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HomeMy WebLinkAboutMinutes 06/03/2004 MINUTES June ~ 2004 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL / CHAIR COMMENTS TAPE 1 7:30 p.m. PRESENT: Commissioner Giusti, Commissioner Honan, Commissioner Romero, Commissioner Sim, Commissioner Zemke, and Chairperson Ochsenhirt ABSENT: Commissioner Teglia (excused) STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Steve Carlson, Senior Planner Mike Lappen, Senior Planner Bertha Aguilar, Admin. Asst. II Kimberly Johnson, Assistant City Attorney Richard Harmon, Development Review Coordinator Sergeant Alan Normandy, Planning Liaison City Attorney: Engineering Division: Police Department: AGENDA REVIEW No Changes ORAL COMMUNICATIONS None CONSENT CALENDAR 1. Approval of Regular Meeting Minutes May 20, 2004. 2. KC and L Seafood Inc.-Owner/Applicant 390 Swift Ave. #11 P03-0123/UP03-0023 and Continued to 10/07/04 6-month review of a Use Permit to allow a seafood processing business to operate in the Planned Industrial (P-I) Zoning District in accordance with SSFMC Chapters 20.32 and 20.81. Categorical Exemption: Class 3 Section 15303 Title: Conversion of existing structure to a new use with only minor modifications 3. SandHill Property Co., LP Owner/ Applicant 345 East Grand Avenue UP01-034 & ND01-034 Approved One Year Time Extension of a Use Permit allowing the conversion of a one-story warehouse facility to a two- story 210,560 square foot building containing office or research and development uses and a garage and open parking areas containing 543 parking spaces with 24 hour/7day operation, with outside storage, generating in excess of 100 average daily vehicle trips. Variance allowing a parking rate of 2.58 spaces per 1,000 square feet of floor area instead of 3.3 per 1,000 square feet to encourage alternative commute modes of travel. Preliminary Transportation Demand Management Plan to encourage alternative commute modes of travel and to reduce traffic during peak commute hours for a use generating in excess of 100 average daily trips and with a floor area ratio (FAR) of 0.84 Planning Commission Meeting of June 3, 2004 A Mitigated Negative Declaration ND-Ol-034 was previously adopted by the Planning Commission on April 18, 2002. Motion Sim / Second Giusti to approve the Consent Calendar. Approved by unanimous voice vote. PUBLIC HEARING 4. AT & T Wireless/Howard Yee-Applicant Cal Water Service Co.-owner Avalon Water Tank/corner Avalon Drive & Canyon Ct. UP-00-025/MOD1 Approved (Continued From Apri/l5, 2004) Use Permit Modification of a wireless communication facility consisting of the addition of 2 panel antennas bringing the site total to 4 panel antennas, 8 new amplifiers, mounted to an existing 14 foot tall monopole, increasing the tower height to 16 feet, and relocating the above ground equipment into an underground vault, situated at a California Water Service Company storage tank on Avalon Drive near Canyon Court in a Single Family Residential (R-l-C-P) Zoning District in accordance with SSFM~ Chapter 20.105. Senior Planner Carlson noted that staff has nothing to add as of the last meeting. He added that the applicant would like to modify condition of approval #4 to allow 4 antennas instead of 2. Howard Yee, Applicant, noted that there are not any concerns with the conditions of approval but did ask for condition of approval #4 be modified. Scott Sutherland, AT&T representative, noted that the company created a wave of activity and had general contractors pull permits and build the site. He assured the Commission that what had occurred in the City was not a method of operation for AT&T. He noted that AT&T now has employees have weekly meetings to be sure that all is being kept under control to avoid this type of issues. Commissioner Honan asked what coverage are was assigned to Mr. Sutherland. Mr. Sutherland noted that his coverage area varies depending on the job. He stated that it has been Hawaii, Nevada and California. Public Hearing opened. Marge Sieux a member of the community noted that there was not a public notice sent out to the neighbors, which has resulted in not having any of the community members present. She added that an apology has nothing to do with deterring AT&T form repeating the installation of antennas illegally again. She entered pictures into the record of the site with vehicles parked in front of it. She was concerned with there not being enough stealthing and monitoring of shrubs. Public Hearing closed. Commission comments: Commissioner Zemke asked that staff clarify the noticing process. Senior Planner Carlson explained the noticing requirements and noted that a 500 foot radius was notified of the meeting for the April 15 hearing but since the Commission continued the item to a specific date noticing was not required. Commissioner Romero was concerned with the 4 panels being proposed without any stealthing. Senior Planner Carlson noted that the applicant is proposing a tree shrub that needs to be manufactured although it is not shown on the plans it will be required. Senior Planner Carlson added that the specifications could be forwarded to the Commission once they are submitted. Commissioner Honan asked what the schedule is for completion of the project. Mr. Yee noted that they are s:\MLl/\,utes\FLV\.GlLLzecl MLV\.utes\~OO-4- \OG-03-0-4- RPc.cloc' PGlge ~ of G Planning Commission Meeting of June 3, 2004 anxious to add more antennas and immediately after the approval and appeal period they can start the manufacturing of the tree and submit plans to the city. The entire process should be complete in 3-6 months. Commissioner Honan felt that the improvements needed a time frame to adhere to. Senior Planner Carlson suggested a 6-month review. Commissioner Romero noted that the underground cabinet needs to be installed as soon as possible. He noted that he did not want to see any additional panels installed until the stealthing has been completely worked out with staff and approved. Motion Honan / Second Zemke to approve UPOO-025/MODl and amending the conditions of approval to include a 3 month and 6 month review and not allowing any additional panels until the shrub/tree plans are submitted and approved by the City. Approved by unanimous voice vote. 5. Project 101/Huntsman Architectural Group-Applicant Elbert Bressie/David Bressie-Owner 600-790 Dubuque Ave. (APN 015-021-090 and SBE 135-41-14 PAR 1) UP, VAR, TDMP, DR-00-024 and MND-00-024 Continued to July 1, 2004 (Continued from May 6, 2004) Mitigated Negative Declaration assessing environmental impacts associated with the proposed project, in accordance CEQA. Use Permit allowing a multi-tenant mixed-use commercial center comprised principally of office and R&D with commercial uses generating in excess of 100 average daily vehicle trips, with 24 hour operation and off-site parking, in accordance with SSFMC Sections 20.24.060, 20.74.120 and Chapter 20.81. Variance allowing a reduction in parking from the required parking rate of 3.3 spaces per 1,000 square feet to a rate of 2.64 spaces per 1,000 square feet in conjunction with a TDM Plan in accordance with SSFMC Chapters 20.82 and 20.120. Transportation Demand Management Plan reducing traffic impacts, in accordance with SSFMC Chapter 20.120. Design Review of a conversion of an existing commercial development from a multi-tenant mixed-use facility comprised primarily of warehouse, distribution, office and retail to a multi-tenant mixed-use facility comprised primarily of office and R&D with commercial, in accordance with SSFMC Chapter 20.85 in the Zone District: Planned Commercial (P-C) Zone District. The Commission waived the reading of the staff report. Tim Tosta, Attorney representing Project 101, noted that the market for which the project was originally targeted evaporated very quickly. The proposal before the Commission is for modifications to the site, which will bring revenue to the City in an interim period. He asked that the Planning Commission approve the current plan with a modification, because of a long-standing agreement with Fitness West. He asked that the building improvements be deferred for 120 days because they will submit a new redevelopment plan within the deferred period. He added that this allows Fitness West to operate their business with an approval on their current application. Mr. Tosta asked for a deferral on the building improvements because it will not be cost effective to do the improvements and then have an alternative plan submitted for a retail center on the 10-acre parcel. He added that the Commission is being asked to abate the implementation of the conditions for an interim period to allow for a redevelopment plan to be submitted. He showed the Commission the current proposal. Assistant City Attorney Johnson noted that the applicant needs to specify which conditions of approval they need to defer and if it is the exterior only including landscaping because there are other types of conditions tied to the approval of the permit. Mr. Tosta noted that they are asking for all the Conditions of Approval to be deferred. Assistant City Attorney Johnson apologized to the Commission for not being able to evaluate the parameters of a s:\MLV\.utes\FLV\.ClLLzecl MLV\.ute.s\::200-4- \010-03-0-4- RPc.cloc' PGlge 3 of 10 Planning Commission Meeting of June 3, 2004 use permit without any conditions of approval attached to them. She added that she was just informed of the change and was unable to give advice on the matter to the Commission. Chairperson Ochsenhirt asked if there was a condition included stating that the applicant can submit a redevelopment plan within a specific amount of time. Chief Planner Sparks noted that the proposal before the Commission was presented to staff in the last two days and has not been included in any way into the conditions. Chairperson Ochsenhirt asked if the Commission could apply a Condition of Approval that has the applicants proposal included. Assistant City Attorney Johnson noted that when a use permit is issued the applicant is entitled to the benefits of the permit. The security conditions from the Police Department, and engineering conditions regarding storm drain and sewer improvements would not be met and this poses welfare and safety issues and implicates the Mitigated Negative Declaration prepared for the project. She added that a condition could be added stating that the permit is expressly contingent upon the applicant submitting a comprehensive redevelopment plan within the next 6 months and will expire at the end of 6 months if the plan is not submitted. Assistant City Attorney Johnson pointed out that the conditions could be recorded with the 6-month temporary approval. Commissioner Romero noted that he would not recommend the 120-day deferral. He added that he was more inclined to defer the Master Plan and allow for the cleanup of the site. Assistant City Attorney Johnson noted that the Commission needs to make the findings that the proposed project is not detrimental to the health, safety and welfare of the community, that it is consistent with the General Plan and that the proposed project complies with all applicable standards and requirements of Title 20. She noted that without the implementation of the Conditions of Approval the findings of approval couldn't be made. Chairperson Ochsenhirt asked Mr. Tosta if he would accept the Commission's approval with the drafted Conditions of Approval by staff. Mr. Tosta noted that he would be willing to do so with a 120-day deferral. He added that his client does not want to spend significant amounts of money that will change when a new plan is developed. Commissioner Honan felt that she couldn't support a deferral of the conditions. Commissioner Sim noted that the Commission would need to see the proposed project and there is no substance behind the proposal. Chairperson Romero suggested a continuation and have the applicant make a recommendation of where they want to go with the proposal. Assistant City Attorney Johnson noted that the master pan is a prerequisite to approve any more tenant units and Fitness West is pending because of the application. She added that the Commission could continue the master plan and direct the applicant to return with their comprehensive proposal and condition the Fitness West application on the submittal of that plan. This way the Commission is able to issue the use permit for Fitness West with its own set of conditions. Chairperson Romero asked about time constraints on the Fitness West application and when action needed to be taken. Assistant City Attorney Johnson noted that although there are permit streamlining issues there has been no action taken on the Mitigated Negative Declaration and that action would trigger the time constraints. She added that the applicant could continue the item for staff and the applicant to work on the redevelopment program and reconsider the Use Permit. Mr. Tosta noted that he did not have a problem with the continuation and suggested that the Commission reject his request for the deferral of conditions and approve the conditional use as drafted by staff. Motion Zemke / Second Romero to continue the item to July 1, 2004. Approved by unanimous voice vote. Recess called at 8:55 p.m. Recalled to order at 9:00 p.m. S:\MLl/\,ute.s\FLV\.ClLLzed MLV\.utes\::200-4- \0&-03-0-4- RPc.cloc' PClge -4- of G Planning Commission Meeting of June 3, 2004 6. Fitness West/ applicant Intereal/Elbert Bressie/owner 712 Dubuque Ave. P03-0136/UP03-0025 and Mitigated Negative Declaration MND-00-024 Continued to July 1, 2004 (Continue from May 6, 2004) Use Permit allowing a 24,045 square foot commercial recreation facility with extended hours of operation of 5 AM to 10 PM and off-site parking in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.74 and 20.81. Senior Planner Carlson noted that staff's recommendation has not changed but if the Commission feels they want to approve the proposal a continuation is needed to draft Findings and Conditions of approval. Bob McLennan, applicant, stated that there is a need for a fitness center in the East of 101 area. He pointed out that they researched the area and found Project 101. He noted that the application does not have Staff's support and submitted a new plan at a separate location in Project 101 that may ease staff's concerns. Chairperson Romero noted that the business is operating and that applications are being accepted. Mr. McLennan noted that he applied for a business license strictly for sales and there is no instruction or locker rooms. He noted there is a 90-day presale during which time the construction process is completed. He pointed out that they have made every effort to have everyone go to Daly City. Commissioner Honan questioned when the business started operating. Mr. McLennan replied that the business was in operation in November and reached its peak in February. Public Hearing opened. There being no speakers the Public Hearing was closed. Commissioner Zemke noted that the property will have major improvements but there is a disconnection because of the potential for redevelopment on the entire site. Chairperson Ochsenhirt and Commissioner Sim noted that they are inclined to continue the item. Chairperson Romero asked if there is an environmental document attached to the application. Senior Planner Carlson noted that there is a Mitigated Negative Declaration attached to the entire site and if the Commission felt that they wanted to approve the proposed fitness center, some of the mitigation measures would need to be tailored to Fitness West and then adopted. Mr. McLennan noted that there is no problem with a continuance. He pointed out that he was caught in the middle of the Master Plan for Project 101. Commissioner Sim noted that there is a redevelopment plan for the area and asked Mr. McLennan if he is going to be a part of the new proposal. Mr. McLennan stated that they are going to be a part of the new redevelopment plan and that is why they are going to construct the swimming pool in the second phase. Motion Sim I Second Romero to continue the item to July 1, 2004. Approved by unanimous voice vote. 7. Mixed-Use Development Use Permit Raquel Benavides/Owner Ricardo Benavides/ Applicant 221 Miller Ave. P04-0029 & UP04-0009 Approved Use Permit to demolish an existing Single-family dwelling and construct a new mixed-use development with 3 residential units and a 1,090 sq ft commercial space on a 4,200 sq. ft. lot in the Downtown Commercial (D-C-L) s:\MLV\.ute.s\FLV\.ClLLzecl MLV\.ute.s\::wO-4- \OG-03-0-4- RPc.cloc' PClge 5 of G Planning Commission Meeting of June 3, 2004 Zoning District, in accordance with SSFMC Chapters 20.26 and 20.81 Categorical Exemption: Class 3 Section 15303 (b) (c) Title: New Construction of Minor Structures Senior Planner Lappen presented the staff report. Bernardo Flores Sahagun, architect, presented his project and noted that it was created to provide affordable housing and commercial. He noted that there is one 3-bedroom unit and two 2-bedroom units. Vice Chairperson Ochsenhirt was concerned with the balconies being used as storage areas. Senior Planner Lappen noted that there is a condition of approval to prevent the balconies from becoming storage areas. Chairperson Ochsenhirt was concerned with the garbage pickup along Miller Avenue. Senior Planner Lappen noted that the residents would go through garage to take out the trash receptacles. He added that the Scavenger's have submitted a letter stating that they can provide garbage pickup along Miller Avenue. Motion Sim I Second Giusti to approve P04-0029 & UP04-0009. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS S. Items from Staff None 9. Items from Commission None 10. Items from the Public None 11. Adjournment 9:5S P.M. Thomas C. Sparks Secretary to the Planning Commission City of South San Francisco &;i O~~ PRicK Ochsenhirt, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting June 17, 2004 Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. 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