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HomeMy WebLinkAbout12.05.91 Minutes MINUTES SOUTH SAN FRANCISCO PLANNING COMMISSION Regular Meeting of December 5, 1991 CALL TO ORDER: 7:33 P.M, PLEDGE OF ALLEGIANCE MEMBERS PRESENT: Vice-Chairman Matteucci, Commissioners Boblitt, Mantegani, Wendler and Zellmer, MEMBERS ABSENT: Chairman DeZordo and Commissioner Warren ALSO PRESENT: Planning Division Steve Solomon Maureen K. Morton Steve Carlson Susy Kalkin Dick Chiozza Ray V onDohren Richard Harmon Jeff Baca Ron Petrocchi Jim Fitzpatrick Assistant City Attorney Engineering Division Building Division Police Department Fire Department CHAIRMAN COMMENTS APPROVAL OF MINUTES of November 7, 1991 Motion-Zellmer/Seconded-Boblitt: To approve the November 7, 1991 minutes as presented. The motion was unanimously approved by voice vote. ABSENT: Chairman DeZordo and Commissioner Warren. ORAL COMMUNICATIONS AGENDAlTEMS-CONSENTCALENDAR 573 Forbes Boulevard. G. Miller. UP-85-721/Mod 1 Use Permit Modification to allow conversion of an existing office/warehouse building into a two-tenant building in the P-I Zone District in accordance with provisions of SSFMC Section 20.32.070(h ). Motion-Mantegani/Second-Boblitt: To approve UP-85-721/Mod 1 based on the findings and subject to the conditions in the staff report. The motion was unanimously approved by voice vote, ABSENT: Chairman DeZordo and Commissioner Warren, Page 1 of 6 Pages PC Meeting of 12/5/91 AGENDA ITEMS - PUBLIC HEARINGS 637 Grand Avenue. Eugene Gonzales. UP-91-906 Use Permit and design review approval to allow construction of a IS-bed residential care facility for the elderly in the R-3 Zone District in accordance with provisions of SSFMC Section 20.20.030( a). December 5, 1991 staff report presented. Staff advised the Commission that a phone call had been received from a concerned neighbor regarding parking. Representing the Owner: Bill Randolph Alta California Associates P. 0, Box 912 Ukiah Mr. Randolph described the project briefly saying it was for elderly people who did not require medical attention. He stated that during the past year he has met with staff to review structural needs and parking needs because of the change in parking requirements. Representing the Owner: Harold Berton, Architect 640 Santana Road Novato Mr. Bexton explained the structural changes and briefly described the interior of the building. Further, he addressed Commissioner Wendler's concern about wheelchair access and related that the residence would have an elevator. Representing the Owner: Pat Nobis 125 Alden Glen South San Francisco Mr. Nobis explained he currently operates a six-bed facility at 505 Palm Avenue in South San Francisco, He stated that this was to be a non-medical facility for ambulatory residents only. He addressed the Commission's concern about the accessibility of a gurney in case of a serious illness. Commissioner Boblitt asked Mr, Nobis if facilities such as this were controlled by State regulations. She was concerned that this facility could be changed at a later date to house other types of residents. Planner Kalkin stated that it could not be changed from a residential care facility for the elderly without coming back before the Commission for a change of use, Commissioner Wendler asked Mr. Nobis if they would have any mentally confused elderly people in this facility. He answered that they would. A discussion ensued regarding the Page 2 of 6 Pages PC Meeting of 12/5/91 number of staff required at night. Mr. Randolph stated that the proposal is for two full-time staff members, but no live-in caregiver, with additional part-time held on an "an needed" basis. Commissioner Boblitt's concern was if more people were added to the staff, this project would not meet the parking requirements. Chief Planner Solomon stated that the project as proposed would have one employee per shift. He advised the Commission that they could decide staffing levels and determine related parking requirements. Sgt. Petrocchi discussed safety issues with the Commission. He stated a common way to keep track of people was to use the Electronic Article System (EAS) and also to have alarms on all exits. Commissioner Zellmer favored putting safety requirements in the form of a general requirement. He also proposed that the security and safety of issues be brought to the Police Department and the Fire Marshall for approval before the occupancy permit is issued. Motion-Mantegani/Seconded-Zellmer: To approve UP-91-906 based on the findings and subject to conditions as modified: add the following three planning conditions 10) Prior to the issuance of the Building Permit, the applicant shall submit to the Planning Division evidence of a security system design acceptable to the Police and Fire Departments and the Building Division. In part, the purpose of the security provisions is to ensure that mentally confused residents are not able to leave the building without the knowledge of the resident staff. These provisions shall be ensured prior to the issuance of the Certificate of Occupancy and maintained in good operating order for the life of the project. 11) The Planning Commission may reconsider the permit or require additional conditions upon evidence of consistent problems with the security of the residents or evidence of the inadequacy of on-site parking. 12) This permit shall be reviewed by the Planning Commission in one year from the start of operations, The motion was unanimously approved by voice vote. ABSENT: Chairman DeZordo and Commissioner Warren. 1600 Grandview Drive. Genentech (Grandview Drive. Joint Venture. Owner). UP-91-903. Negative Declaration No. 729. Use Permit, design review approval and environmental determination of same to allow conversion of an existing office/warehouse building generating in excess of 100 vehicle trips/day to all office with related signs and changes to the parking and landscape area in the P- I Zone District in accordance with provisions of SSFMC Section 20.32,060, December 5, 1991 staff report presented. Senior Planner Carlson briefly reviewed the Negative Declaration. He then discussed the comments from the Design Review Board and the public. He advised the Commission that Planning staff has been willing and open to revising the conditions of approval and has had meetings with the applicant since the previous public hearing. The applicant and owner had not provided revisions for staff to review. The conditions were developed because staff believed the high employee density would ovetwhelm the on-site parking, Page 3 of 6 Pages PC Meeting of 12/5/91 Applicant: J ames Panek Genentech, Inc. 460 Pt. San Bruno Boulevard South San Francisco Mr. Panek stated that his staff would give the Commission a full presentation of the project. Representing the Owner: John Dilsaver Grandview Drive J oint Venture 1355 Market St., Suite 294 South San Francisco Mr. Dilsaver gave a brief background of the property. He stated that the owner is looking at an additional investment of about $4,000,000.00 to the building so that it meets all City codes. The owner is concerned with several conditions including condition 6 limiting building occupancy, condition 7 limiting the Use Permit to two years and condition 8 requiring a parking study, Mr. Dilsaver asked the Commission to consider the impact these conditions could have on the owner. If these conditions were not deleted, the owner would withdraw support for the project. Representing the applicant: Peter Yee Genentech, Inc. 460 Pt. San Bruno Boulevard Sou th San Francisco Mr. Yee showed the Commission an aerial map of Grandview Drive and discussed the site, He then explained the project with illustrations and showed the various exterior elevations and the general layout of the building. He stated that the parking would be more than adequate. Representing the applicant: Juergen Fehr Fehr & Peer Associates (Traffic Engs.) 3685 Mt. Diablo Boulevard, Suite 301 Lafayette Mr. Fehr addressed two issues; the adequacy of the parking and the density proposed for the building, He stated that the average parking ratio is 3.3 spaces per 1,000 square feet. He stated that 393 people were proposed for this building but estimated that at no time would there be more than 300 persons at any given time on the site. He further advised the Commission that 17% of Genentech people do not drive to work. Mr. Fehr informed the Commission that over the past 40 years the density of office buildings has been approximately 3.5 employees per 1,000 square feet. Mr, Fehr stated he reviewed the site plan and circulation and believed that the parking more than met the requirements and would be adequate for this project. Mr. Panek stated that this project, in the upper campus, addressed the parking problems which exist in the lower campus, Page 4 of 6 Pages PC Meeting of 12/5/91 Commissioner Zellmer had concerns about the parking ratio. He questioned Mr. Dilsaver's comment regarding the owner's decision to withdraw the application if certain conditions were not deleted, He was also concerned about the use of the site if Genentech, after 5 or 10 years, were to give up their lease, the next tenant would definitely have a serious parking problem without Genentech's transportation master plan (shuttle service, etc.). Commissioner Zellmer also questioned condition 7 and stated that the City needed some sort of master plan for Genentech; these issues should be reviewed more comprehensively, He supported modification of conditions 6, 7 and 8, and agreed with the basic parking concerns. Mr. Dilsaver addressed Commissioner Zellmer's concern stating that the owner was willing to meet all City requirements. Commissioner Zellmer stated that the Commission was concerned not only with Genentech but also with all future tenants, Commissioner Zellmer requested that staff review each condition for Commission consensus. Representing the Owner: Bill O'Connell 103 Lucas Park Drive San Rafael Mr. O'Connell clarified the owner's position and stated that the owner was very uncomfortable with conditions 6, 7 and 8 and was willing to support a continuance to allow additional time to study the parking issues, Mr. O'Connell stated that further discussion and deliberations with staff would be in order. Dick Chiozza, Assistant City Attorney, stated that the Use Permit runs with the land not the tenant. At the request of Planning staff, at 10:05 P.M. Vice-Chairman Matteucci adjourned the meeting for ten minutes in order for City staff, owner and applicant to discuss possible condition modifications. Chief Planner Solomon stated that staff could support a parking ratio of 0.95 parking spaces/employees, a maximum occupancy of 351 employees (not controlling the work stations but the maximum occupancy of the building), and the applicant and owner concurred. Staff also asked that the applicant, Genentech, provide a landscape plan for the outdoor dining area to be approved by the Chief Planner before the issuance of the Certificate of Occupancy and subject to the suggested deleting mitigation measures 3, 4, 5 and modifying mitigation measure 2. Motion-Zellmer/Seconded-Mantegani: To approve Negative Declaration No. 729 with a modified mitigation measure. Motion-Zellmer/Seconded-Mantegani: To approve UP-91-903 based on the findings and subject to the following modified conditions: condition 6) "The maximum occupancy of the building shall be limited to 300 !~~l: persons and a maximum of 300 assigned work stations can be constructed. Visitors are noflDcluded in the maximum occupancy limit. The owner and Page 5 of 6 Pages PC Meeting of 12/5/91 applicant shall comply with this requirement at all times. The floor plan shall be subject to the apprn".~al of the Chief Planner. The owner and applicant shall allow the City's representatives to make unannounced inspections to determine compliance with the occupancy limitations. The occupancy can be increased through an approved Use Permit I~A!iiilJ.~i"; original conditions 8, 9 and 10 were deleted; condition 7) "The owner shall desi'gnate..ii..'.........., minimum of 10% of the required parking spaces :~mIjpimi for visitor parking. The spaces shall be identified through signage and situated iii"close"proximity to the building main entrance and shall be subject to the approval of the Chief Planner," The Use Permit with modifications was unanimously approved by voice vote. ABSENT: Chairman DeZordo and Commissioner Warren. Items from Staff Chief Planner Solomon advised the Commission that two Housing Element consultants and had been interviewed and he had selected Mr. Knox's proposal subject to consideration of the City Manager, Items from Commission Commissioner Mantegani questioned the painting of Alden Glen fences along Chestnut Avenue. Staff stated that the fences were private. Vice-Chairman Matteucci adjourned the meeting at 10:30 P,M. to January 16, 1991 at 7:30 P.M. Steve Solomon, Secretary Planning Commission City of South San Francisco / / I j Louis Matteucci, Vice-Chairman Planning Commission City of South San Francisco LM:SS:ab Page 6 of 6 Pages PC Meeting of 12/5/91