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HomeMy WebLinkAboutMinutes 11/21/1996 (2) MINUTES SOUTH SAN FRANCISCO PLANNING COMMISSION November 21, 1996 CALL TO ORDER: 7:30 P.M. PLEDGE OF ALLEGIANCE MEMBERS PRESENT: Vice-Chairman Romero, Commissioners Lucchesi, Masuda, and Padreddii. MEMBERS ABSENT: Chairman Warren, Commissioners Barnett and DeZordo. ALSO PRESENT: Planning Division: Chief Planner Senior Planner Assist. Planner Act. Secretary II City Attorney: City Engineer: Senior Engineering Tech. Police Department: CHAIRMAN COMMENTS Steve Solomon Susy Kalkin Lawrence Kasparowitz Rosa Perez Wayne Snodgrass Arthur Wong Richard Harmon Sgt. Ron Petrocchi APPROVAL OF MINUTES Motion- Padreddii/Second-Lucchesi: To approve the October 17, 1996 minutes of the Planning Commission. They were unanimously approved with Vice-Chairman Romero abstaining. ORAL COMMUNICATIONS CONSENT CALENDAR - AGENDA ITEMS 320 Shaw Road, Spumoni Sportswear / Magaline, Owners; Sprint Spectrum/Communication Systems Development, Applicant; UP-96-064; Mitigated Ne~ative Declaration No. 96-064 Use Permit to allow installation of a ground mounted mono pole for wireless communication antenna and ground based equipment cabinet in an Industrial (M-1) Zone District in accordance with the provisions of SSFMC 20.30.040 and 20.83.030. (Continuance requested by applicant to December 5, 1996) Motion-Padreddii/Second-Masuda: To continue UP-96-064 and ND96-064 to December 5, 1996. It was unanimously approved. PUBLIC HEARING - AGENDA ITEM 2211-2239 Gellert Blvd., Gellert SquarelManton Wong, applicant/owner UP-93-939IMod 3, Cate20rical Exemption: Class 1 Section 15301(a) Use Permit modification to allow an additional 800 square feet of customer eating area at an existing multi-tenant retail shopping center in the C-I Retail Commercial Zone District in accordance with SSFMC 20.91. Assistant Planner Kasparowitz presented staff report noting debris problem and that conditions have been placed for additional enclosed trash containers. Representing the ApplicantlOwner: Doug Cain, Architect 1472 Jackson St., San Francisco, CA 94109 Mr. Cain stated that they are willing to meet all the conditions stated in the staff report. Commissioner Masuda asked about the debris problem. Assistant Planner Kasparowitz noted that there were several problems, but they should improve with enclosed debris area. Commissioner Lucchesi asked about the hours of operation. Mr. Cain noted that the proposed restaurant owner does not wish to have late hours. Motion-MasudalSecond-Padreddii: To approve UP-93-939/Mod 3 based on the findings contained in the staff report and subject to the Conditions of Approval. It was unanimously approved by voice vote. ADMINISTRATIVE BUSINESS BART Station Design Guidelines Senior Planner I(alkin presented staff report. City's Architect Consultant: Mr. Chiang discussed the input received at the 2 previous Robin Chiang Community workshops, reviewed the preferred landscaping on El Group 41 Architecture Camino Real indicating large & medium size trees for this street and 301 Linden Avenue, S SF medium size trees only for Mission Road. He showed numerous sketches presented to the Community and Council; several variations on barrel vault roofs which was Council's preference for the BART station, the alternate approaches for the parking structure and the arches at the plaza entrance. Mr. Chiang suggested that art work inside the station could be used to show case the history of South San Francisco, and discussed the possibility of ornamental historic lighting only in the plaza, with basic lighting in other places. He continued with variations of the parking structure with arches or arches with landscaping, also a simplerl standard look of the parking structure with large landscaping used along El Camino Real to obscure the parking structure. He spoke of the possibility of stepping back the second and third floors of the parking structure to reduce the mass. Commissioner Masuda asked about the cost differences in the station and parking structure designs. Planning Commission Mtg. 11/21/96 Page 2 of5 Mr. Chiang noted that the actual costs are not defined but there is more expense with the arched parking structure. Vice-Chairman Romero stated that the arches would be preferable. Senior Planner Kalkin advised the Commission to select the components the Commission desires on the station and then prioritize, if possible. Commissioner Lucchesi expressed concern that the preliminary sketches with arched vaults may not be seen as a grand arched entrance as suggested. He preferred the mission/historic fully enclosed look. Commissioner Masuda expressed that the parking structure be a standard design and that large landscaping be used to reduce the mass. He preferred the money be spent on the design of a well covered station. The too-opened arched building will not work well with our City's winds. He was concerned that an open barrel vault building would not provide sufficient protection from the windy conditions prevalent in the City. Discussion continued on the concerns that BART may change the design ideas due to budget constraints. Mr. Chiang explained that BART is doing a good faith effort to wait and see what the community wishes to see in their station. Senior Planner Kalkin stated that staffwould be working with BART and its architect to incorporate the goals and objectives of the community into the design of the station. Commissioner Padreddii noted he preferred the arches on the garage and expressed concerned that the quality of the station be preserved. Commissioner Masuda asked if they will get a chance for a final review. Senior Planner Kalkin recommended that a subcommittee of the Commission could be called upon to work with staff when the BART Architects submit plans for review. Vice-Chairman Romero agreed the subcommittee could be selected to be part of the process and can be selected at that time. Senior Planner Kalkin noted that since this review would be out of Group 41s contract, the City might consider hiring an architectural firm to do the review to ensure that the City's components have been incorporated into the design. The Commission agreed this would be preferred. Commissioner Lucchesi noted that the sketch presented with the terraced parking garage is a more interesting design and may be more economical. Also, he asked if the "industrial look" is the barrel vault design and if so, is there some way that glazing panels can be incorporated into the "barrel vault look" to allow natural lighting into the station with wind protection at the same time? Staff noted that Council preferred the barrel vault design, although BART has indicated that they have had problems with leakage and maintenance problems with skylights. Discussion continued that the wind covers should not be a solid dark wall. Commissioner Masuda suggested that the Glen Park's station was a good example of a location where glass skylights had been used successfully. Senior Planner Kalkin noted that the Commission's concerns regarding natural light and wind protection be incorporated into the design of the station. The consensus of the Commission was that natural lighting into the station, and protection of the wind and elements are apriority. Although Vice-Chairman Romero noted that design of the station and Planning Commission Mtg. 11/21/96 Page 3 of5 parking structure arches are more important than natural lighting. Commissioner Lucchesi suggested that the plaza design incorporate a passagewaylgateway (not necessary a tunnel) that would identify the station from EI Camino Real, with a walkway or entry that you go through to get to the station from EI Camino, so you don't have just a parking structure, gateway and a station. East of 101 Land Uses - Study Session continued from November 7, 1996 Chief Planner Solomon presented staff report and the requested map showing the land uses to be allowed in each of the areas. He noted that currently the Commission reviews projects that generate more than 100 auto trips daily, but there are other criterias that would bring items before the Commission and he would like the Commission's views before the documents are drawn up for public review. The Zoning Map will show the existing Oyster Point Specific Plan, Genentech Overlay District and the Gateway District and those other Districts with new names. Vice-Chairman Romero asked if the new 50,000 sq. ft. standard refers to new construction or additions only? Planner Solomon responded this would be for both new construction or additions, but they could identify a separate size for either. Commissioner Padreddii noted he preferred to give his comments at the public hearing level. Commissioner Lucchesi asked about the Bayside Open Space and minor retail sales. Planner Solomon referred to page 6 of the matrix and noted retail uses associated with the marina such as ship chandlery .................................................... .................................................... mignlm~g:::qi::w:ipi:::g::: or visitors center which sells items; this would be more of a small scale sales. Commissioner Lucchesi notes his concern would be boat sales in the bayside open space areas or large scale sales. Planner Solomon stated that where the Commission sees a "?" it indicates that the definition should be analyzed. Commissioner Lucchesi asked about "Second hand sales". Planner Solomon reads the definition (i.e. pawnshops and thrifts stores) and there is a distinction for Antique shops which are not considered second hand sales. Discussion continued on uses preferred under the electrical utility lines and what commercial use along the bayfront would be preferred. Commissioner Lucchesi would like the Coastal Commercial areas kept clean and as a higher quality. Planner Solomon noted that these uses are conditional even under the high tension wire areas. Vice-Chairman Romero agreed with removing storage of inoperable vehicles from the Coastal Commercial area, but would not want to eliminate commercial parking and would not like to eliminate that from coming before the Commission. Vice-Chairman Romero understood that parking structures would not be allowed, but parking lots would be. Planner Solomon noted that parking structures are conditional use in the L- I and Airport Zone. Commissioner Lucchesi asked the Commission to consider: 1) Quick lubslgas stations in the RD Zones or keep in Freeway Commercial (FC) Zone; and 2) Drive-thru windows for fast food require use permit so they come before the Commission. Items from Staff: None Items from Commission: Planning Commission Mtg. 11/21/96 Page 4 of5 Commissioner Lucchesi asked of temporary signs as an a-frame around town. Planner Kalkin noted off- site signs are not allowed. Junipero Serra, and Westborough have many of signs for Heather heights, Terrabay and Ridgeway developments seem to have too many off-site signs. Commissioner Masuda asked about the status of the V-haul at San Felipe. Planner Kalkin noted that the Code Enforcement is working on this. Vice-Chairman Romero mentioned a commercial on television announcing that the San Francisco Water Department vvill be retrofitting three (3) of their pipelines. City Engineer Wong stated that they would be working on one (1) line through South San Francisco and described the proposed work wruch would be done mostly on their own right-of-way, with little excavation. Commissioner Masuda noted that behind Southwood Center parking on Orange Avenue at Southwood Center Calwater seems to be cleaning up. Items from the Public: None Adjournment: Motion-Padreddii/Second-Lucchesi: To adjourn meeting at 9:00 PM to December 5, 1996, Regular Planning Commission Meeting. Marty Van Duyn, Secretary Planning Commission City of South San Francisco William M. Romero, Vice-Chairman Planning Commission City of South San Francisco MVD:rp Planning Commission Mtg. 11/21/96 Page 5 of5