HomeMy WebLinkAbout11.20.97 Minutes
MINUTES
PLANNING COMMISSION MEETING
MUNICIPAL SERVICES BUILDING
33 ARROYO DRIVE
November 20, 1997
CALL TO ORDER The Meeting was called to order at 7:31 p.m.
PLEDGE OF ALLEGIANCE
MEMBERS PRESENT:
Chairman Romero, Commissioner Masuda, Commissioner Sim, Commissioner
Teglia, Commissioner Baldocchi, Commissioner Honan
MEMBERS ABSENT:
Vice Chairman Barnett
Engineering Division
Marty Van Duyn, Dir. of E&CD
Jim Harnish, Chief Planner
Susy Kalkin, Senior Planner
Mike Upston, Associate Planner
Bob Beyer, Project M~ager
Jerry Haag, Consulting Planner
Katherine Wellman
S gt. Ron Petrocchi
Sgt. Mike Massoni
Richard Harmon
ALSO PRESENT:
Planning Division
City Attorney
Police Dept.
APPROVAL OF MINUTES:
Commissioner Sim requested that the November 6, 1997 Regular minutes be continued for a correction
to Items from Commission.
Motion- Teglia/Second Sim to approve Minutes for April 17, 1997 and November 6, 1997 Special
Meeting. Commissioners Honan and Masuda abstained from the April 17, 1997 Minutes. Approved by
unanimous voice vote.
ORAL COMMUNICATIONS
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Mr. Dan Shattuc, 907 W. Cardinal Drive, Sunnyvale spoke of an erosion problem in the vicinity of
Oyster Point Tech Center, off Oyster Point on the east side of 101, and asked if the city is prepared for
the heavy rainfall. He also spoke of having the city use Christmas trees for mulching. Chairman Romero
informed Mr. Shattuc that the city has a recycling program where Christmas trees will be picked up free
of charge to the residents and some foliage is recycled by the scavenger company.
Chairman Romero advised of a change to the agenda; item #3 was moved to the first public hearing item.
CONSENT CALENDAR
1. 480 Littlefield Ave, T.D. Sabbadini, Own; Steve Eftimiou, Appl., UP-97-076; Categorical
Exemption 15302 (b)
Use Permit to replace one existing 12'X20' wood frame storage shed with a 24'X38' steel frame
pre-fab metal building for a non-conforming use in accordance with SSFMC 20.97.060 and
20.97.050. (Staff recommends continuance to the meeting of December 4, 1997)
Motion - Sim/Second - Teglia to approve. Approved by unanimous voice vote.
PUBLIC HEARING - AGENDA ITEM
2. 266 Harbor Way, Hertz Equipment Rental, Appl.; Alfred & Dorothy Tomlinson, Own;
UP-97-078; Categorical Exemption Class 1, Section 15301
Use permit to allow operation of an equipment rental facility with outdoor storage on an existing
developed lot in accordance with SSFMC Chapter 20.32.030 (c) & 20.32.070 (a) & (b).
Senior Planner Kalkin presented the staff report.
Mr. George Avanessian, 400 Oyster Point Boulevard, SSF spoke on behalf of the applicant, indicating
that they are in agreement with the proposed conditions. He stated that the vehicles previously being stored
on the site did not belong to his client. He indicated that they will only be storing small rental equipment
on the site. He added that the existing landscaping will all be replaced and vinyl slats will be inserted to
screen the equipment from view. He stated that they will work with the Police Department on the visibility
issue. Mr. Sim verified that the equipment will not exceed 10 feet in height.
Mr. Shattuc raised a concern regarding water quality from oil, grease, and car washing. Mr. Harmon
stated that the Engineering Division conditions include pollution control measures within the site, adding
that washing vehicles, would require a separate permit from the Water Quality Control department, which
would require that the water go into the sanitary sewer system.
Commissioner Masuda asked if this operation was part of Hertz Rental. Ms. Kalkin added that Hertz
Equipment is affiliated with Hertz rental but the Conditions of Approval preclude any auto rentals from
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the site. Commissioner Honan asked the purpose of the wash bays. Mr. Avanessian responded that the
bays will be used to wash the small rental equipment. He added that when that takes place they will have
a three compartment separator to divert the water into the sanitary sewer.
Motion- Teglia/Second- Masuda to approve. Approved by unanimous voice vote.
3. 375 Dorado Way, SSFUSD/Avalon School, Waterford Associates, Owner and Applicant
SA-97-060 & PUD-97-060; Mitigated Negative Declaration 97-060
Subdivision of a 5.2 acre site for 21 lots, in accordance with SSFMC Chapter 19.48; and PUD 97-
060 for a planned unit development to allow a residential subdivision with lot widths of less than
50 feet and a cul-de-sac over 100 feet in length, in accordance with SSFMC Chapter 19.48 and
Section 20.84. (Continued from November 6, 1997 meeting).
Commissioner Sim announced that he would be abstaining from this item.
Chief Planner Harnish presented the staff report. He spoke of the positive manner with which the
developer has dealt with the neighborhood in resolving various concerns including: 1) compatibility of
the project with the existing neighborhood; 2) stormwater runoff; 3) replacing trees; and 4) designing an
open non-gated community. He provided an overview of the memorandum distributed which contained
modifications to several of the conditions of approval, which he stated are relatively minor and have been
discussed with the neighborhood and/or the county.
Chairman Romero asked if the sidewalk would go all the way up to the city park. Mr. Harnish responded
in the affirmative.
Mr. Paul Verrier, principal for Waterford Associates introduced the other members of his team who each
provided details on their respective area of responsibility: John Ward, Consultant; Hugh Oberkamper,
Civil Engineer; John Favor, Project Architect; James McNair, Arborist; Jane Lupkin, Landscape
Architect; Vince Booster, Principal of Waterford Associates. He indicated that they are basically in
agreement with the conditions recommended by staff including the modified 20 foot driveway apron. He
spoke of the joint efforts put forth by staff, homeowners association, the neighborhood, and his staff to
come up with what he perceives as a good project for the area.
Mr. Rich Garbarino, 400 Avalon, president of the Avalon Homeowners Association spoke of their
initial concerns over the development, and how over a three year period after meeting with city officials
and Waterford, their concerns relative to a no gated community, tree replacement, deeding of slope
property, and replacement of drainage system have been resolved. He commented on how Mr. Verrier in
particular has been most accommodating in ensuring that the community's issues were heard and resolved
favorably, and added that he hopes this has established a precedent for future development.
Mr. Paul Wendler of 321 Granada Drive spoke of his concerns, adding that the cooperation of the
applicant and the city's Planning staff have led to resolution of those concerns to his satisfaction. He cited
his two main concerns: 1) Drainage problem, with water runoff from the school district, noting that once
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a homeowner takes possession, altering their back yard could alter drainage, redirecting the water into their
back yard. He stated that Mr. Verrier has agreed to install a back yard drain, and the City has responded
by adding condition #7; 2) resolution to diseased trees; Mr. Verrier has agreed to cut down the dying trees
before the winter rains, and other measures in the event of damage to their property during the coming
winter, and in the spring will remove the stumps.
Ms. Joy Ann Wendler of321 Granada, Vice President of Avalon/ Brentwood Homeowner's Association
spoke in favor of the developer, adding that Mr . Verrier took a great deal of time conducting neighborhood
meetings, all at convenience of the neighborhood, and listened and gave a lot. She also noted his
responsiveness in other areas such as establishing a homeowners association to take care of the trees. She
further mentioned that the slope is being dedicated to the city for everyone's enjoyment. She pointed out
that he did a lot of things right, and how after 9 months it's been a very interesting process. She spoke that
this development will be very good for the city, because a precedent has been set in working with the
developer. She praised the method by which Mr. Verrier involved the community and worked with them
to address issues.
Arvid Olson ,420 Dorado, spoke of his concern with the traffic and was dismayed that San Mateo County
has not been involved since the project fronts on County property. He cited a concern with the stop sign
at the entry and the sight line distance position of the entrance which he felt is very dangerous if left turn
remains. He wanted to know who would be policing the street.
Jim Topping, 1519 Rollins Road ,Burlingame, a business representative for the plumbers and steamfitters
of San Mateo County, spoke in favor of the project which he feels fits well into the community, and the
jobs it will create.
Marcy Schultz, business manager for the building and construction trades council of San Mateo County,
spoke of her involvement with the project from the time it came before the school board. She praised Mr.
Verrier for taking the time to talk to their people, and attested to the fact that Waterford uses trained and
well qualified people to work for them..
Patrick Barrett from San Bruno, representing the Operating Plaster and Cement Masons International
Association Local 300, spoke for the project and the boost it will bring to the economy.
Ken Sinclair, representing International Brotherhood of Teamsters, stated that they are looking forward
to the jobs created by project, and as a resident he feels it will be an asset to South San Francisco.
Kevin Chase from San Bruno, spoke as a representative of Local 12 Carpet, Linoleum, and Tile Workers
Union, and affiliated with the International Brotherhood of Painters and Allied Trades, which includes the
glaziers and painters. He stated that they have many workers who reside in South San Francisco and
members of their groups feel it's a wonderful project, and would like to support it.
Elaine Bill of 297 Alta Vista Drive, representing the Country Club Homeowner's Association spoke in
favor of project and responded to the concern regarding the roads; she indicated that they are meeting with
the County next week or the following to discuss all the roads in the area.
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Harry Kramer of 349 Granada, asked for an explanation on the markings placed on the monterey pines
in the area. The developer responded that his tags are done with aluminum markings. The flourescent
markings were not placed by the developer. The arborist provided further details on the diseased trees.
Mr . Verrier, responding to Mr. Olson's concern, noted that they submitted their plans to the County, who
has not mentioned any problems with the site visibility. The improvement drawings have not been
completed, and if the County determines that there is a problem, they will most likely impose a
modification when the road is replaced.
Commissioner Masuda asked if Dorado Way going to be widened. The developer responded that the
County has asked that it be widened and reconstructed to City width standards from Country Club Drive
northerly to the existing curb and gutter. No widening has been proposed from Country Club southerly.
Commissioner Masuda also questioned the $83,000 cited as the school benefits versus the impact of
students to the schools. Mr. Harnish responded that the school district has indicated that they have
adequate capacity to handle the children within the existing facilities. Commissioner Masuda suggested
that for future residential projects staff should request that a school district representative attend the
meeting.
Commissioner Teglia spoke to the CC&R's reference to maintaining the trees and the drainage. He asked
if language would be included for maintenance of common landscape areas, and to assure that the
homeowner's association be held responsible to maintain individual lots where landscaping is not
adequately maintained. The developer responded that the individual homeowners will be required to
maintain the landscape area in the front of their property, and the trees will be maintained by the
homeowner's association through a fee imposed on the homeowners. Mr . Verrier stated that the language
as currently drafted does not provide that the homeowners association require that the landscaping be
maintained, but added that such a change could be made to the language in the CC&R's. Commissioner
Teglia recommended that it be drafted to include that language.
Commissioner Teglia also spoke about the six bedroom layout, which in the past has been presented as a
five bedroom house with a bonus room, and the Commission has discouraged the six bedroom homes,
due to concerns of multiple family occupancy. He asked if it would be a problem if they were asked to
eliminate the 6th bedroom. Mr . Verrier stated that they would like to maintain the option of keeping the
number of rooms in tact, citing the flexibility of using other rooms for offices, workout rooms, computer
rooms or other uses. He added that he would be happy to include conditions in the CC&R's stating that
the rooms could not be joined together, and added that this is an R-l district, single family residential, one
single family per home, in which case more than one family would violate the zoning ordinance. Ms.
Wellman agreed, however she cautioned against making a decision on a project based on what is perceived
as a normal family, citing that there are laws that protect against that.
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Commissioner Honan asked if the fire department had any problems with this project. Mr. Harnish stated
that the fire department has reviewed it for necessary turning radius, and do not have a problem.
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Chairman Romero stated that he found it encouraging to have a developer come into the neighborhood and
work closely with the neighborhood and homeowners association to resolve issues prior to the Commission
hearing. He also stated that it was encouraging to have staff work with an applicant and the neighborhood
and come to a consensus as to what is acceptable, which makes it easier for the Commission and provides
for a better project. He extended his appreciation to the developer and the homeowners assocation, and
staff for working together on this project. He stated that he feels it is a very good project, the homes are
of an excellent design. With respect to the lots with the 5 foot back yard, he asked if there was any way
those lots could be terraced to allow a little more useable space. The developer responded that their intent
is to modify that plan to add sliding glass doors to the side, so that yard becomes more useable. Mr.
Harnish advised the Commission, that he had minor changes to Conditions 4 and 5.
Motion- TeglialSecond-Masuda to recommend that the City Council approve the project, with an additional
condition adding the enforcement of landscaping to CC&R's, and recommending that the Council request
documentation from the school district justifying the student yield numbers. Approved by majority voice
vote. Commissioner Sim abstained.
Recess was called at 9: 15 p.m.
The meeting was called to order at 9:30 p.m.
4. Oyster Pt. Blvd. (No. side)/E. of 101, Bay West Cove, SP-97-027 & GP-97-027;
Environmental Impact Report 97-027
· An Environmental Impact Report with a Statement of Overriding Considerations;
· Amendments to the East of 101 Area Plan (General Plan), changing the language of the
following policies and/or design standards contained in the Plan:
Policy LU-21, to allow automobile sales and service within Light Industrial areas
Policy LU-10a, to allow commercial buildings to encroach into Open Space areas under
certain specified conditions
Changing the cross-section design of Oyster Point Boulevard (Figure 12) adjacent to the site
Policy DE-47, amending language regarding freestanding signs adjacent to the Bayshore
Freeway Corridor;
· A Specific Plan for the property, establishing maximum development intensities, on-site
circulation, development standards and related features to guide the future use of the site.
· Rezoning the site to the HBay West Cove Specific Plan" Zoning District;
· A Tentative Parcel Map to subdivide the site into nine new parcels
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Consulting Planner Haag presented the staff report. He added that recent review by staff has shown that
the East of 101 plan calls for a regional linkage of the San Francisco Bay Trail, and staff is recommending
that the Commission recommend that the applicant pay a fair share to provide the trail linkage, which
would be worked out by staff at a later date. He spoke of the material distributed this evening which adds
Condition 16 as a way to implement one of the mitigation measures of the EIR, requiring the applicant to
come up with a specific vehicle count at key intersections being impacted by the project, so the City can
impose mitigation fees. He spoke to the issue of sedimentation and runoff, and added that staff is
recommending a condition to require that the applicant deposit funds so the city can hire a monitor to
insure the mitigation measures are fulfilled.
Mr. Richard Morehouse, EIR consultant, stated that the Final EIR includes the Draft Report and Responses
to Comments on the Draft, which together constitute the Final EIR, which the city will certify as adequate.
He added that they have attempted to address issues presented by the Commission, city staff and other
agencies, which helped to clarify the impact assessment but did not fundamentally alter initial conclusions
about the project impacts and mitigation measures.
Mr. David Conner, owner of Bay West Cove, spoke of clean up efforts on the site which contained toxic
waste, and how through coordinated efforts with the Planning staff, they have developed a program which
contains a good mix of uses that will generate revenue for the city. He added that Mr. Kevin James, of
MCG Architects, and author of the Specific Plan, was available to respond to any questions pertaining
to the layout.
Mr. Dan Shattuc, 907 W. Cardinal Dr., Sunnyvale, spoke of the lack of involvement by residents of
the city, and added that the city might consider looking into a way to involve the residents. He spoke of
the things that he felt were positive about the project, as well as negatives, and added that he would like
to see measures to insure a total clean up, proper drainage for water quality, efforts to minimize traffic,
and maximum use of native plants. He cited a recent article on Auto Nation as not being a very successful
business.
Ms. Sylvia Gregory, from San Bruno, stated that she is working with the committee to save San Bruno
Mountain and the Bay. She expressed a concern with buildings encroaching into the 100' shoreline band,
adding that this is a very noisy place due to aircraft noise, and not a good place for people to live. She also
voiced a concern of oil runoff from the automobile use.
Ms. J an Pont, III Belmont Ave., spoke of the need for a grocery store or a nice restaurant and
questioned the need for a used car lot and more motels. She stated that she likes the idea of the wetlands
being saved and asked that if any trees are put in they be oriental, full foliage in spring and nice color in
the fall.
Commissioner Masuda asked for a description of what a water oriented commercial building would be.
Mr. Haag used an example of nice restaurants with Bay view, or a hotel with a lobby opening up to the
water. Commissioner Masuda expressed a concern of encroaching into the 100' band. Mr. Harnish
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responded that individual uses would require city review and approval, indicating those issues could be
addressed by conditions related to the specific project.
Commissioner Sim asked Mr. James, to provide a concept of the project in terms of design. Mr. James
indicated that this is a conceptual layout. He added that the project consists of four main components: 1)
Hospitality components adjacent to the bay to take advantage of the most aesthetic locations; 2) the Bay
Trail which goes from one end of the site to the other, incorporates an 8 foot jogging path, and is adjacent
to a 22' wide native habitat planning zone. He added that the project is increasing the wetlands
significantly, and measures have been incorporated into the plan to protect encroachment into the wetland
area. He added that the bay trail also includes two view plazas; 3) retail sales; and 4) auto sales. He stated
that the Specific Plan outlines the various alternatives, and provided further details on information relating
to the Specific Plan.
Mr. Sim interjected explaining that he is looking for the relationship of the precise plans and the role of
the various parcels in defining the overall plan. He cited examples of what is being done in terms of
frontage on the Bayshore Freeway or Oyster Point in terms of landscaping or other plans. Mr. James
reiterated that this is only a conceptual layout with guidelines, adding that precise plans may be modified
as they come forward.
Chairman Romero explained that this a conceptual Specific Plan, adding that the precise plans will be
going to the Redevelopment Agency for approval and noted that the focus should be on the concept of the
Specific Plan. Commissioner Sim asked that the record should reflect that Redevelopment Agency be asked
to consider looking into those concerns further. Commissioner Sim asked for an anticipated timeline for
the scope of the five phases.
Mr. Connor responded that the site should be ready after the first of the year, adding that they will not be
building, but selling the parcels for the various uses, indicating that they are looking at the first
construction starting in April or May. He added that they have looked at various uses such as grocery
stores, and there has not been interest in that type of use due to the price of the land, which was increased
by the cleanup costs and the cost of constructing the flyover. He addressed the issue of hotels along the
water front.
Chairman Romero asked if the auto use would have any underground storage tanks and also had a question
regarding parking within the 100' band. Bill Barry, representing AutoNation, responded that they will
not have any undergound tanks. Staff clarified that policy LV-lOA currently allows parking to encroach
within the 100' band. Chairman Romero wanted to insure that specific language be included to prohibit
parking within the 100 foot setback. Mr. James provided further details on the 100' zone as well as further
details on provisions for setbacks along the wetlands area and landscape zone. Following discussions on
whether to request a recommendation to Council, Chairman Romero determined that it would be adequate
for the discretionary decision to be made on a case by case basis, reviewed and approved by the
Redevelopment Agency.
Commissioner Teglia asked about the provision to provide emergency access to the Koll property. Mr.
Haag stated this developer does not have a condition to provide emergency access, the condition on this
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developer is to provide a Uno build" easement along the northerly tip so future buildings will not be built
there which would preclude future access. He added that staff is suggesting that the two applicants work
together to provide a joint emergency access/ bay trail connection, jointly funded. Commissioner Teglia
also asked if the sewer capacity would be adequate for completion of the project. Mr. Haag stated that
they have conferred with the Public Works Director and the project engineer doing the plant upgrade, who
have provided a memo stating that the capacity will be adequate. Commissioner Teglia asked about
capping of the the marsh, and asked if the proposal had been presented to BCDC. Mr. Haag responded
that this issue was put to rest by Regional Water Quality Control Board, since the board concluded
dredging would create more pollution, and capping was considered the superior alternative.
Motion-Sim/Second-Baldocchi to approve with additional Condition #16 and #17 a condition for the
completion of the Bay Trail length. Approved by majority voice vote.
ADMINISTRA TIVE BUSINESS
7. Items from Staff
None
8. Items from Commission
Commissioner Romero spoke of wanting minutes to be more thorough. Commissioner Teglia agreed
adding that specific point are being left out. Mr. Harnish stated this change was instituted at his direction
and explained his rationale for attempting to streamline the minutes. Mr. Teglia restated that important
points are being left out.
Commissioner Teglia requested an update on Council's policy on barbed wire on fences. He noted that
South City Ford on Linden has a lot with barbed wire on it.
9. Items from the Public
Motion- Masuda/Second- Baldocchi to adjourn.
The meeting was adjourned at 10:50 p.m.
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SecretarytQ thel~~anning Commission
City of So'U'th San Francisco
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William Romero, Chairman
Planning Commission
City of South San Francisco
WR:JH:is
NEXT MEETING: Regular Planning Commission Meeting, December 4,1997,7:30 p.m., Municipal Services Building,
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33 Arroyo Drive, South San Francisco, CA 94080
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