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HomeMy WebLinkAbout06.04.98 Minutes MINUTES CITY OF SOUTH SAN FRANCISCO PLANNING COMMISSION MEETING MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE June 4, 1998 CALL TO ORDER / PLEDGE OF ALLEGIANCE The meeting was called to order at 7: 30 p.m. ROLL CALL / CHAIRMAN COMMENTS MEMBERS PRESENT: Chairman Barnett, Vice Chairman Teglia, Commissioner Romero, Commissioner Sim, Commissioner Baldocchi, Commissioner Honan, Commissioner Masuda MEMBERS ABSENT: None ALSO PRESENT: Planning Division Steve Carlson Susy Kalkin Mike Lappen Kat Wellman Sgt. Mike Massoni Richard Harmon Ray Honan City Attorney Police Dept. Engineering Water Quality Control Commissioner Sim arrived 7:31 p.m. APPROVAL OF MINUTES: None ORAL COMMUNICATIONS None CONSENT CALENDAR None F:\File Cabinet\Old PC\working\minutes\1998\060498PC. WPD Page 1 of 10 PUBLIC HEARING - AGENDA ITEMS 1. Japan Auto Parts (USA) Ltd.~ J. C. Holdin2 Companv~ Owner~ Japan Parts (USA) Ltd./Frank Cheun2~ Applicant~ 400 - 428 North Canal Street~ UP-98-012~ Miti2ated Ne2ative Declaration ND-98-012 Use Permit and Design Review approval allowing retail auto parts sales, administrative support offices and storage in two new one-story buildings containing a total of 40,000 square feet with site improvements including parking and landscaping situated at 400 - 428 North Canal Street (APN# 014-061-050) in the Planned Industrial (P-I) Zone District, in accordance with SSFMC 20.32.030 (c) Sr. Planner Carlson presented the report. The applicant Mr. Frank Cheung summarized the project and indicated that they have received a clearance letter of from San Mateo County addressing the issue of contaminated soil. He spoke of their desire to improve the existing and surrounding area, including the problem with flooding which they have been experiencing every year. He also added that it will improve their operations and hopefully lead to employment of more people. There being no comments from the public, Chairman Barnett closed the public hearing and opened it up to the Commission. Commissioner Masuda asked staff if the alternative of placing a driveway to rear of building for trucks had been considered. Mr. Carlson responded that it had been considered, however this design met the city's requirements for onsite circulation and the applicant's desire to move the power pole, adding that this design adequately serves the site. Vice Chairman Teglia asked if the front facade is simulated brick. Mr. Gregg Titoni of Anderson Metal Products responded that the front of the building would be a brick masonry product. Vice Chairman Teglia raised another question that the Negative Declaration, Page 3. l.g is referenced, but not answered. Mr. Carlson responded that Vice Chairman Teglia was correct, however it was addressed within the body of the document, under earth, Item 3, Page 3 of the Initial Study Supplement, adding that it could be checked as "not a less than significant impact". Mr. Teglia also asked about 1.e, any increase in water, wind, erosion of soils, adding that South City soil erosion by winds is fairly sensitive, asked if it's no impact due to mitigation of water trucks. Mr. Carlson responded that this references the design of the site, and since they are paving the entire site, this is a non impact. Commissioner Sim asked staff about the Design Review Board's comments with reference to the canopy, roof, and the brick facade. Mr. Carlson responded. Commissioner Honan asked staff, how many more tenants are anticipated. Mr. Cheung stated that they don't know the answer, but it will be within the Planned Industrial area requirement, adding that they estimate 1 to 4 at the maximum, and they do not plan to divide it into small units. Commissioner Honan also asked what would be stored and whether they will be contained. The applicant responded that since 1984 they have been in sales of automotive engines F:\File Cabinet\Old PC\working\minutes\1998\060498PC. WPD Page 2 of 10 and transmissions, and the area will be used to store those and other parts available for sale, and added that they have measures in the system to keep the area clean and process all parts that go through the warehouse. Vice Chairman Teglia asked if consideration had been given to make the building a stucco finish in keeping with surrounding buildings. Mr. Carlson responded that the stucco had been considered, however, his recollection was that the Board preferred the masonry type of material. Commissioner Baldocchi asked if the landscaping is consistent with the rest of the area. Mr. Carlson responded that it is consistent with or exceeds what is found along that frontage and city requirements. Commissioner Romero offered positive comments about the redesign, but asked about the ability to park at the dead end, adding that there doesn't appear to be sufficient space for a turn- around. Motion-Romero/Second-Masuda. Approved by majority voice vote. 2. Gellert Square; Manton E. Won2, Owner/Applicant; 2211-2239 Gellert Boulevard; UP-93-939/MOD4, Cate20rical Exemption Class 1, Section 15301 (a) Use Permit modification to allow for 607 square feet of customer eating area at an existing restaurant within a multi-tenant retail shopping center located at 2211 - 2239 Gellert Boulevard in the Retail Commercial Zone District (C-l) in accordance with SSFMC 20.91. Sr. Planner Carlson presented the report. The applicant, Mr. Manton Wong, 311-12th Avenue, San Francisco, CA, spoke of the trash problems which he indicated the vast majority comes from illegal outside dumping violators who may not have garbage service (as indicated by the scavenger company, and which the Commission may want to pursue), not from the establishment. He added that this is an ongoing problem for them. He indicated that on a couple of occasions they have located addresses in the garbage bags which they referred to the police department who followed up, and the trash was removed shortly thereafter. He stated that in the mean time they continue to clean the garbage, which becomes their problem. He indicated that their plan is to hire additional janitorial service to sweep and haul the garbage three times a week, in additional to the mechanical sweeping that already exists twice a week. He added that other considerations he is looking at to discourage the dumping is to install more and larger warning signs against dumping, and possibly placing surveillance cameras if necessary. Chairman Barnett asked how many tenants use the garbage bins and requested clarification on Mr. Wong's relation to the project and which restaurant was being effected by this expansion. Mr. Wong responded that there are fifteen tenants, five restaurants. He explained that he is, part owner and one of the landlords of the complex, and provided information on the restaurant that is proposed. F:\File Cabinet\Old PC\working\minutes\1998\060498PC.WPD Page 3 of 10 Commissioner Romero asked about the landscaping stating that some of the landscaping looks good, but other areas need upgrade and improvement, adding that consistent landscaping for the entire site would be appropriate, citing a particular problem in the area in front of the Ling Nam restaurant. He also stressed the Commission's desire to see the trash problem addressed and offered some alternatives including recycling. Mr. Wong stated he will speak with the landscaper to upgrade the landscaping, possibly the planter boxes, and stated that they have recycling bins but will look into getting another one. Commissioner Masuda stated that he drove by a couple of times during the week, and did not observe public garbage, but noticed one restaurant that puts its cardboard and oil outside the door. He added that he doesn't think signs will work, adding that his suggestion is to install six foot wide locked gates and give the key to the scavengers which will be closed upon leaving, and opening them on arrival, adding that signs do not deter violators. The applicant stated that the Scavengers, and the businesses, prefer not having gates due to the inconvenience. He added that the problem that Pak n Save had was stopped by putting up better lighting. The applicant stated he would investigate the lighting. Commissioner Baldocchi stated that she liked the idea of additional lighting. Vice Chairman Teglia stated that he agreed with Commissioner Masuda's suggestion for a gate. He added that he was uncomfortable leaving such a problem not tied down. He asked if staff has looked at lighting the history up there with lighting and gang problems. Mr. Carlson responded regarding the prior problems, adding that he is not aware of any current problems. He spoke of the trash problem which he stated is something that needs to be worked out with other staff members. He stated that they had looked into the gate and there are issues regarding the Scavengers, but also with relation to the fire access around the building. He added that they will consult with the Fire Marshall and the Building Division to determine if that's an acceptable solution. He added that the lighting is an excellent idea which has promise and is possible by increasing the wattage. He added that Condition #8 requires that the use permit be reviewed qUalierly, and it could be tracked over a period of a year. Vice Chairman Teglia asked about the existing lighting. The applicant responded that the lighting has been upgraded to three to four times more lights since the center was built in 1980, adding that the lighting is in accordance with the recommendations of the Planning Commission lighting study of around 1993. Vice Chairman Teglia stated that he is not sure that asking that the lighting be upgraded now is appropriate, since the application will come back for review, it could be revisited at that time. He suggested an aggressive program be considered before now and the next review. Commissioner Honan suggested putting spot lights along the sides to deter people prior to them getting to the back. She also responded that the tenants may need to be educated on recycling, and without that the bins will not do any good. Mr. Tam, a current tenant at Gellert Square, indicated that Mr. Wong has hired him to monitor the site for the last month. He stated that 95% of all the tenants know about and use the recycling bins, and the trash problems are not from there. He added that 95 % of the trash problems come from contractors etc. dumping their garbage in the back. He stated that his recommendation to Mr. Wong has been to place 500 watt motion detector lights on each end, coming in and going F:\File Cabinet\Old PC\working\minutes\1998\060498PC.WPD Page 4 of 10 out, along with Mr. Wong's suggestion to put a big sign in front, and slowly upgrade the lighting in the back. He also suggested in lieu of a gate, placing a chain across at night with a hook, where you could still get in without a key. He added that if there is a deterrent to dumping at Gellert Square, they will dump elsewhere. Commissioner Romero stated that prior to considering the use of a chain, they should consult with the Police Department, and perhaps the Fire Department. There being no comments from the public, Chairman Barnett closed the public hearing and opened it to the Commission. Motion- SimlSecond- Teglia. Approved by majority voice vote. 3. EU2ene Gonzales & Richard Miske~ Owner~ Harold Bexton~ Applicant~ 851 Baden A venue UP-98-036. Cate20rical Exemption Class L Section 15301 (e) Use Permit and Design Review approval to allow an eleven (11) bed residential care facility for the elderly in a Medium Density (R-2) zone district in accordance with SSFMC Sections 20.18.030 (a), 20.18.040 (c), and 20.85. Sr. Planner Kalkin presented the report. Mr. Harold Bexton, Architect, 640 Santana Road, Novato, spoke for the applicant explaining that the previous applicant, Mr. Miske had submitted this application which was previously approved and to the stage of taking out a building permit when he became ill and is now in a nursing home. He stated that when Mr. Gonzales took it over he discovered that the permits had expired and had to start over. Commissioner Masuda had a question regarding the single carport. The applicant deferred to staff. Ms. Kalkin responded that this stems from the time prior to the amendment to the zoning code four or five months ago which required that you could not have an open parking space in a setback. Discussions followed that this is no longer a requirement and eliminating it or attaching it to the garage would be a better alternative. The applicant stated that they would prefer to eliminate the carport. Chairman Barnett closed the public hearing and opened it up to the Commission. Vice Chairman Teglia asked for history from staff regarding State law. He spoke of a concern that was pointed out by a letter directed to the Commission from a long standing resident, and he has heard from other people in the area who are very concerned about parking. He added that with the elimination of the carport and other changes, additional parking may be possible. He commented on whether staff has considered requiring a garage. Commissioner Baldocchi stated that with the elimination of the carport, something could be done to reconfigure the parking. Ms. Kalkin stated that she thinks four parking spaces for this type of use is very generous for this type of establishment which does not generate a lot of traffic since most of the residents will not F:\File Cabinet\Old PO working\minutes\1998\060498PC. WPD Page 5 of 10 be driving, and probably don't get many visitors. Adding that the amenity of outdoor space, in her opinion, is very important in order to create nice environment for the elderly tenants who will be living there. Mr. Bexton stated that studies done on this type of home, indicate that they do not generate a lot of cars. He added that there will be one full time staff member who will likely have a car there, and the other parking spaces probably will not be used, and the long driveway in the rear can also be used for parking. He added that he was in agreement with Ms. Kalkin's comment that the outdoor space should be retained. Vice Chairman Teglia asked if a requirement could be made that the employees keep the car in the garage to free up the outdoor spaces. Commissioner Romero had a question about how the elderly would be taken from the building to their cars safely, lacking a designated handicap area. The applicant responded that the Building requirements call for one of the spaces to be designated handicap access, and that with the elimination of the car port they would be designating that as a handicap area. He also explained the path that could be followed to get the elderly from the building to their cars. Commissioner Baldocchi asked if the staffing meets the State standards. The applicant responded that it will meet the State standards. Commissioner Honan had a question regarding the reference of a bedroom converted to a social room, and how many bedrooms the facility will accommodate, and asked for clarification about the reference to double occupancy. Commissioner Baldocchi asked where the staff person would be and what procedures would be in place for tenants to contact the staff person should the need arise. Commissioner Sim asked staff to respond on the issue of over concentration of similar facilities and whether it meets that criteria. Ms. Kalkin responded Motion-HonanlSecond-Sim. Approved by majority voice vote. ADMINISTRATIVE BUSINESS 4. Items from Staff Sr. Planner, Kalkin requested that item 4c. be heard before item 4b. Meeting recessed at 8:50 p.m. Meeting reconvened at 9:00 p.m. a. General Plan Update Sketch Plans Report (continuedfrom 5/21/98) Contract Planner Lappen with assistance from Sr. Planner Kalkin made their presentation to the Commission. Mr. Lappen stated that in response to some of the Commission's concerns raised at the last meeting regarding the presentation of the maps, staff went out to the various locations and F:\File Cabinet\Old PC\ working\minutes\1998\060498PC. WPD Page 6 of 10 took pictures which will hopefully provide the Commission with a better description of the sketch plan proposals. He indicated that they had divided the sketch plans into various subsections of the city, where major changes to the General Plan and Zoning Ordinance are being recommended by the consultant. They pointed to the proposals made by the consultant, adding that staff has been reviewing them for reality considerations. They touched on circulation and various transit alternatives that are being looked at. Chairman Barnett and Vice Chairman Teglia both raised concerns with the issue of high density housing in the downtown area, and whether it is appropriate in the areas being recommended. Vice Chairman Barnett added that it would depend on how well the density is planned. Commissioner Sim stated that he shares the concerns of high density, which would require appropriate design and development to make it suitable, however he added that he would prefer to keep high density open as an alternative as a measure of alleviating the transportation problelTIs. He also stated that Westborough at Skyline should be looked at for a gateway. Commissioner Romero stressed the need to focus more attention to the western portion of the city, in the area of Hickey Boulevard connection between the BART station and the freeway and Hickey to Chestnut on EI Camino. He also spoke of the transportation element which should include accommodating the local residents. He reaffirmed that the Sign Hill thing is not appropriate. Vice Chairman Teglia spoke of a concern with the consultant's recommendation to accommodate so many people here, adding that he would prefer quality versus high density. He also emphasized the need for revenue generating considerations. He commented that he has a concern that the character of the city is not being maintained if developers are allowed to build six bedroom homes, where in the past smaller homes were built and some were later expanded, which worked. Commissioner Romero stated that he thought it would be appropriate to designate areas for future planning purposes, adding that the East of 101 area has recently received quite a bit of scrutinizing. He stated that he likes mixed uses. Chairman Barnett commented that the Lindenville needs to be looked at further as well as the East of 101 area. He asked that the consultant come back with more concrete specifics, adding that the power center may not remain depending on the zoning. He recommended that the power center be placed further north, perhaps around Produce Avenue. Vice Chariman Teglia stated that some direction could be given now conceptually, such access to lower Lindenville area, which won't be a power center if the freeway access is not there, and the power center may need to be further north. He also spoke of expanding the residential area by Village Way. Commissioner Sim expressed a concern for the loss of open space, and asked if the linear park concept that goes into Lindenville, can that be expanded. F:\File Cabinet\Old PC\working\minutes\1998\060498PC.WPD Page 7 of 10 Commissioner Baldocchi raised the possibility of cleaning up the canal area. Further discussions followed on possible changes to that area. Vice Chairman Teglia asked staff if they were clear on what the Commission is seeking. Mr. Lappen stated that on the East of 101 area, some comments in the past have asked for breaking up some of the bigger lots, which he stated geography prevents a lot of that from happening, and asked if that was a concept that the Commission is comfortable with. Vice Chairman Teglia stated that he would not change the Gateway area, since he likes the way it is currently planned. He added that it might be nice to hook up a few roads here and there within the area to improve the flow, but very few since he does not see the benefit of chopping up the area to the extent proposed. Chairman Barnett stated that the campus type scenario which is going on with new construction is very desirable. Commissioner Sim asked if character sketches would be provided for better visualization. c. OPUS Sierra Point, PUD-98-044, PM -98-044, and MND-98-044 - Study Session Sf. Planner Carlson recommended waiving the reading of the Staff Report, and introduced the applicant. Randy Ackerman representing OPUS introduced other members of the team, and provided details on the project and surrounding area. Commissioner Baldocchi asked for clarification on where Sierra Point parkway is situated in relation to Brisbane Vice Chairman Teglia asked if parcel 10 (a) is South San Francisco, and 1 (b) is Brisbane. Commissioner Sim asked what type of hotel that would be going into South San Francisco. Mr. Romero asked about the connection from South San Francisco and spoke to the need for protecting the Bay. Commissioner Honan asked if all three hotels would be the same type instead of one big one. She also asked for clarification on whether one of the hotels would have food service. Commissioner Romero asked if the buffer between the Bay and the building could be increased for the building closest to the Bay. He also asked if approval has already been obtained from Brisbane, and whether public access has been set aside on the Brisbane section. Commissioner Masuda asked for clarification of Parcel R. Commissioner Sim asked for clarification of South San Francisco's part will fit into the master plan urban design, and how will those parts be developed to maintain integrity with the entire development. Mr. John Greer, vice president with OPUS responded. F:\File Cabinet\Old PC\working\minutes\1998\060498PC.WPD Page 8 of 10 Vice Chairman Teglia stated that he considered making a connection the biggest problem. The applicant responded that it is a major challenge, and he was not prepared to provide a response on how it will be resolved. Commissioner Masuda stated that probably the only to solve the problem would be to ask Caltrans to blacktop the area. Commissioner Sim asked if this has been reviewed by City Council, and whether this site was a redevelopment site. Commissioner Masuda and Chairman Barnett stated that they have no problems with the plan as it is now. Commissioner Sim stated that he agrees with other Commissioners that the scheme is strong, however he encouraged that they try to pull the hotel that is anchoring at the Gateway to the South San Francisco site, and look at the Shearwater development. Commissioner Romero commented on the wind and unique area and protection from the fog in that area, and the opportunity to take advantage of the sun. b. Discussion of Residential Zones Chairman Barnett suggested that the material be studied by the Commission and bring it back to the next meeting. Vice Chairman Teglia commented that the handout does not explain the designation for the Kaiser property. Assistant City Attorney Wellman announced that she has been on leave of absence, and when she returns she has requested to come back only part time in order to devote more time to her children. The firm has asked her to concentrate on labor issues, and they have assigned Adam Lindgren to work with Planning and he will be making the presentation to the Commission on vested rights. 5. Items from Commission Vice Chairman Teglia apologized for some comments he made at the last meeting about one of his colleagues which he added were in appropriate to the forum, adding that he should have handled the problem differently. He apologized to Commissioner Sim for any embarassment he may have caused. He also apologized to each of the Commissioners for an awkward and uncomfortable situation. Commissioner Sim thanked Commissioner Teglia and added that he is looking forward to working together. Commissioner Honan stated that her eye doctor told her he was confronted about an awning in front of his building, and he was never contacted. He wants to get the awning, and she told him F:\File Cabinet\Old PC\working\minutes\1998\060498PC.WPD Page 9 of 10 she would follow up on it. She added that she thought he had spoken with Norma. Commissioner Baldocchi asked if the development agreements for Terrabay could be availed to the Commission early in order to review them before the meetings. Vice Chairman Teglia asked staff on the progress with Mr. Pizza Man. Sr. Planner Kalkin stated that it has been referred it to the Code Enforcement office and staff is continuing to pursue it. Commissioner Masuda reported that someone complained that it took them 45 minutes to get out of the parking lot at D & M Liquor due to traffic from school because of the signals lack of synchronizing. Sgt. Massoni stated that the intersection was just recently synchronized to allow even flow of traffic in all directions. Commissioner Honan thanked staff for the trees on Hazelwood. 6. Items from the Public None The Meeting adjourned 11:00 p.m. .. !..~ C4J/~ Christopher Barnett, Chairman Planning Commission City of South San Francisco . sh, . ~cretary or: 100SSlon uth San Francisco JH:is NEXT MEETING: Regular Meeting, June 18, 1998, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. F:\File Cabinet\Old PC\working\minutes\1998\060498PC.WPD Page 10 of 10