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HomeMy WebLinkAboutMinutes 07/24/1979 M I NUT E S of the regular meeting of the South San Francisco Planning Commission TIME: 7:30 p.m. DATE: JULY 24, 1979 PLACE: WEST ORANGE AVENUE LIBRARY AUDITORIUM 840 West Orange Avenue, SSF MEMBERS PRESENT: Chairman Campredon, Vice-Chairman Ma~tegani, Commissioners Bertucelli, Getz IV, Hoyer and Martin MEMBERS ABSENT: Commissioner Grimes ALSO PRESENT: Acting City Planner Assistant Planner Daniel B. Christians Mark A. Wheeler Chief Building Inspector Roy Ghi 1 ardi Director of Public Services/ City Engineer Community Relations Officer Robert Yee John Moran MINUTES OF PREVIOUS MEETING Minutes of the Planning Commission Meeting of July 10, 1979 Commissioner Bertucelli moved that the minutes of the regular meeting of the South San Francisco Planning Commission of July 10, 1979, be approved. The motion was seconded by Commissioner Martin and was passed by the following roll call vote: AYES: Vice-Chairman Mantegani, Commissioners Bertucelli, Hoyer and Martin NOES: None ABSENT: Commissioner Grimes ABSTAINED: Chairman Campredon and Commissioner Getz IV ANNOUNCEMENT CONCERNING TAPE RECORDING OF MEETING Announcement was made that this meeting of the South San Francisco Planning Commission would be recorded on tape, and that anyone who wished to come before the Commission to be heard is requested to come to the front microphone so that his or her comments become part of the official record. -4155- July 24, 1979 CONTINUED PUBLIC HEARING ITEMS UP-79-503 Negative Declaration No. 224 (Continued from July 10, 1979) An application of Gordon Kullberg for a Use Permit to construct a 48 unit condo- minium project and related facilities on vacant property located on the east side of Mission Road approximately 150 feet north of Chestnut Avenue in the C-O Zone District. Staff presented staff report. Mr. James P. Green - Applicant's Representative 988 Market Street - #700 San Francisco, CA Mr. Green petitioned the Commission to exempt the applicant's proposal because of the lack of a need for commercial office space in this area as well as the time and money having been spent at this time. He further explained his reasons for a decision of consistency because of the land uses to the east being resi- dential. Mr. Green further requested the applicant's request to be exempted from the pro- hibited land uses as part of the adopted Interim Urgency Ordinance of the City Council because of the request herein being submitted prior to City Council adoption. Dr. Charles Bona 1131 Mission Road South San Francisco, CA Dr. Bona expressed his objection based on the predetermination of this property to be developed for administrative and professional land uses. He further ob- jected to the determination of compatibility expressed in the past by staff and adopted by this Commission. Commissioner Getz IV clarified the applicant's indication of vested rights with regard to the Commission's right to take a discretionary action. Commissioner Hoyer requested confirmation on the claim expressed by the applicant's representative that there exists a surplus of commercial/office space available in this general area. Commissioner Hoyer requested additional information in this regard. Mr. Daniel Christians, Acting City Planner, responded that City studies have indi- catedthe reverse is the case and that there is a need for such uses in this City. Mr. Green, the applicant's representative, expressed that the price range for this condominium project at this time was to be approximately $100,000. -4156- July 24, 1979 Commissioner Getz IV suggested that additional information is very critical to verify the claim of surplus office/commercial land uses in the general area of this project. Commissioner Martin expressed his concern regarding the applicant's persistence in light of the staff recommendations and the applicable ordinances and General Plan designations having been known by the applicants for the past year. Mr. Bob Onorato responded that his project proceeded in this direction as a right of anyone to file an application. He continued to s~ that staff never indi- cated that a positive decision would result at either the Planning Commission or City Council level. Mr. Onorato further explained the amenities of the project with regard to density, parking, recreational facilities as well as the attempt to design structures in an architectural design compatible with future office/commercial land uses. Chairman Campredon asked Mr. Onorato why a subdivision map was not submitted as part of this condominium development. Mr.. Onorato replied that all information requested by City staff had been sub- mitted for the proposed development. Commissioner Bertucelli further questioned the applicant over his delay in sub- mitting the necessary subdivision map and Mr. Onorato stated that his previous answer to Chairman Campredon's question applied. Commissioner Bertucelli moved that UP-79-503 and Negative Declaration No. 224 be continued off-calendar until sufficient information has been received to further consider this item. Commissioner Martin seconded the motion and it was approved by a unanimous roll call vote. SUBDIVISION ANQ PARCEL MAPS PM-79-l78 Negative Declaration No. 209 An application of Rich Diodati for a Final Parcel Map to create four parcels on vacant property located on the south side 'of Swift Avenue at Haskins Way in the M-2 Zone District. Staff presented staff report. Proponent: Mr. Rich Diodati 1461 San Mateo Avenue South San Francisco, CA Mr. Diodati agreed with all conditions, recommendations and limitations. Commissioner Bertucelli moved that Final PM-79-l78 and Negative Declaration Noo 209 be approved subject to all conditions, recommendations and limitations. Vice-Chair- man Mantegani seconded the motion and it was passed by a unanimous roll call vote. -4157- J u 1 y 24, 1 97-9 PUBLIC HEARING ITEMS UP-79-499 Negative Declaration No. 217 An application of Creative Sign Co. for a Use Permit to erect a freestanding sign and to establish a car sales and rental facility on developed property located at 177 South Airport Boulevard in the M-2 Zone District. Proponents: Terry Stevens - Budget Rent-A-Car 124 Beacon Street South San Francisco, CA Noble Stansberry - Creative Sign Co. 61 Moraga Way Orinda, CA 94563 Staff presented staff report. Mr. Stevens was opposed to Special Conditions No.3 and 18. No.3 - That the support poles of the freestanding sign shall be covered with decorative masonry treatment to the satisfaction of the Design Review Board. No. 18 - That prior to issuance of any building permit for exterior improvements, the applicant shall remove the freeway identification sign and the wall painted sign at the 124 Beacon Street location. Mr. Stansberry objected to decorative masonry treatment around support columns. Commissioner Martin directed staff to request a policy statement from the new landscape specialist. Discussion followed regarding the landscaping required and the final Design Review Board approvals necessary to complete this project. The Commission concurred to delete the following from Special Conditions No.3 and 18: No.3 - deletion of the word "masonry" No. 18 - insertion of the wording "final occupancy approval" in place of the word "issuance" Commissioner Hoyer moved that UP-79-499 and Negative Declaration No. 217 be ap- proved subject to all conditions, limitations and recommendations. Commissioner Martin seconded the motion and it was approved by a unanimous roll call vote. UP-79-493 Certified EIR An application of Best Products, Inc. for a Use Permit to construct an approxi- mately 95,000 square foot commercial shopping center containing 3 buildings on vacant property located on the east side of Gellert Boulevard north of Westborough Boulevard in the C-l Zone District. JI,,-n July 24, 1979 Staff presented staff report. Proponent: Mr. Fred Springer, Walker-Pinkston Companies, Inc. 4491 West Shaw Avenue Fresno, CA 93711 Mr. Springer requested clarification on Special Conditions No.3, 7 and 8 re- garding landscaping and signs. Mr. Pete Andrews, landscape consultant for Walker-Pinkston presented a revised landscape plan to the Commission. Because of South San Francisco wind conditions, Commissioner Martin expressed concern regarding the adaptability of the trees proposed. Colonel Rhea Westborough Water District 2263 Westborough Blvd. South San Francisco, CA Colonel Rhea indicated that an irrigation meter was delivered today to the K-Mart people and that the water problem should be solved. The Commission agreed to require larger trees as stated in the Special Conditions. Commissioner Martin recommended Special Condition No. 17 be amended to read as follows: 17. At least 18% (rather than the 10% as originally stated) of the entire site shall be landscaped. Special Conditions No.s 6, 7 and 8 were amended* to read as follows: 6. One landscape planter box shall be provided on the promenade sidewalk area between each archway *or in front of each column for both buildings. 7. A maximum of three (3) wall signs shall be permitted. . . . . . .*150 sq. ft. · · 8. A comprehensive sign program shall be submitted to the Design Review Board for their review and approval prior to issuance of an occupancy permit for those uses. *Maximum of 620 square feet of wall signing may be permitted on the entire Gellert Boulevard building frontage. A maximum of 60% of the linear area designated for signs may be permitted for wall signs subject to review and approval by the Design Review Board. Maximum height may be three (3) feet per sign. Individual tenants shall be permitted only one sign each and sign copy not specifically approved in the original sign program shall be subject to individual Development Permits. -4159- July 24, 1979 Special Condition No. 20 was added to read as follows: 20. The parking area in front of the lease building shall be redesigned subject to review and approval of the Design Review Board; building shall be moved farther westerly; and the resulting areas utilized for additional landscap- ing and access to assist in meeting the above required conditions. Commissioner Martin moved that UP-79-493 be appy'oved subject to all conditions, limitations and recommendations. Commissioner Getz IV seconded the motion and it was approved by a unanimous roll call vote. RPD-79-8/SA-79-53 Negative Declaration No. 220 An application of Dominguez Associates to construct 17 single family residences on vacant property located north of the terminus of Eucalyptus Avenue and east of Stonegate Drive in the P-C Planned Community Zone District. Staff presented staff report. Mrs. Lucille M. Creamer 529 Eucalyptus Avenue South San Francisco, CA Mrs. Creamer questioned the proposed freestanding sign and further expressed con- cern regarding the landscaping and required trash area. It was indicated by staff that the trash area is not applicable and that landscaping far exceeded the minimum requirement. Mrs. Creamer concluded that the project is not representative of the original project design which she had originally seen. Proponent: Mr. Renan Dominguez Dominguez Associates 120 W. Harris Avenue South San Francisco, CA Mr. Dominguez indicated some modifications were made; more refinement of the floor plan in accordance with Design Review Board recommendations. Vice-Chairman Mantegani indicated that the Design Review Board has, in the past, not reflected the Commission's desires. Commissioner Getz and the Commission con- curred that a joint meeting is necessary to achieve the desired results. The Commission agreed to meet with the Design Review Board prior to the next regular Planning Commission Meeting at 7:00 p.m., August 14, 1979. -4160- July 24, 1979 Commissioner Getz IV questioned the number of trees to be removed and the amount of grading to take place. Mr. Dominguez indicated that 2 trees and approximately 3,000 cubic feet of dirt are to be removed. Commissioner Hoyer expressed concern regarding the amount of vehicles that can be expected at the access point at the end of the cul-de-~ac. Mr. Robert Yee, Director of Public Services/City Engineer,responded to Commissioner Hoyer's concern by stating that if the City is going to expect the public to use this park, then a vehicular parking area may be necessary. Vice-Chairman Mantegani inquired about the sediment pond and Mr. Dominguez replied that it probably would not be necessary. Special Condition No.1 was amended* to read as follows: This development shall be constructed substantially as shown on the approved plans on file with this case *inc"luding elevations as shown on plans dated June 14, 1979. Commissioner Getz IV moved that RPD-79-8/SA-79-53 and Negative Declaration No. 220 be approved subject to all conditions, limitations and recommendations. Vice- Chairman Mantegani seconded the motion and it was approved by a unanimous roll call vote. UP-79-506 Categorical Exemption An' application of Harry Pari ani for a Use Permit to relocate an existing free- standing sign on developed property located at 1330 El Camino Real in the C-l Zone District. Staff presented staff report. Proponent: Mr. Harry Pari ani 1330 El Camino Real South San Francisco, CA Mr. Pari ani indicated his desire to have the Planning Commission determine that a Use Permit is not required and that the sign be permitted to be relocated in its current state. Discussion followed regarding the applicability of the Use Permit requirement as required in Section 5.60 of Ordinance 353, as amended and the non-conforming status. The Commission expressed their opinion of the a.cceptability of the sign as is. -4161- July 24, 1979 Commissioner Getz IV expressed his oplnlon that the sign should be preserved as is because he feels that it is classic; a holdover from the 1950's. He continued to say that the sign should continue to be maintained in its present paint scheme. Staff indicated that the Zoning Ordinance requires the Planning Commission to, whenever possible, eliminate non-conforming uses and not allow this signing to become a precedent. Commissioner Getz IV recommended revisions to the findings indicated on Page 3 of the Staff Report for approval of this item; deletion of findings 1 and 2 and renumbering of same. Finding No.3 (previously No.5) has been amended. The revised findings are as follows: 1. That the proposed relocation is necessary for the successful completion of the on-going widening of El Camino Real. 2. That the proposed relocation is consistent with the current and updated General Plan of the City of South San Francisco. 3. That the height of the existing sign is generally excessive but that the sign is an existing one with unique characteristics which lends character to the general area. 4. That negative aspects of the proposed relocation can be sufficiently mitigated through the imposition of conditions and limitations. 5. That the continued use of this sign in its new location in accordance with these conditions and limitations, will not in this particular case, be adverse to the public health, safety or general welfare. 6. That the continued use of this sign in its new location in accordance with the conditions and limitations will not, in this particular case, be contrary to the Zoning and Sign Ordinances of the City of South San Francisco. Vice-Chairman Mantegani moved that UP-79-506 be approved subject to all revised recommendations, conditions and limitations. Commissioner Hoyer seconded the motion and it was passed by a unanimous roll call vote. REPORTS Report from Planning Commission Subcommittee on proposed Condominium Conversion Policy Resolution. Commissioner Getz IV reiterated the subcommittee's reasoning behind the proposed resolution that will hopefully preserve the balance of housing stock. -4162- July 24, 1979 Commissioner Getz further explained the minimum number of units necessary in order to convert to condominiums. His comments centered around the fact that smaller units cannot provide the level of maintenance and management necessary to protect the homeowners and the surrounding community. Mrs. Doris Agee, resident manager, indicated support for the minimum conversion number of 25 based on experience as well as information based on statements made by Mr. Carl Jones, an expert on concominium conversion, in a recent ECCO seminar for the Condominium Association meeting. She further relayed to the Commission problems experienced in Stonegate Ridge l-A as a direct result of this phase being only 14 units. Mr. Malcom S. Kohn 1441 Brentwood Drive South San Francisco, CA Mr. Kohn expressed concerns that if the condominium conversions were not approved, then the result would be co-op development which would bedisastrou's. Mr. Kohn urged the Commission to condition the approvals of the conversions to sufficiently mitigate the adverse effects as described by the Commission. Mr. Roy Ghilardi, Chief Building Inspector, indicated that all condominiums would be required to be broughtup to code requirements of the Uniform Building Code. Mr. John Penna 542 Palm Avenue South San Francisco, CA Mr. Penna asked if an economic report was submitted to support the subcommittee's findings. Commissioner Getz indicated that there was infoY~mation on which the recommended number was based. Mr. Penna stated that he was confident that an acceptable management firm could be obtained contrary to the subcommittee's findings. He concluded by stating the advantages of individual ownership as compared to apartment living. Mr. Kohn urged the Planning Commission to consider qualitative controls and the elimination of quantitative controls. Commissioner Hoyer expressed appreciation to the subcommittee for an excellent resolution that will provide a starting point for implementation. Commissioner Hoyer moved that Resolution No. 2258 entitled "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SOUTH SAN FRANCISCO SETTING FORTH SPECIFIC POLICIES RELATING TO CONDOMINIUM CONVERSIONS" be adopted. The Commission concurred. -4163 - July 24, 1979 Commissioner Bertucelli moved that Public Hearings be set on August 14, 1979, to take action on the four pending condominium conversion cases; UP-79-492/SA-79-55, SA-79-56, 57 and 58. Vice-Chairman Mantegnai seconded the motion and it was ap- proved by a unanimous roll call vote. Staff report based on a request of Mr. Robert Murphy to set a public hearing date to consider a City initiated rezoning of the property located at 401/403 Chestnut Avenue from RPD-10 to R-2 Zone District. Mr. Robert L. Murphy 179 Utah Avenue South San Francisco, CA Mr. Murphy expressed his concern as stated in his letter attached to the staff report. After much discussion by Mr. Murphy and the Commission, Chairman Campredon ad- vised Mr. Murphy to re-file a rezoning application and because of Mr. Murphy's concern regardi ng the fi 1 i ng fee, submi t a request to the Ci ty Counci 1 for consideration of a waiver of this fee. Discussion of a proposed Chestnut Avenue linear park and specific plan for prop- erty located west of Chestnut Avenue between Hillside Boulevard and Grand Avenue in the R-l and RPD-10 Zone District. Discussion followed regarding the designation of Chestnut Avenue as a collector street. COMMUNICATIONS Mr. Christians reminded the Commission of the Special joint Planning Commission and Design Review Board meeting to be held at 7:00 p.m., August 14, 1979, prior to the regular Planning Commission Meeting. There being nothing to discuss under Good and Welfare, Chairman Campredon announced that the next regular meeting of the Planning Commission would be held on August 14, 1979, at 7:30 p.m. in the tiJest Orange Library Auditorium. ~ mee;ini s adjou aed at 12:30 p.m. ~'.t Daniel B. Christlans, Acting Secretary Marcel Campredon, Chairman Planning Commission Planning Commission City of South San Francisco City of South San Francisco NOTE: The entries of this Planning Commission meeting indicated the action taken to dispose of each item. Oral presentations, arguments and documents are recorded on tape and are available for public discussion in the Planning Division. _/I1h/L