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HomeMy WebLinkAboutMinutes 03/31/1988 (Cassette No.1) March 31, 1988 Regular Meeting of the South San Francisco Planning Commission. CALL TO ORDER: 7:30 p.m. PLEDGE OF ALLEGIANCE MEMBERS PRESENT: Chairman Terry, Vice-Chairman Zellmer, Commissioners Boblitt, Mantegani, Matteucci and Wendler. ABSENT: Commissioner Warren Fire Department Jean T. Smith Maureen Morton Robert Yee Robert Ewing Susan Harris Ron petrocchi Mike Dickson Fred Lagomarsino ALSO PRESENT: Planning Division DCM/City Engineer Deputy City Attorney Code Enforcement Officer Police Department CHAIR COMMENTS With reference to the pak'N Save Draft EIR, Chairman Terry informed those present that comments given are to be neither "for" or "against", and speakers are limited to a maximum of 5 minutes. AGENDA ITEMS - PUBLIC HEARINGS Pak'N Save, Draft EIR, EIR-88-11 Public hearing on the Draft EIR for a multi-tenant facility, including a 24-hour warehouse grocery store in an existing building at 2255 Gellert Boulevard. March 31, 1988 Staff Report presented. Attorney for pak'N Save: Anna Shimko, Esq. 300 Montgomery Street San Francisco Pak'N Save representative: Gary Spence President, Pak'N Save 170 South Spruce Avenue City's Consultant for EIR Douglas Duncan 2161 Shattuck Avenue Berkeley PC MTG. 3/31/88 PAGE 1 OF 10 PAGES AGENDA ITEMS - PUBLIC HEARINGS - continued Speakers: Leo Sack 2248 Shannon Drive Philip Bernheim 3606 Bassett Court Stanley Scoville 838 Newman Drive Albert Waters 2266 Shannon Drive Charles Theiss 2601 Donegal Avenue Ms Shimko felt the draft EIR was complete and was satisfied with the traffic study which used the worst case scenario. Mr. Spence spoke briefly about pak'N Save's new store concept. Mr. Duncan summarized the content of the EIR and the four topic areas of primary interest: 1) Planning and Policy Context; 2) Traffic and Circulation; 3) Noise, and 4) Fiscal Impacts. (Cassette No.2) Mr. Sack felt the DEIR should address the cumulative impact of proposed developments on Appian Way and Carter Park I and II. Mr. Bernheim questioned the process for determining when an EIR is necessary and who determines it. Staff responded. Mr. Scovill proposed an alternate circulation plan and a new Interstate 280 offramp, north of the existing one. He felt it would alleviate the traffic congestion on Westborough Boulevard. Mr. Waters felt the application was not consistent with General Plan Policy 32, the draft EIR did not take into consideration Carter Park I and II developments, and there was a discrepancy with regard to the statement that traffic generated by Pak'N Save would be the same as K-Mart because Pak'N Save would be opened 24-hours a day. Mr. Theiss stated that the use would have an adverse affect on traffic and further study should be made of security inside and outside the store. The Commission reviewed the draft EIR and felt areas that needed to be addressed are as follows: PC MTG. 3/31/88 PAGE 2 OF 10 PAGES AGENDA ITEMS - PUBLIC HEARINGS - continued 1. Concerns that employee and shopping peak hour (5 p.m.) will conflict with the peak commute hour. 2.. Clarify the definition of "retail commercial" uses from the General Plan. Commissioner does not think that a super warehouse qualifies as a retail commercial use. 3. The proposed use should be properly identified in the EIR, it is not a grocery store. 4. Peak store hours need to be better documented; Commissioner believes that 4 p.m-6 p.m. is peak. 5. Clarify the General Plan Policy 32 issue; Commissioner believes that, since the project is proposed for 24-hour operation that it qualifies as a "convenience 24-hour food store" and should not be located closer than 1 mile from any other. 6. Commissioner does not believe that a super warehouse is a retail use as provided for in South San Francisco Municipal Code Section 20.22.020. 7. Are the proposed lease-area businesses included in the 24- hour request? Can these uses be limited in hours? 8. Commissioner does not believe that this application could have been approved under the provisions of the prior zoning ordinance. 9. Commissioner does not believe that the project is similar to "the preceding use and surrounding uses" (pg. 26), due to hours of operation, peak hours, number of loading docks, night deliveries, and radius of draw. 10. This project will draw from 15-30 mile radius, like the Colma store. 11. Use will have a safety impact on the Westborough/Gellert intersection, which already has a high accident rate. 12. The proposed use should be compared to a Price Club rather than a K-Mart. 13. Concern expressed about the new right-turn only lane, Westborough to Gellert. 14. The traffic impact is far more severe than reflected in the EIR. PC MTG. 3/31/88 PAGE 3 OF 10 PAGES AGENDA ITEMS - PUBLIC HEARINGS - continued 15. If the K-Mart had produced as much traffic as stated, it would still be there. 16. Belief that 11,102 additional cumulative trips in a high accident area is an impact on the general welfare of the citizens of Westborough. 17. Pages 66-67 should not average the times between 4 p.m. and 6 p.m. 18. The projected service radius (84% from 0-4 miles, 16% from 4 to 6+ miles) doesn't jibe with the 15-30 mile radius from the Colma store. 19. Page 72: the project may not replace the convenience of the existing Safeway. 20. Page 34: explain the adjustments to the January 20, 1987 study. 21. Page 41: Clarify proposed mitigation measures at Driveway 1 and the scope of the EIR. 22. Page 43: Document the assumed 10% higher traffic figure for a 24-hour operation. 23. It is stated that Pak'N Save traffic generation is nearly the same as K-Mart's - justify that assumption. 24. Discuss the actual feasibility of the proposed mitigation measures, especially in light of Police and City Engineer's memos. 25. Valid delivery times should be documented and noise impact assessed accordingly (there is a conflict in reported delivery times, and night noise is weighted higher). 26. Market study trips and traffic study trips don't jibe. Commissioner requests more detailed customer counts and traffic counts by hour of operation. 27. Compact parking spaces are not permitted in the Zoning Ordinance. 28. Co~~issioner questions the validity of the $50.00 average sale. 29. Commissioner is concerned with customers buying in bulk and dividing the merchandise in the parking lot. PC MTG. 3/31/88 PAGE 4 OF 10 PAGES AGENDA ITEMS - PUBLIC HEARINGS - continued 30. Commissioner questions need for 17 checkstands. 31. Commissioner believes that some projections are being withheld. 32. Commissioner questions the validity of the DEIR which was done from an Initial study which listed "maybes" rather than "yeses" for potential impacts. Commissioner believes that "yeses" should have been included on the Initial Study because there are obvious impacts. 33. Commissioner questions the current relationship between Pak'N Save and Safeway and how true it may be that Safeway will vacate Westborough Square. 34. Include Daly City retail developments, Gellert and Appian projects, Mr. Callan's property, the Orchard Hardware site, the Skyline Development, and the Westborough Community Center in cumulative impact analysis. 35. The fact that Interstate 380 was not extended and that Sharp Park Road is widening should be included in the traffic analysis. 36. Commissioner believes that there will be more than 11,000 trips cumulatively. 37. How will the existing loading docks be treated for noise? 38. Parking needs to be included in the DEIR. 39. The effect of the project on the small businesses in Gellert Square and Westborough Square should be assessed. 40. DEIR should address the degradation of the quality of life in the neighborhood, including crime. Several Commissioners felt there were many important issues that needed to be addressed before direction could be given to staff to prepare a Final EIR. Co~~issioner Boblitt felt the draft EIR should be redone and recirculated and brought back to the Commission for a second review. Ms Shimko stated her objection. Deputy City Attorney Ewing was not certain of the legality of Commissioner Boblitt's suggestion, therefore he explained the EIR process and the concern with deadlines. Commissioner Wendler explained that there were too many areas that concerned the Commission and the public, and CEQA did not prohibit a second draft. (Cassette No.3) PC MTG. 3/31/88 PAGE 5 OF 10 PAGES AGENDA ITEMS - PUBLIC HEARINGS - continued Motion-Boblitt/Second Wendler: To have EIR-87-11 re-drafted, recirculated and resubmitted to the Planning Commission. Approved by the following roll call vote: AYES: Chairman Terry, Vice-Chairman Zellmer, Commissioners Boblitt and Wendler. NOES: Commissioner Mantegani. ABSTAIN: Commissioner Matteucci. ABSENT: Commissioner Warren. Denis Jordan, UP-88-824, Negative Declaration No. 620 Avenue 314 Baden Use Permit application to establish a mixed-use development in an existing building at 314 Baden Avenue. March 31, 1988 Staff Report presented. Applicant: Denis Jordan 2471 Toyon Way San Bruno Mr. Jordan stated that he agrees to the conditions as contained in the staff report. Motion-Zellmer/Second Matteucci: To approve Negative Declaration No. 620 and Use Permit UP-88-824 subject to the conditions and based on the findings contained in the staff report. Unanimously approved by roll call vote. Parking Company of America (Elias S. Hanna, owner), UP-88-828, Negative Declaration No. 622, 196 Produce Avenue Use Permit application to allow establishment of a commercial parking facility with related landscaping at 196 Produce Avenue. Vice-Chairman Zellmer excused himself from the Commissioners' table since he has a business relationship with one of the parties. March 31, 1988 Staff Report presented. Because of the long term nature of this parking lot, staff requested that Special Condition No. 6 be modified as follows: "6. The applicant shall comply with the attached conditions of all City departments and divisions as expressed in the attached inter-office memoranda, with the exception of the requirements for wheel stops." Applicant's representative: George Avanessian Avanessian & Associates 400 Oyster Point Blvd. PC MTG. 3/31/88 PAGE 6 OF 10 PAGES AGENDA ITEMS - PUBLIC HEARINGS - continued Mr. Avanessian stated his client agrees to the conditions with the exception of the City Engineer's memorandum requesting two street lights on Terminal Court. To the Commission's satisfaction Mr. Yee explained that it was a standard request of developers. He further stated that many sidewalk and street improvements have already occurred in this area--at the City's expense. Chairman Terry requested that the Commission review all proposed signage. Staff suggested the following Special Condition: !!7. Any new signs for this project must be submitted to the Planning Commission." (Cassette No.4) Chairman Terry reported that many underground gasoline tanks still exist at this site and felt the applicant should be made aware of this fact. Mr. Avanessian agreed to the additional Special Condition. Motion-Boblitt/Second Mantegani: To approve Negative Declaration No. 622 and Use Permit UP-88-828 subject to the modified conditions and based on the findings contained in the staff report. Approved by the following roll call vote: AYES: Chairman Terry, Commissioners Boblitt, Mantegani" Matteucci and Wendler. ABSTAIN: Vice-Chairman Zellmer. ABSENT: Commissioner Warren. Vice-Chairman Zellmer returned to the Commissioner's table. Rich Diodati, UP-88-822, Negative Declaration No. 619 Use Permit application to allow a multi-tenant office/warehouse project creating more than 100 vehicle trips at 20 South Linden Avenue. March 31, 1988 Staff Report presented. Staff informed the Commission that a letter was received from San Mateo County Office of Enviro~~ental Health that requested the groundwater monitoring program at 20 South Linden Avenue be continued. Staff requested the following additional Special Condition: "11. The applicant shall comply with requirements of the County Department of Health Services, Environmental Health.!! PC MTG. 3/31/88 PAGE 7 OF 10 PAGES AGENDA ITEMS - PUBLIC HEARINGS - continued Applicant's representative: George Avanessian Avanessian & Associates 400 Oyster Point Blvd. Mr. Avanessian stated his client agrees to the conditions as modified. After a discussion of the sign program the Commission suggested the following modified Special Condition: !'4. A sign program, including directory signs, shall be submitted, reviewed by the Planning Commission, and approved by City staff, within 90 days." Mr. Avanessian agreed to the modified condition. The Commission discussed with staff the unauthorized construction yard at the northerly end of the right-of-way. The Commission felt the area should be developed for circulation, parking and landscaping, as specified in the use permit. Motion-Zellmer/Second Wendler: To approve Negative Declaration No. 619 and Use Permit UP-88-822 subject to the modified conditions and based on the findings contained in the staff report. Unanimously approved by roll call vote. James Elmore, UP-88-820, Negative Declaration No. 618, 1051 Airport Boulevard Use Permit application to expand a non-conforming use, already established, in an existing building at 1051 Airport Boulevard. Applicant: James Elmore 1051 Airport Boulevard Applicant's representative: Louis Dell'Angela 400 Oyster Point Blvd. Speaking against the application: Thomas I. Saberi 1045 Airport Blvd Mary Ababseh 856 4th Avenue San Bruno Mr. Dell'Angela asked the Commission to reconsider several conditions imposed in the staff report. He made reference to the requirement for an on-site parking space, a sign program and compliance with the Uniform Building Code. Mr. Dell'Angela stated that when Mr. Elmore purchased the property the garage was used for storage and was never used for parking. PC MTG. 3/31/88 PAGE 8 OF 10 PAGES AGENDA ITEMS - PUBLIC HEARINGS - continued Mr. Saberi objected to the business being located on Butler Avenue. He stated Mr. Elmore's patrons constantly blocked his driveway and the trash receptacle overflowed onto his driveway. Mrs. Ababseh said the bait shop has added to the traffic problem in the area and objected to the use. The Commission discussed the need for an off-street parking place for the residence above the bait shop and the possibility of using the vacant lot across the street for parking. It further discussed the trash area and the outside storage bin. Staff informed the Commission that the outside storage was not a permitted use and therefore illegal. At the Commission's request, Officer Dickson reported that the City painted the curb in front of the deli and bait shop at Mr. Elmore's request. Commissioner Terry felt the conditions as presented were adequate and should be complied with immediately. Mr. Elmore requested a continuace in order to provide the Commission with additional information and a resolution to the parking problem. The Code Enforcement Officer informed the Commission that the applicant was first informed of violations in March 1987 and with repeated notices in July and December, 1987. The Commission felt the residence required an off-street parking space--to be located next to the bait shop. The Commission hesitated granting a continuance, noting Mr. Elmore's past record for lack of compliance with City ordinances. Although a majority of the Commission supported staff's recommendation, it was felt a continuance would be allowed if the applicant agreed to recording an easement so the property across the street would tie into the parking requirements for the bait shop. The applicant agreed to the Commission's proposal. Motion-Zellmer/Second Matteucci: To continue Negative Declaration No. 618 and Use Permit UP-88-820 to the April 14, 1988 Planning Commission meeting. Approved by the following roll call vote: AYES: Vice-Chairman Zellmer, Commissioners Boblitt, Mantegani, Matteucci and Wendler. NOES: Chairman Terry. ABSENT: Commissioner Warren. PC MTG. 3/31/88 PAGE 9 OF 10 PAGES ITEMS FROM STAFF Deputy City Attorney Ewing stated he would have information regarding the motion to re-circulate the Draft EIR for Pak'N Save in the morning, if any Commissioner should wish to give his office a call. ITEMS FROM THE COMMISSION A Resolution of the Planning Commission Supporting the position of the City council With Respect to Locating a New Jail Facility on Grand Avenue. Motion-Mantegani/Second Boblitt: To adopt the resolution supporting the position of the City Council with respect to locating a new jail facility on Grand Avenue. Unanimously approved by roll call vote. Chairman Terry stated the red sign for Cort Furniture on Dubuque Avenue was not consistent with the approved sign program for Project 101. ADJOURNMENT Chairman Terry adjourned the meeting at 12:20 p.m. to April 14, 1988, 7:30 p.m. E. Paul Terry, Chairman Planning Commission City of South San Francisco J an T. Smith, Secretary lanning Commission City of South San Francisco EPT:JTS:sp PC MTG. 3/31/88 PAGE 10 OF 10 PAGES