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HomeMy WebLinkAbout07.17.99 Minutes CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MINUTES MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE July 15, 1999 TAPE 1 CALL TO ORDER / PLEDGE OF ALLEGIANCE The meeting was called to order at 7:30 p.m. ROLL CALL / CHAIR COMMENTS MEMBERS PRESENT: Commissioner Baldocchi, Commissioner D'Angelo, Commissioner Meloni, Vice Chairperson Sim, and Chairperson Honan MEMBERS ABSENT: Commissioner Romero and Commissioner Teglia* STAFF PRESENT: Planning Division: Chief Planner Sparks Senior Planner KaIkin Senior Planner Upston Adam Lindgren Richard Harmon Sgt. Mike Massoni Ray Honan City Attorney: Engineering: Police Dept.: Water Quality: AGENDA REVIEW * Commissioners Romero and Teglia arrived at 7:35 p.m. Chief Planner Sparks suggested that item #2 be heard before item #3 due to the fact that the court reporter for this item had not alTived. Assistant City Attorney Lindgren added that there was a big accident on 101 and this could be why the court reporter had not arrived. CONSENT CALENDAR 1. Approval of June 3 and June 17, 1999 Regular Meeting Minutes. Motion Sim / Second Baldocchi to approve the minutes with cOlTections. Approved by unanimous voice vote. PUBLIC HEARING AGENDA ITEMS 2. Jalisco Produce Market, Jose Ayar, Owner Roberto & Jose Ayar, Applicant 441 Grand Ave. UP-98-019 and Categorical Exemption: Class 11, Section 15311(c) Evidentiary Hearing to consider modifying or revoking Use Permit 98-019, which allows outside display of fresh produce. To be heard after item #3 because comt reporter had not arrived yet. 3. Cecchini Realty-Dante Cecchini/owner G:\File Cabinet\Old PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 1 of 11 ART -Steve Peterson/applicant 1010 EI Camino Real SC-99-044 Type "C" Sign Permit to reface and replace existing sign with an electronic readerboar"d. Senior Planner Upston gave the staff report. Public Hear'ing opened. Chief Planner Sparks added that staffs' issue was the nature of the sign and the image it projects on EI Camino Real. Steve Peterson, AD Art, stated that the LED sign is under 18 square feet, and would only be red. He added that EI Camino Real is a State Highway which is under CalTrans' jurisdiction and limits the frequency of text changes. He added that this would not set a precedent because the existing sign would be replaced by the LED unit, and clarified that the brightness would be adjustable. Dante Cecchini, owner of Cecchini Real Estate, stated that they have been changing the readerboard manually since 1983. He noted that this has been an existing problem and has become more evident now that property sells faster because the sign needs to be changed so often. He eXplained that another constant problem was alTiving at his office and having letters missing because of the constant winds. He noted that the sign needs to be improved as well as reengineering the posts. He stated that a readerboard would enable them to change the sign at night. He added that the sign would enhance the appearance of the area with the new housing developments, and BART going in. Public Hearing closed. Commissioner Meloni asked if the existing sign was a legal sign. Senior Planner Upston replied that it was legal but a non-conforming sign.. Chairperson Honan asked if the new sign would be the same size as the existing sign. Senior Planner Upston replied that the size would be the same as the old sign. Commissioner Teglia stated that tall signs used to be the trend and EI Camino Real has moved toward shorter monument signs. Senior Planner Upston stated that the City has discouraged tall signs and and the Design guidelines have been developed to encourage monument signs. He stated that the signs should be used to identify property not to adveItise. Motion Te2lia / Second Sim to uphold the Planning Division's decision to deny the permit. Approved by majority voice vote with Commissioner D'Angelo opposing. 2. J alisco Produce Market, Jose Ayar, Owner Roberto & Jose Ayar, Applicant 441 Grand Ave. UP-98-019 and Categorical Exemption: Class 11, Section 15311(c) Evidentiary Hearing to consider modifying or revoking Use Permit 98-019, which allows outside display of fresh produce. Mike Upston gave the staff report. Assistant City Attorney Lindgren clarified some procedural matters in regard to the Use Permit modification or revocation. He added that the SSFMC requires the Commission that they base their decision on evidence presented at the meeting. He encouraged the Commission to ask questions to the applicant. He modified the sixth paragraph of the draft resolution. He added that the court repOlter was in attendance to keep track of all the information that will be given. G:\File Cabinet\Old PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 2 of 11 Stacey Strongarone from La Raza Centro Legal, Inc. was translating for Mr. Ayar at the meeting. She stated that they have made some improvements in the windows and they took down the signs. He also passed around some pictures of the upgrades made. He pointed out the new frames for the signs, new produce display stands, and added that there is nothing blocking the entrance. The interpreter stated that they are working on fixing the delivery problem. They would be loading through the rear" and items would be stored in the garage. John Susa, 608 Rocca, owner, stated that Jose and Roberto Ayar have been his tenants for 2 Yz-3 years and have had a very successful business along with many problems. He added that the applicant is not clear on what the City wants, as far as they were concerned, they had complied with all of the City's requirements. He added that he is willing to let the applicant have his office downstairs to solve the loading and unloading problem. They could put a conveyer belt or a refrigerator to store their produce. Armando Sanchez, ECD, stated that the City has prepared a financial packet to assist the applicant n cOlTecting all the violations that are before the Commission. The package includes: · A $5,000 grant, a $15,000 matching grant and a loan for their match has been provided. This is a total of $35,000 which will allow them to add a conveyor belt in the rear" to help with the delivery problem, repainting the storefront, and replacing signs. · An architect has drawn plans for the produce displays. They added a condition to keep the sidewalk clear of all boxes and all deliveries must be done through the rear by August 26, 1999. Vice Chairperson Sim asked if there was a cost estimate submitted by the architect on all the work for the property. Mr. Sanchez that it will take about $10,000 dollars to complete and the reason for the large budget is because of the unknown cost of a conveyor belt. Chairperson Honan asked what the time frame was to get the conveyor belt placed in the rear. Mr. Sanchez answered that it will take some time due to the contractors being very busy. He added that they are ready to send out bid packages, the loan agreement has been signed, and they will be ready to start work as soon as they get a contractor who wants to work on the project. Commissioner Baldocchi asked how much a conveyer belt would cost. Mr. Sanchez stated that did not know that the garage would be available for deliveries, and they originally thought of putting in an elevator which was estimated to be $15,000. There is not an estimate for the conveyor belt now but staff is estimating that it will be 2/3 or Yz of the cost for the elevator. Commissioner Teglia stated that the revocation of the use permit is strictly for the outdoor displays and the conveyor belt still has to be installed whether the permit is extended or not. He was concelned with the responsibility of certain upgrades not being shared and having them shift only to ECD. Mr. Sanchez stated that it is the responsibility of the business owners. They provide this assistance for all the business owners on Grand Avenue. They prepar"e the packages, send them to contractors, review the bids and setup the contracts. Commissioner Teglia stated that the reason that the revocation process has been delayed is because everyone is waiting for ECD. He wanted the applicant to know that they should take the initiative, and it is their responsibility should there be any delays. Mr. Sanchez stated that the applicant is aware of this. Commissioner Teglia asked that the displays be more attractive and was concerned on the design of the ramp. He asked if it was all in the package. Mr. Sanchez directed the Commission to a page where they had a visual of the ramps. Commissioner Teglia asked if the permit would be revoked then the applicant has a chance to come back with modifications and have a new permit issued. Senior Planner Upston stated that he was correct. Stacey Strongarone from La Raza Centro Legal, Inc. (translating for Mr. Ayar), stated that if his permit be taken away he would lose up to 40% of his sales and this could put him out of business. Mr. Susa added that he has been in retail for many years and is overwhelmed by the type of merchandising that the front displays brings in. He stated that produce is an impulse item and cannot be sold from the inside. He added that the applicant can adhere to the rules of the Commission and that the outdoor display is very important. G:\File Cabinet\Old PC\working\minutes\1999\071S99.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 3 of 11 Commissioner Baldocchi stated that she is seeing what she wanted in the applications from the beginning. ECD is answering questions, the deliveries will be in the back and there is a new design that she liked. She added that Mr. Susa is a respected man in the community and if he is speaking for the applicant they should be given a chance because he is a good businessman. Chairperson Honan stated that she is impressed on what she sees, and that she is saddened that it took this long. Commissioner Meloni asked if there was a guarantee that the applicant would sign the agreement that week. Mr. Sanchez stated that they have already signed the memorandum of understanding. The deliveries in the front would cease by the end of August. The other improvements depend on when they will have a contractor to do the work. He estimated that it would take 2-3 months to finish the improvements. Commissioner Meloni asked if the applicant violates the conditions, could the use permit be revoked. Chief Planner Sparks commented that the permit can not be automatically revoked. The Commission can continue the item for 90 days and at that time Staff will repOlt on the progress of the improvements. Should the progress not be sufficient for the Commission then they can take whichever action they feel appropriate at the time. Commissioner Teglia asked if the Commission could designate the Chief Planner to automatically revoke the permit. Assistant City Attorney Lindgren stated that the Commission has a number of options: · Modifying the use permit for a couple of months, and if it is not authorized for continuance the permit is no longer valid and the use is not authorized to continue. If there are immediate threats to public safety, then there could be cause for immediate action. The code sets forth the process for revocation of a Use permit and the evidentiary hearing is part of that process. It does not specifically give staff authority to revoke the permit and it does not authorize the Commission to give that authority. · The Commission could keep the hearing open and continue the permit for 90 days. At that time the permit can be revoked or modified. Chairperson Honan was concerned with a continuance because the applicant would make the improvements and the Commission could revoke the permit. Then the applicant has invested all this time and effort and he would lose all that he has worked on. Assistant City Attorney Lindgren reiterated Commissioner Teglia's comments at the beginning of the meeting in regard to the subject of the outdoor display being before the Commission. The other improvements are being done to the back of the building and the improvements would also be made to the front of the building. Commissioner Romero stated that there was not sufficient evidence to justify revocation of the use permit. He agreed with staff's recommendation and wanted to add an additional condition that it be reviewed in 90 days. He did not see a need to continue the hearing. Motion Romero to approve the use permit and adding a condition to review it in 90 days. Commissioner Teglia stated that he was leaning towards not revoking the permit. Commissioner Romero wanted to the see the changes that would be implemented. Staff would work with the applicant and the owner of the property and to complete the necessary changes. Commissioner Teglia suggested that the Commission get involved in this because they are setting a precedent for the rest of Grand A venue. He suggested that the Commission see color renditions of what it is going to look like. Chief Planner Sparks suggested that staff could give the Commission a progress report of the improvements under Items from Staff. Commissioner Romero stated that he does not want to delay the process by having it go before the Commission for approval before the construction starts. Commissioner Teglia was concerned because this is the first outdoor produce display on Grand Avenue and wants it to be a model. He added that it is very important for the Commission to review it. Commissioner Baldocchi asked if the Commission wants to have the applicant return in three months. Commissioner Teglia asked if they had a contractor available. Mr. Sanchez stated that they did not have any at the G:\File Cabinet\Old PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page it of 11 moment. Commissioner Baldocchi stated that she would not mind if they would take an extra month and make sure the improvements are done correctly. Commissioner Meloni asked if the Commission could have color renditions by the next meeting. Mr. Sanchez stated that it could be done. Commissioner Teglia asked staff they keep in mind the long-term use of the display stands and that the material chosen should maintain its look for a long period of time. Vice Chairperson Sim stated that he wanted some durable solutions and agreed with Commissioner Teglia. He wanted to be reassured of having a report at the meetings on the progress of the improvements. Chairperson Honan wanted the applicant to keep it clear in his mind that the front should be kept clean 7 days a week. Assistant City Attorney Lindgren stated that Commissioner Teglia was COlTect in his comments in regard to any violations on the conditions of the use permit were a code enforcement matter. He added that this is an option that the Commission has, if they chose to do so. Second Sim to approve the use permit and adding a condition to review it in 90 days. Commissioner Baldocchi suggested that a condition be added to try and keep the ar"chitectural and historical character of downtown. Commissioner D'Angelo stated that a month ago the Commission had heard this item and the issues being discussed were not being addressed. He added that some days later he went by the store and saw carts blocking the walkway, a had truck, and melons in the front. Should this be continued he would be looking for the applicant to comply not only with a letter but with the spirit of the area. He added that weekends are not an exception and the applicant should comply at all times. Commissioner Romero withdrew his previous motion. Vice Chairperson Sim withdrew his second. Motion Romero/Second Sim to move staff's recommendation and review the permit in 90 days, review the plans for the front display at the next Commission meeting. Commissioner Teglia asked if at the 90 day review can the Commission revoke that evening or will they have to schedule additional meetings. Assistant City Attorney Lindgren stated that this could not be done if the hearing is not continued. They would have to first find violations, call for an evidentiary hearing, and finally conduct that evidentiary hearing. Should the Commission decide to leave the hearing open and continue it, then they can revoke that night. Commissioner Teglia and Chairperson Honan suggested having a 90 day continuance. Commissioner Baldocchi was concerned with not having a contractor at that time. Commissioner Teglia stated that the Commission would have the option to consider that as evidence give an extension of the permit Roll for Commissioner Romero's motion: Ayes: Commissioner Romero Noes: Commissioner Baldocchi, Commissioner D'Angelo, Commissioner Meloni, Commissioner Teglia, Vice Chairperson Sim and Chairperson Honan Motion Te2lia / Second Sim to continue the hearing for 90 days with the condition that plans come back to the Commission for review. Commissioner Baldocchi added a condition to keep the architectural character of the historical period of the downtown area. Ayes: Commissioner Baldocchi, Commissioner D'Angelo, Commissioner Meloni, Commissioner Romero, Commissioner Teglia, Vice Chairmen Sim, Chairperson Honan Noes: None Continued by roll call vote. G:\File Cabinet\O Id PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 5 of 11 Recess taken at 8:55 p.m. Recalled to order at 9:08 p.m. 4. Scanwell Int'l-owner Charles NglBest Design & Const. Co.-applicant 333 Victory Ave. UP-99-036 Use Permit allowing an office addition to an existing office building generating in excess of 100 average daily vehicle trips. Senior Planner Steve Carlson gave the staff repOlt TAPE 2 Charles Ng, Best Design & Construction Co., stated that the existing wall is solid and the proposal is to extend it out, which is consistent with the cunent design. The wall would be about 40 feet wide. He added that Scan well International specializes in cargo shipment, but this will be the administrative offices. He gave a brief history of the Scanwell International business. He stated that the proposed wall is not for sign purposes but is for various reasons: · The owner's beliefs are that the location of the wall in the west direction will draw a lot of heat and will be harmful to the employees health. · The owner has a lot of faith in the City in regards to how they run their business. · They do not see any impact on the neighborhood. He asked the Commission to approve this permit. Public Hearing opened. Public Hearing closed. Commissioner Teglia wanted a clar"ification on an ordinance adopted by Council which require a use permit for expansion generating over 100 daily trips. Senior Planner Carlson stated this affects the Lindenville area. The policy was derived from the General Plan because of a number of projects in the area. The Council agreed on a method to allow a review of those projects to make sure that they conform. Commissioner Teglia questioned noted that there are some discrepancies on page 2 in the staff report in regard to setbacks. He asked why the City did not maintain the code requirements. Senior Planner Carlson replied that the applicant and staff tried to have them comply with the code. He added that they ar"e faced with the situation where they cannot meet parking standards and provide parking as a requirement. They are trying to get an average of 6 feet if possible. There will be an average of 2-4 feet but they will not comply with code requirement and if they do this they will lose an entire row of parking. Commissioner Teglia suggested that they consider not having a setback on one side and extending it on the opposite side. Senior Planner Carlson stated that there was a 10 foot public right of way and a 5 foot landscaping. Commissioner Meloni disagreed with the applicant's comments in regard to the wall bringing in a lot of heat that would harm the employees. Senior Planner Carlson stated that the Design Review Board indicated they prefened a better solution but did not have any issues with other solutions. Vice Chairman Sim asked if the Design Review Board had other ways of showing that they could have glazing, shades and more framing looks. He added that as an architect he tries to make a great project. He wanted to have glazing and there are creative ways on how they can do that. He added that the philosophy should go along with the context of the setting and not just the building. He also stated that he liked the east elevation. Vice Chairperson Sim asked if monument signs would be on the site. Senior Planner Carlson stated that they would be returning with a sign submittal. Commissioner Meloni asked if some landscaping could be done ar"ound the columns at the bottom of the garage. Senior Planner Carlson answered that larger the plans will come back for review. Landscaping was not dense enough and staff has to work with the applicant. G:\File Cabinet\Old PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 6 of 11 Motion Sim / Second D' An2elo approved and adding that the Commission prefers the scheme of East and West elevation on exhibit A-5, encouraging staff to work with applicant about having windows on the building. 7 Approved by unanimous voice vote. 5. Aegis Assisted Living Properties LLC, Applicant Thomas J. Callan, Jr., Owner APN#901-661-220 Vacant Lot between 2300 & 2400 Westborough Blvd. GPA-99-027, PM-99-027, UP-99-027, ZA-99-027 and ND-99-027 General Plan Amendment modifying policies 10-3, 10-3A and 10-4, Tentative Parcel Map to split the site into 2 lots, Use Permit allowing an assisted living facility, and Zoning Amendment to modify table 20.70.030 to increase the maximum building height in the C-l zone district to 35 feet. Senior Planner Kalkin gave Staff report. Steve McCullough, Aegis Assisted Living, introduced his team Bob Wright of TWM Architects, Pete Wurtz of Landesign & Ted Tronoff of Tronoff Engineering. He informed the Commission that he has reviewed the staff report and agrees with staff's recommendation and the conditions. He stated that assisted living is a level of senior housing and care that fall between independent senior care and convalescent care. Assisted living is for people in there mid 80's and 90's who do not need constant care of a convalescent home. They no longer drive nor do they maintain their own homes. He stated that 25-50% of those in nursing homes do not need the constant medical attention and they only need assistance. These facilities provide residential home-like environment that allows the residents to extend their independence and insure their secmity. There is little or no impact on traffic, schools and noise. He stated that they have researched the City demographics and the sUlTounding areas and the results show that a facility of this type is needed. Every assisted living facility that they have looked into has a 95% to 100% capacity and some even have waiting lists. They stated that they have met with several people in the community and they have been very supportive. This facility will provide full and pari-time jobs so that will be an asset to the City. He went on to give a background on the Assisted Living facilities. They have built senior facilities in Santa Rosa and in Windsor. He added that they become an active part of the community. He informed the Commission that they would have one car" that would be available for the patients to be driven to their appointments. They are satisfied with the landscaping and parking requirements and have met those standar"ds. He noted that he had received a letter from the owner of an adjacent building and had been trying to schedule a meeting with him since then. He also pointed out that they had met with Mr. Choi, who attended the last Planning Commission meeting, and was satisfied with everything but was concelned with the building blocking his view. Vice Chairman Sim asked Mr. Wright about the Westborough elevation from a design standpoint, he asked if they have a profile section through the wall. He stated that he is interested in seeing some minor elevation on the street, and enhancing the bay windows, trim and the embellishment. Mr. Wright gave some detail on the windows and showed the Commission an elevation map. He added that the character of the building had a historical flavor and an urban look to it. Vice Chairman Sim stated that he would like to see something that was enlightening that would give a positive image of that ar"ea. He encouraged the architect to take things to the next level. Public Hearing opened. Public Hearing closed. Commissioner Teglia was concerned about views being provided seeing that it is a commercial area not a residential area, and asked if the applicant could provide some kind of a buffer. He also questioned the 35 foot height. He wondered if the height could be kept at 30 feet. Mr. Wright showed a drawing that was 30 feet in height on one side, and explained that the zoning ordinance allows the building to average the height out if it is on a slope. This is why they are asking for a zoning amendment due to the 35 feet height on one side of the building. He stated that it is four stories in appearance but based on the definition of the code it is three stories over a basement. He added that it is difficult to modify the building in order to bring it up to grade. This cannot be done without losing 6- G:\File Cabinet\Old PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 7 of 11 8 units. He added that they have met ordinance requirements. Commissioner Teglia stated that the limit of views was the impact he was looking at and the transitioning from the top building and then down. Commissioner Meloni asked about the setback between Westborough Boulevard and the building. Mr. Wright stated that there is a door and fenced area for security for the Alzheimer patients. Commissioner Meloni asked about mitigation measures for noise. Mr. Wright stated that they were able mitigate noise at one of their sites with double paned windows and insulation throughout the building. Commissioner D'Angelo asked whether aircraft flying over have been measured for the sound levels on the site. Mr. Wright stated that the City is requiring them to maintain the 45 dB CNEL within the building, regardless of the noise source. Commissioner D'Angelo asked how many people would staff the location in regards to parking spaces. Mr. Wright answered that there would be 12 staff members that is done by staggered change. There are 24 par"king spaces, based on the calculation of 1 space per 7 residents. Commissioner Teglia asked if the residents are allowed cars. Mr. Wright stated that the residents do not have cars because they are elderly and do not drive. Commissioner Meloni asked why there was only one elevator. Mr. Wright stated that in some of the larger facilities they have two but they believe that one is sufficient for the needs of this building. Chairperson Honan and Commissioner Baldocchi agreed that there should be more of these facilities. Chairperson Honan asked if the library in the facility would be available to the public. Mr. Wright stated that they are very active in the community and they will send out information about the library hours. Commissioner Teglia wanted to know if staff tried to maintain the 30-foot requirement on the eastside. He gave an example of where there was a section shorter than the back section. This allowed some interesting aesthetics. He suggested that they move one unit back and this would soften the height, which would still be within the thirty feet allowed by the zoning ordinance. Chief Planner Sparks responded that he could not make a case for sustaining a thirty foot limitation in the zone. The design issue is left to the discretion of the Commission. Commissioner Teglia noted that this would open up changes along EI Camino Real and thought there was a reason of why it was thirty feet. Vice Chairman Sim looked at this as an urban design project, and thought it made sense to be thirty feet. He wants this project to give a new trend here. Commissioner Romero thought the Commission should make its decision based on the project merits and let the Council decide on the policy issue regarding the height limitations. Motion Romero / Second Te2lia recommending that the City Council approve the project. 6. Claude P. Nichols/owner Ping Hsu/applicant 294 Hillside Blvd. GP,RZ,PM-99-011 General Plan Amendment to change the landuse designation from Commercial to Medium Density Residential, rezoning to change the zoning from C-l Retail Commercial to R-2-H Medium Density Residential, Planned Unit Development to construct 4 townhomes, and Tentative Parcel Map to create 4 lots. Steve Carlson gave the staff report. Hanson Ho, applicant, stated that all the issues in regards to redevelopment and easements have been resolved. He noted that they have worked closely with the adjacent church to make a nice buffer between the chm"ch and the site. Public Hearing opened. G:\File Cabinet\Old PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 8 of 11 Rob Clupny, Pastor of the Church adjacent to 294 Hillside, was in agreement with the changes in the adjacent property because it is unsightly as it stands now. He added that they want to keep their driveway for egress and Ingress purposes. Public Hearing closed. Commissioner Meloni and staff discussed the widening of the driveway in order to keep the area from being blocked and how the stall spaces could be rotated or moved. Commissioner Meloni was concelned on who would maintain the landscaping behind the townhouses. Senior Planner Carlson added that dividing this ar"ea by lot lines would ensure that each property owner had the responsibility of maintaining their own area. Commissioner Teglia asked why this was being done this way. He thought that the planning is being changed to fit the project instead of having the project fit the planning. He noted that the parcel is proposed to be rezoned to R-2-H and he noticed that low density and commercial zones are in the sUlTounding areas. He added that this project has constraints and it should be a Variance instead of a Planned Unit Development. He asked if staff had considered this. Senior Planner Carlson stated that they took into consideration the fact that there is a large building and it seemed that single family would not be an appropriate use at that location. They started with three units and because it is part of the redevelopment area and the economics created the need for a fourth unit. He added that the applicant has done this without radically increasing the density. He noted that the design still follows the same basic form that it had before. He noted that many lots will have design issues and many of the homes in the area are obligated to provide landscaping. The site constraints dictated a different design solution. 'I'.A.RE3 Commissioner Teglia stated that this might not be an appropriate site for an apartment building and it might be something that should be kept as a commercial zone. He thinks that the area will not benefit from a three story townhome with a zero setback. He noted that this does not encourage improvement. Senior Planner Carlson noted that the difficulty is the easement that cannot be built on. He noted that from an engineering and planning standpoint, in order to get cars safely on and off the site, it is much better to have a lower density project. He noted that one of the proposals was for 7 units and that was a massive oddly shaped building. He thought that lower density would be a better fit with this particular neighborhood rather then pursuing a taller building. Commissioner D'Angelo asked if there would be condo association fees or if they would be strictly townhomes with residents owning them. Senior Planner Carlson stated that there may be an association relative to allowing access for the landscape area. Commissioner D'Angelo asked if they would be having individual garbage cans. Senior Planner Carlson replied that they would have individual garbage cans. Commissioner D'Angelo asked if the Pastor's ingress and egress issues have been solved. Senior Planner Carlson stated that the Pastor is satisfied with what has been done. Commissioner Sim asked what the Design Review Board's concerns were. Senior Planner Carlson stated that the Design Review Board was satisfied with the project. Chairperson Honan noted that the Commission's choice was either the proposal in front of them or an empty lot. Senior Planner Carlson stated that a residential development is a good transition for that area. Commissioner Romero prefelTed the original proposal with three lots, and could not see how the fomth unit fits in. Senior Planner Carlson stated that this was put in because of a Redevelopment Agency requirement, which requires one unit to be permanently dedicated as affordable or for sale or rental property. Commissioner Romero asked if the Redevelopment Agency could waive that. Senior Planner Carlson stated that they would allow the developer to provide the funds in lieu of that, but the applicant noted that this would mean the whole entire project and they'd be paying for the entire unit. Motion Te2lia / Second Baldocchi to recommend denial of the project to the City Council. Approved by unanimous voice vote. G:\File Cabinet\Old PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 9 of 11 7. Wingate Inn Thakor Desai, Owner/applicant 373 South Airport Blvd. UP-99-038 and Negative Declaration ND-99-038 Use Permit to construct a 4-story, 87 unit motel with an FAR of 1.34. Senior Planner Upston gave a staff report William Alexander, ar"chitect, noted that they have reviewed the Conditions of Approval and were ready to answer any question that the Commission has. Public Hearing opened. Public Hearing closed. Commissioner Teglia asked if the par"king signs should be 6 feet according to the guidelines. Senior Planner Upston stated that the Commission can condition the signs to be 6 feet. Commissioner Teglia stated that he recommends that the signs be 6 feet to be consistent with the guidelines. Mr. Alexander added that they would not object to that. Motion D' An2elo / Second Te2lia to approve the item and adding a condition to make the signage consistent to the City guidelines. Approved by unanimous voice vote. ADMINISTRA TIVE BUSINESS 8. Items from Staff Chief Planner Sparks stated that the General Plan meetings are back on schedule. He went through the entire schedule with the Commissioners. He noted that the issues brought up by Commissioner Teglia in regard to Variances and PUDs would go before the Commission when the General Plan is finalized. 9 Items from Commission . Chairperson Honan had three items: 1.) Update on the bylaws - The subcommittee has completed work on these and they are in the process of being typed. They would then go to the Commission for review and approval. 2.) Parliamentary Procedures meeting - She had a brown handout for the Commissioners that were not able to make the meeting. 3.) She also thanked staff for the full-page advertisement in regards to the General Plan in the Independent Newspaper. . Commissioner Romero stated at the end of East Grand at the Fuller O'Brien, they were going to place a fence and have some landscaping completed, which has not been done. He asked staff to check on the status because nothing has been done. . Commissioner D'Angelo would like to propose a change of the procedure on a motion. He mentioned that the motion is brought up it is seconded and then the Commission votes. He would like to include a consideration of the motion. Chairperson Honan wanted to have further discussions on this issue. Commissioner Romero stated that this could be discussed with the bylaws. Commissioner Teglia stated that this is something that could be taken advantage of because the Commission can discuss a motion before it is voted on. He added that they can do this by a consensus. G:\File Cabinet\Old PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 10 of 11 Consensus acknowledging Commissioner D'Angelo's comments to make a motion followed hv a second, ask for comments and then vote on the motion. . Commissioner Baldocchi suggested having a study session on PUDs and Var"iances, since they have been postponed indefinitely. Chief Planner Sparks suggested that they discuss PUDs and Variances with the zoning consistency study. . Vice Chairman Sim stated that he sees inconsistency and context of the drawings of applications coming through and suggested that staff ask the applicants to be more consistent. He noted that some have color boards and others don't. Chief Planner Sparks stated that it is staff's responsibility to check this when the application is submitted. . Commissioner Teglia he would like to see more handouts in staff reports, and a quicker sh011er presentation. He would encourage staff to bring more information on PUD. He encouraged the Commission to read the contract with the J alisco Produce Market. . Commissioner Baldocchi asked when staff will draft some downtown design standar-ds for that area. Chief Planner Sparks stated that staff will try to get back to the Commission on all these issues. 10. Items from the Public - None 11. Adjourn Motion Romero / Second Meloni to adjourn the meeting. The meeting was adjourned at 11 :45 p.m. T mas C. Sparks Secretary to the Planrr i1g Commission City of South San Francisco .....:f. ith Honan, Chairperson lanning Commission City of South San Francisco NEXT MEETING: Special Meeting July 22, 1999, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. TCS/bh G:\File Cabinet\O Id PC\working\minutes\1999\071599.doc APPROVED BY THE PLANNING COMMISSION ON DECEMBER 2, 1999. Page 11 of 11 Julie Baldocchi 604 Rocca Avenue · South San Francisco, California 94080 · (650) 225-9428 · [email protected] Good morning Mr. Sparks! In the past, the minutes highlighted (used bold text) the speaker names ( ie: Commissioners, staff, guests). Can we continue to have the names highlighted? It can easily be done by changing the font, underline, use bold type, etc. Whatever is easiest for you. I think that highlighting the names of speakers will be helpful when reading the minutes, especially if we decide to continue with the format we are presently using. I also would like to request that you please send me copies of the approved minutes from our June 3 and June 17 meetings. No need to send them separately, you may send them with my next packet. Thank you Revised minutes from July 1, 1999: Page 4 of 9; second paragraph: Com missioner Baldocchi was concerned about the addition in front because of a controversial addition that happened several years ago at the development above Stonegate that went before the City Council. An argument that she recalled was that the addition could change the integrity of the neighborhood. She was happy that the addition before her was architecturally consistent but was concerned about the precedent and about the type of additions that may follow. Page 9 of 9; last sentence in first paragraph (d): Com missioner Baldocchi asked that the City be vigilant and make sure the slough be cleaned up on a timely basis. The City made a good faith commitment to the applicant She expressed concern that the clean-up not fall through the cracks and sensed that there was a disconnect in the committment to having the work completed, not necessarily on the City side. Revised minutes from July 8,1999 Page 2 of 4; last paragraph; second sentence: Lou Dell" Angela is representing the SCOPESI family. Please make the appropriate spelling correction. Page 4 of 4; paragraph 5: Commissioner Baldocchi stated that she understood the need for big box/power centers as a tax revenue generator. She added that there are many power centers with the same type of big box stores in the area and would like a more creative approach to developing the area while still maintaining healthy city coughers. CJ)Cf ~. ~ S