Company, owners of the vacant lot in question, noted to the Commission that McDonald1s has approached them to buy their piece of property, but that apprice could not be agreed upon. He further noted that if this piece of property were developed at a future time, it might create an even greater parking problem. Commissioner Mullin requested to know how other cities have handled the situation of the air conditioning equipment being visible. Mr. Clark stated that most cities have permitted the equipment to remain visible, but that they could put in louvered type of screening around the equipment, such as was done in Sunnyvale. - 3612 - UP-76-355, contld September 14, 1976 Commissioner Mathewson asked Acting Director of Public Services Yee if he anticipated any problems on El Camino with traffic because of the addi- tional sit down operation. Mr. Yee stated that he does anticipate problems on the major thoroughfare. Commissioner Goldberg requested to know the number of seats being proposed for the sit down operation. Mr. Clark noted that there would be 72 seats, but that they would still maintain carry out service. Secretary Costanzo noted that 72 seats was about 20 tables. Commissioner Hale requested to know how many customers would t~ey average to a car. Mr. Schneider noted there are about three customers to a car on an average, but that they do have a large walk-in trade. Commissioner Goldberg asked about the parking situation at prime lunch time on Saturdays. Mr. Clark noted that the parking lot was probably 3/4 full and that sit down customers usually stay only about 10 minutes. Commissioner Goldberg noted that he had been by McDonaldls at noon on Saturday and that the parking lot appeared to be very crowded. Chairman Slade asked Mr. Schneider if he would be willing to have this matter continued for a sufficient length of time to allow them to work out some solutions to the parking problem. Mr. Schneider agreed that a continuation would be in order. Commissioner Bertucelli moved that UP-76-355 be continued to the Planning Commission meeting of November 9, 1976, to allow the applicant time to find solutions to the existing and potential parking problems. Vice- Chairman Teglia seconded the motion and it was passed unanimously. UP-76-357 UP-76-357, a request of William Bordin for a Use Permit to construct a room addition at 2690 Sean Court in the P-C Planned Community Zone District. Secretary Costanzo presented the staff report, reading into the record the Special Conditions and deletion of the condition requested by the Fire Marshall. Proponent: Mr. William Bordin 2690 Sean Court South San Francisco, CA Opponent: None Commissioner Hale noted that possibly there should be a condition imposed on the applicant relating to noise from the CNEL patterns from the airport. SecretCiY''>LCos tanzo noted tha t th is property fa 11 s outs i de of the CNEL, but 'that the <applicantls property is within 1/8 of a mile from the San Andreas fault and that a condition possibly should be added to insure proper construc- tion. - 3613 - UP-76-357, cont'd September 14, 1976 Mr. Bordin asked for a clarification on what it meant to live within 1/8 of a mile from the San Andreas fault. Secretary Costanzo said that the applicant would have to comply with the Alquist-Priolo Act relating to fault movement and that the Building Division would handle this aspect of it. Commissioner Goldberg asked for information relating to a fence between the applicantls property and the adjacent corner property which appears to be higher than is normally acceptable as a fence. Mr. Bordin noted that this is in fact a wall that was built at the time these homes were being constructed. Commissioner Teglia requested to know why the Fire Marshall had deleted his previous objection to the room addition. Fred Lagamarsino of the Fire Department noted that the condition was put in to keep the Commission aware that the applicant must assure that the minimum fire requirements are adhered to. Commissioner Hale moved that UP-76-357 be approved subject to all of the conditions of the staff report. Commissioner Goldberg seconded the motion and it was passed unanimously. UP-76-358 UP-76-358, a request of Fiji Jamaitul Islam of America for a Use Permit to establish a church and school at 373 Alta Vista Drive in the ~-l Si,;ngle Family Zone District. Secretary Costanzo presented the staff report, reading into the record the Special Consitions, and the conditions of the City Engineer, Parks and Recreation Departmerilt: and Fire Marshall. Proponent: Mohammed I. Kahn 2480 Galway Place South San Francisco, CA Opponent: Mr. Gerald Hill 380 Alta Vista South San Francisco, CA Mr. Kahn noted to the Commission that they accept all will comply with them. He noted that the property is and is large enough to meet the parking requirements. that church is held on Fridays and that Sunday School Sundays with 12 to 15 people in at~endance. Mr. Gerald Hill expressed his opposition to the proposed school and church being established in that area and noted his concerns with increased traffic and congestion in an area which is already congested. of the conditions and on 1/2 acre of land He further noted only is held on - 3614 - UP-76-358, cont1d September 14, 1976 Commissioner Mathewson asked if the building next door to the proposed church and school was an established church. Secretary Costanzo said that it was and that the church is surrounded by residential units. Commissioner Goldberg requested to know what the growth potential was for the next five years. Mr. Kahn noted that they presently have about 30 members and that it would probably grow by about 10 percent. Commissioner Teglia requested to know when they first came to this area and how fast they have grown. Mr. Kahn noted that they came here in 1968 and to date they have 30 members from the Fiji Islands. Commissioner Mullin moved that UP-76-358 be approved subject to all of the conditions of the staff report. Commissioner Mathewson seconded the motion and it was passed unanimously. RESOLUTION NO. 2195 RZ-76-36 RZ-76-36, an application of Maurice Brosnan Construction Company to rezone a portion of the property located 362 feet north of Grand Avenue on Willow Avenue at the extension of Miller Avenue from ~-l Single Family Zone Dis- trict and IIUII Unclassified Zone District to R-3 Restricted Multiple Family Zone District. Secretary Costanzo presented the staff report, illustrating the area in- volved and noting that there are a couple of parcels that have more than one zone classification. He noted that Mr. Brosnan1s parcel of land is zoned R-l, IIUII, and R-3 and that he would like to change those zones to R-3. Proponent: Maurice Brosnan 607 Poplar Avenue South San Francisco, CA Opponent: Father Knapp Mater Doloresa Parish There was some discussion on the fact that the zoning designations in the Zoning Ordinance are inconsistent with the zoning designation of Medium- High Density in the General Plan in the specific area being considered. He noted that there is no zone classification in the Zoning Ordinance that relates specifically to the Medium-High Density classification in the General Plan. Therefore, in order to accommodate the Medium-High Density designation, there would have to be a combination of R-l, R-2 and R-3 zoning in those areas. Secretary Costanzo pointed out that this particular application would not present any problems in that it is a small parcel, but that in the future much larger parcels requesting rezoning to R-3 would restrict what could be developed on other parcels in the Medium-High Density areas. He pointedJ~htsi!rqut as a potential problem and asked the Commission for direction to study this problem and possibly to come up with a zone classification which would satisfy the Medium-High Density designation in the General Plan. _ ~hlt) _ RZ-76-36, cont1d September 14, 1976 Commissioner Mathewson requested to know if the bulk of the area in ques- tion was under one ownership. Secretary Costanzo said that to his know- ledge, there are quite a number of owners in that area. Father Knapp noted that he is concerned about rezoning this parcel to R-3 as there is high enough density in that area, and that he would like to see the area improved, but with a lower density. He further stated that if this rezoning is granted, how could the Commission turn down future requests for rezoning to R-3 in that area. He further noted that his reasons for requesting a low density designation are that he feels high densities create psychological problems for the residents because of a lack of freedom of movement and space. Commissioner Goldberg asked what impact on water, sewers, etcetera would this higher density designation have. Mr. Brosnan said the Fire Depart- ment and Sewer Department noted that there would be no problems. City Engineer Yee stated that on this particular parcel, there should be no sewer problems, but that if this high density were expanded to other larger parcels in the area, it would have to be looked into. Fred Lagomarsino, Fire Department, stated that there is no problem with water i n tha t a rea. Commissioner Hale asked Secretary Costanzo what his recommendation would be if two weeks from now another application came before the Commission for a parcel of land halfway up Chestnut. Secretary Costanzo said he would ask the applicant to defer until a study is done and if he is not willing and will not agree with the Commission, he could go to the City Council. Commissioner Hale then asked why this particular parcel should not be part of an overall study first. Secretary Costanzo moted that it is part of the frontage area which is already zoned R-3 and noted that the zoning cuts across the lot lines. He further noted that he would not want to lower the present R-3 zoning on part of the parcel in order to make the whole parcel one zone classification. He further noted that it was a strong possibility that there would be a high density node at this corner. The Commission directed staff to study these problems and the options available. Commissioner Mullin noted that the study should include a consideration of the total range of densities for those parcels. Vice-Chairman Teglia moved to waive the reading of Resolution No. 2195, recommending to the City Council that the rezoning of property located on the east side of Willow Avenue, 362 feet north of Grand Avenue, be enacted into ordinance. Commissioner Mathewson seconded the motion and it was passed unanimously. Vice-Chairman Teglia then introduced Resolution No. 2195 recommending to the City Council that RZ-76-36, petition of Maurice Brosnan Construction Company to rezone the above mentioned property from R-l Single Family Residential and IIUII Unclassified to R-3 Restricted Multiple Family Residential be enacted into ordinance. The Commission voted unanimously to adopt Resolution No. 2195. - 3616 - September 14, 1976 RESOLUTION SA-76-33 SA-76-33, application of Maurice Brosnan Construction Company for resub- division to create seven lots located 362 feet north of Grand Avenue on Willow Avenue at the extension of Miller Avenue. Secretary Costanzo presented the staff report, as well as the addendum staff report, illustrating the resubdivision and some of the problems that exist with it. He further read into the record the Special Conditions and the conditions of the City Engineer. Secretary Costanzo noted that there would be an addition of three Special Conditions as follows: ~. IIThat the applicant shall dedicate a public access easement 15 feet in width along that parcel line separating lots No. 3 and 4. Said easement may be seven and one-half feet in width on either side of said parcel line and is to be for the exclusive use of pedestrian traffic.1I 10. IIThat the applicant shall indicate the building setback line on the final recorded map and shall record a deed restric- tion which shall restrict construction in these setback areas. The wording of the deed restriction and the loca- tion of the setback line shall be reviewed and approved by the office of the City Planner.1I 11. IIThat prior to the recordation of the final map, the appli- cant shall prepare an overall site plan which shall set forth the building areas, parking, landscaping and other physical features on the site. The final site plan shall be reviewed by the Planning Commission in order to deter- mine the total area to be set aside for permanent common areas. After such determination has been made, the Planning Commission shall then recommend to the City Council the total park land areas upon which fees are to be paid and the City Council shall determine the total fees so payable based on the requirements of the City.s Subdivi- sion Ordinance.1I City Engineer Yee noted that Condition #9 originally stated that a 10 foot easement must be dedicated to the City. He stated that the Subidivision Ordinance requires that a 15 foot easement must be dedicated to the City. This change in Condition #9 was made. Proponent: Maurice Brosnan 607 Poplar South San Francisco, CA Opponents: None There was quite a bit of discussion on the fact that a pathway would be crossing through this subdivision allowing students to get from the Sunshine Gardens area to Parkway Junior High School. Secretary Costanzo explained that this pathway is part of the Public Safety Facility project. He stated that the developer would have to dedicate the necessary land for this pathway. _ <h17 _ SA-76-33, cont1d September 14, 1976 Chairman Slade requested to know if monies were budgetted for the City's p()rtion of the pathway. Acting City Manager Addiego noted that monies were budgetted for the public safety facility which includes the pathway. He further noted that if the public safety facility should not occur, the pathway would still be put through and whoever purchase the land through which the pathway would run, would be responsible for either dedicating land for the purpose of putting in this pathway or would be required to put in the pathway itself. Acting Director of Public Services Yee noted, in response to a question from the Commission and Mr. Brosnan about locating the pathway on a PG&E easement further north off Chestnut Avenue, that this pathway would take a house on Willow Avenue which could present some problems. The Commission generally felt that the bond and dedication of land would put a burden on the developer because it may be years before the actual construction of the path takes place and he may be paying premiums on this for years. There were also concerns expressed that the introduction of children in the area may produce problems similar to those experienced in Baldwin Hills with vandalism. Secretary Costanzo noted that the request of the applicant regarding the dedication of the public right-of-way would establish a precedent. The basic right-of-way would be 56 feet but only 44 feet would be owned by the City. The remaining six feet on each side would be deeded by easement only and this would create a problem with the setbacks which would require the recordation of a building setback line on the maps. There was also discussion related to the park dedication requirements and the costs. Secretary Costanzo noted three acceptable methods to meet these requirements: (1) dedication of land for development as park sites, 12.56 percent of total area; (2) fees in lieu of the dedication of land at 6,257 square feet of land value per acre; or (3) permanent open space. After some discussion, it was determined that the Commission would need additional information before it could render a decision on this matter. Commissioner Mathewson noted that he would like Mr. Brosnan to resubmit a revised plan showing the true location of the common area with a more detailed map of the subdivision. He noted that this should be done before a vote is taken. Act) ngQirectoroT .....Putrljc>$et"vi!cesYeeu.?;t~tj~9<thajtxMm.j> Bros nan I s plans showed 20 feet for the curb radii and that according to the Subdivision Ordinance, 30 feet are required. Mr. Brosnan stated that he has a good reason for the 20 feet in that at one corner is a fire hydrant and on the other is a pole, both of which would be very costly to move. - 3618 - SA-76-33, contld September 14, 1976 Commissioner Mathewson moved that SA-76-33 be continued to the Planning Commission meeting of September 28, 1976, until a revised subdivision map with path and curb width details be submitted. Commissioner Hale seconded the motion and it was passed unanimously. Commissioner Mullin moved that the applicant at the same time submit more specific plans in regard to the common greens and the pathway. Commissioner Hale seconded the motion and it was passed unanimously. COMMUNCA T IONS;f"w Secretary Costanzo noted to the Commission that staff would have a complete report on the Kaiser buildings by the second meeting in October. GOOD AND WELFARE There was some discussion on development that would be occurring on either side of the Gellert Boulevard extension. The Commission generally felt that a P.U.D. should be required in order for the Commission to have some control over development of that area. Secretary Costanzo noted that this is zoned C-l and that while he would agree with the Commission, there is no mandatory P.U.D. requirements for the developer. It is elective. He did state that he has been encouraging developers to come in under the P.U.D. process. Chairman Slade requested to know if possibly the Architectural Committee would have the power to exercise development control over the entire site. Secretary Costanzo noted that only the Planning Commission has the authanity, and that the Architectural Committee can only take them piece meal. Vice-Chairman Teglia moved to direct staff to request the developers to come in under a P.U.D. for development of those sites in order for the Commission to have some controls over development of that area. Commissioner Mathewson seconded the motion and it was passed unanimously. Commissioner Mathewson requested an update on the Housing Study that was done in 1975. Secretary Costanzo noted that we are in the second year of the Housing Program and that he would get copies of the surveys and other pertinent information to the Commission. He further noted that the sub- contracts are ready to be signed for the County to perform the housing services within the City of South San Francisco. Commissioner Mullin noted that he had received a complaint from a resident on IISI1 Street relating to the fence that is down between her property and the Housing Authority project, which the Housing Authority had stated they would repair, but to which nothing has been done to date. Secretary - 3619 - Good and Welfare, cont'd September 14, 1976 Costanzo noted that he would draft a notice to the Housing Authority to put the fence back up. Acting Director of Public Services Yee stated that he would take care of this problem. There being nothing further to be considered under Good and Welfare and no other communications or matters of interest for the Commission, Chairman Slade announced that the next regular meeting of the Planning Commission would be held on September21~ 1976, at 8:00 p.m. at the West Orange Library Auditorium. The meeting was adjourned at 1:00 a.m. Wesley Slade, Chairman Planning Commission City of South San Francisco ~m Costanzo, Secretary Planning Commission City of South San Francisco NOTE: The entries of this Planning Commission meeting indicate the action taken 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. - 3620 -