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HomeMy WebLinkAboutMinutes 06/20/2002 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MINUTES MUNICIPAL SERVICES BmLDING 33 ARROYO DRIVE June 20, 2002 CALL TO ORDER / PLEDGE OF ALLEGIANCE TAPE 1 7:30 D.m. ROLL CALL / CHAIR COMMENTS MEMBERS PRESENT: Commissioner D'Angelo, Commissioner Honan, Commissioner Sim, Commissioner Teglia, Vice Chairperson Ochsenhirt and Chairperson Romero MEMBERS ABSENT: Commissioner Meloni STAFF PRESENT: Planning Division: City Attorney: Engineering: Police Dept.: Water Quality: Bldg./FirePrev. AGENDA REVIEW Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Steve Carlson, Senior Planner Mike Lappen, Senior Planner Steve Kowalski Allison Knapp, Consultant Planner Kimberly Johnson Richard Harmon Sgt. Mike Newell Ray Honan Barry Mammini Chief Planner Sparks asked that the Commission continue item 4, Cingular Wireless, to allow the joint telecommunications subcommittee to meet. Item 7, Renee Yates, will also need to be continued due to the applicant being unavailable. ORAL COMMUNICATIONS CONSENT CALENDAR None None 1. Approval of Special Meeting Minutes of October 18, 2001, Regular Meeting Minutes of October 18, 2001 and June 6, 2002. Motion Sim / Second Honan to approve the Consent Calendar. Approved by majority voice vote. Commissioner Meloni absent. PUBLIC HEARING - AGENDA ITEMS 2. Spiros Kakoniktis-owner Antonio M. Brandi-applicant 90 Oak Ave. RZ-OI-054, DR-OI-054 and ND-OI-054 S:\Minutes\fll1alized\06-20-02 RPC.doc Page 1 of9 · She questioned if there was enough room for the scavenger company to get the trash bin out. Mr. Brandi noted that the management company would determine how they want to handle the trash service but that there is not enough room for the Scavengers' truck to go into the site given the proposed site plan. Chairperson Romero suggested that the trash bin would be better situated in the front to allow the Scavenger Company access for garbage pickup. Senior Planner Carlson noted that the DRB requested that the applicant not have the gates facing the street and that landscaping be added so that it would be aesthetically pleasing. Commissioner Teglia suggested that in parking spaces 33 or 34 there be a strip of grass and move the refuse container toward the street. He recommended another buffer on the other side between play area and refuse. Chairperson Romero and Commissioner Honan agreed with this recommendation. Commissioner Sim noted that the diagonal guardrail is a significant gesture in the project. He suggested that there be more detail to the guardrail to make it relate to the vertical post. Mr. Brandi noted that they can look into adding more detail and the diagonal guardrail allows a larger break between the buildings. Commissioner Honan asked if there was an onsite manager. The management company stated that although it is not required for California for a building under 15-units they will be having an onsite manager. Commissioner Honan asked why there was an extra parking stall if the manager will be onsite and have his or her own parking stall. Senior Planner Carlson noted that the applicant is providing minimum amount of spaces and there are not any excess spaces. Koustantinos Dokos, P.O. Box 953 - Millbrae, owner of77 Oak Avenue, the building directly across from 90 Oak Avenue spoke in favor of the proposal. He does not have any problems or concerns with this project and understands the Commission's concerns with regard to the garbage pickup. Public Hearing closed. Commissioner Teglia asked what the guest parking requirements are for the area. Senior Planner Carlson noted that for buildings above 4-units the requirement is .25 stall spaces per unit. Commissioner D'Angelo noted that this facility has inadequate parking. He suggested a minimum of or two spaces per unit for guest parking. He stated that he is against density changes and that the height is too high. He asked what the developer has done with the dormer problems. Mr. Brandi stated that if the Commission thinks the dormers need to be larger they can be increased. He suggested that it be added as a condition of approval. Commissioner Honan asked how the sewer line issue was resolved. Development Review Coordinator Harmon noted that the developer would have to relocate the 10-inch sewer line. The developer can intercept the line and run it up to Commercial Avenue and connect it to the area opposite of Daly Court or connect it to line in Mission Road but the line will have to be 12-inch line in this case. He pointed out that the project is conditioned to do this work. The project cannot be built until the sewer line is removed and replaced at another location. There is another condition that the developer overlay the street from Oak Avenue to Daly Court due to sewer connections done by the Oak Farms Development and this new proposal. He stated that there would not be an impact to City sewer servIces. Commissioner Teglia stated that the project remains the same and that this will impact parking in the area. He noted that changing the requirements for the density bonus is concerning him. He questioned if this change would impact the entire city. He added that the project does not meet the City's high standards for a good development. He stated that the dormers need to be incorporated with the chimney and the garbage area needs to be looked at further. S:\Minutes\finalized\06-20-02 RPC.doc Page 30f9 Assistant City Attorney Johnson noted that there are two ways to get an increase in density. One is to provide the low and very low income housing. In accordance with State law the City is required to grant a 25% density increase. The other is to reflect the density bonuses that are allowed under the General Plan in accordance with SSFMC 20.69. The General Plan land use element, table 2.2.1 states that High Density Residential is entitled to go from 18.1 to 30-units per acre. They can be approved up to 37.5 units per acre if the 25% bonus is available for affordable housing projects, housing for elderly residents, or housing that meets community design standards specified in the zoning ordinance. She added that the zoning amendment implements one of the General Plan's policies. Commissioner Honan questioned the HPC's decision to save some of the kitchen of the historical building. Senior Planner Carlson noted that the HPC found that the kitchen had been completely altered and could not be saved and it could not be verified if it had been part of the Lux Mansion. The Commission asked that the developer convert the managers parking to guest parking and that the tot lot be buffered by landscaping on either side. They suggested that this portion return to the Commission as a design review. They asked that the garbage stay within the enclosure and be brought out when garbage is to be picked up. The Commission asked that Commissioner Meloni's comments with regard to the restructuring of the dormers be addressed. Assistant City Attorney Johnson suggested changing the language to the amendment of Chapter 20.69, density regulations are shown as follows. The language would be revised to strike "also grant the density bonus" and "that is not required by state law". The language that would be inserted is "when a project provides affordable housing, housing for senior citizens that provides amenities for those residents, or for projects that meet the community design standards as may be established by this ordinance". TAPE 2 Commissioner Teglia noted that this should have been handled separately and not part of a single project. Assistant City Attorney Johnson suggested that each item be handled as a separate motion. Motion Ochsenhirt / Second Sim recommending that the City Council approve the Mitigated Negative Declaration. Approved by majority roll call vote: Ayes: Commissioner Honan, Commissioner Sim, Vice Chairperson Ochsenhirt and Chairperson Romero Noes: Commissioner D'Angelo and Commissioner Teglia Abstain: None Absent: Commissioner Meloni Motion Ochsenhirt / Second Sim recommending that the City Council approve Rezoning from Medium Density Residential District (R-2-H) to High Density Residential District (R-3-L). Approved by majority roll call vote: Ayes: Commissioner Honan, Commissioner Sim, Commissioner Teglia, Vice Chairperson Ochsenhirt and Chairperson Romero Noes: Commissioner D'Angelo Abstain: None Absent: Commissioner Meloni Motion Ochsenhirt / Second Sim recommending that the City Council approve Zoning Amendment 01-054. Approved by maj ority roll call vote: Ayes: Commissioner Honan, Commissioner Sim, Vice Chairperson Ochsenhirt and Chairperson Romero S:\Minutes\finalized\06-20-02 RPC.doc Page 4 0[9 Noes: Abstain: Absent: Commissioner D'Angelo and Commissioner Teglia None Commissioner Meloni Motion Ochsenhirt / Second Sim recommending that the City Council approve the Density Bonus of 25%. Approved by majority roll call vote: Ayes: Commissioner Honan, Commissioner Sim, Vice Chairperson Ochsenhirt and Chairperson Romero Noes: Commissioner D'Angelo and Commissioner Teglia Abstain: None Absent: Commissioner Meloni Motion Ochsenhirt / Second Sim recommending that the City Council approve the Housing Agreement. Approved by majority roll call vote: Ayes: Commissioner Honan, Commissioner Sim, Vice Chairperson Ochsenhirt and Chairperson Romero Noes: Commissioner D'Angelo and Commissioner Teglia Abstain: None Absent: Commissioner Meloni Motion Ochsenhirt / Second Sim recommending that the City Council approve Design Review 01-054 and that all comments from the Planning Commission with regard to managers parking, dormers, garbage, and tot lot return to the Commission. Approved by majority roll call vote: Ayes: Commissioner Honan, Commissioner Sim, Vice Chairperson Ochsenhirt and Chairperson Romero Noes: Commissioner D'Angelo and Commissioner Teglia Abstain: None Absent: Commissioner Meloni Recess taken 9:12 p.m. 3. Project 101!Huntsman Architectural Group-applicant Elbert Bressie -owner 600-790 Dubuque Avenue (APN 015-021-090 and SBE 135-41-14 PAR 1) UP 00-024, V AR 00-024, PTDM 00-024, DR 00-024 & MND 00-024 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 retail 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 retail, in accordance with SSFMC Chapter 20.85. S:\Minutes\fll1alized\06-20-02 RPC.doc Page 5 0[9 Zone District: Planned Commercial (P-C) Zone District. Senior Planner Carlson gave the staff report. Daniel Huntsman, Huntsman Architectural Group, gave a presentation on what improvements would be done throughout the site. The Commission noted that the parking lot does not seem to have any lighting. They also asked that the applicant present true to form pictures and a materials board to show them how the project would look. Mr. Huntsman noted that there is an engineered lighting plan, which has been viewed by staff. Public Hearing opened. There being no speakers the Public Hearing was closed. Motion Honan / Second Te2lia to continue the item to August 1, 2002. Approved by unanimous voice vote. 4. Cingular Wireless/The Alaris Group-applicant Aldersgate Methodist Church-owner 115 EI Campo Drive P02-0018 and Categorical Exemption Class 3 Section 15303 New Construction of Small Facilities (Recommend continuance to July 18, 2002) Use Permit to allow installation of a telecommunications facility consisting of 3 antennas and associated mechanical equipment at Hope United Methodist Church/ALDERS GATE METHODIST CHURCH located at 115 El Campo Drive in the Single Family Residential (R-1-E) Zoning District in accordance with SSFMC Chapter 20.105. Motion Honan / Second Sim to continue the item to July 18, 2002. Approved by unanimous voice vote. 5. Shamain Partnership-owner Bally's Total Fitness-applicant 180 EI Camino Real (APN 014-183-110) UP 01-045 & MND 01-045 Mitigated Negative Declaration assessing environmental impacts associated with a commercial recreational fitness club Use Permit allowing the conversion of a 44,900 square foot retail store to a commercial recreational fitness club with weekday hours of operation of 5:30 AM to 12 AM. in the Planned Commercial (P-C-L) Zone District, in accordance with SSFMC Sections 20.24.030 (b) and 20.24.06020.24.070 (a) and Chapters 20.120 and 20.81. Senior Planner Carlson presented staff report. Bally Total Fitness representative and Mary-Jo Donovan, area manager, Art Bannick and Kim Galousca gave a brief presentation on the proposed fitness center. The Commission asked what plant species would be used for the landscaping at the entryway to the club, if the employees were going to use the rear exit, how the parking area will be kept clean, and who will be responsible for the landscaping maintenance. The applicant noted that they would plant the same types of trees on the site. S:\Minutes\flllalized\06-20-02 RPC.doc Page 60f9 They added that the rear side exit was only for emergencies. Mr. Bannick noted that the landscaping would be kept clean by the fitness center. The Commission was concerned with only one area of the parking lot being fixed and the other remaining in a deteriorated stage. Senior Planner Carlson noted that they have been and would continue to try to get the owner to improve the parking lot. The Commission felt that this project might encourage future enhancement of the area. Public Hearing opened. There being no speakers the Public Hearing was closed. Motion Sim / Second Te2lia to approve UP-01-045. Approved by unanimous voice vote. Commissioner Teglia asked that staff research other Use Permits and the requirements for the businesses in the area and ask that they bring their landscaping to code. Consensus of the Commission directing staff to research the permits at this shopping center. 6. John Bulan-owner/applicant Continued to 08/01/02 2538 Greendale Drive P02-0035 and Categorical Exemption Class 1 Section 15301 Minor Addition to an Existing Structure Design Review of a proposed room addition and Planned Unit Development Modification to the R-2-I-P OZ- 2 Westborough Townhomes Overlay Zoning District. Associate Planner Kowalski presented the staff report. Staff does not have any issues allowing additions to the rear, but is opposed to them in the front because it will break uniformity of town homes. Staff recommends that the Planning Commission deny allowing additions to the front of town homes. Mr. John Bulan, noted that the area is a single family attached development and there is not a Homeowners Association in existence. He pointed out that there is building room in the rear and that an addition in the back would allow his home to look like the adjacent homes. Public Hearing opened. TAPE 3 Mercedes Richardson 2427 Pomeroy Court, spoke against the application because it affects the aesthetics of the area from the rear. Public Hearing closed. Commission comments: · What is the number of homes that are going to be affected by this modification? Associate Planner Kowalski noted that there would be approximately 200 units out of the 1,800 units in the area that could increase the number of bedrooms. · Doesn't a PUD need a Homeowners Association? Chief Planner Sparks there is not an HOA in this development. It behaves like a subdivision rather than a PUD. Motion Sim / Second Honan to approve PUD Modification P02-0035. Discussion on the motion: Commissioner Teglia asked if other homeowners wish to do the same, would they have to return to the Commission for approval? Staff noted that this would change the requirement for the entire area and that they would not be required to go to the Commission for approval. S:\Minutes\fmalized\06-20-02 RPC.doc Page 70f9 The Commission asked why there was not a Homeowners Association that could serve as the approving authority for these types of additions before going through the City's procedures. Development Review Coordinator Harmon noted that the concept of the developer was that the City would control everything and they did not see the need for a HOA. When these plans were initiated the DCC&Rs were not made a part of the proposal or approval. The Commission asked why staff recommends approval for addition in the rear and not in the front. Staff noted that it was to maintain the aesthetics of the front yard. If the addition were made in the front it would not be coherent with the other homes in the area. It is the discretion of the Commission if they wanted to allow the addition in the front The Planning Commission was concerned that by allowing this type of addition 200 units may want to add to their homes, which may obstruct the quality of life. Commissioner Sim suggested that the Modification be conditioned to include more design and to maintain the landscaping in the area. Chief Planner Sparks asked that the Commission consider the option of having the DRB review these types of additions, as it will create a significant load for the Commission to review. Commissioner Sim withdrew his motion. Motion Sim / Second Honan to continue the item to August 1, 2002. Staff was directed to return with procedures to better address design and noticing issues for the overall area. Assistant City Attorney Johnson added that Chapter 20.38 is the Westborough Townhomes Overlay District and staff could consider adding something to that chapter to address the Commission's concerns because the action of the Commission is not limited to one specific property. Approved by unanimous voice vote. 7. Renee Yates-applicant Citywide P02-0043 Continued to 08/01/02 Amend SSF Municipal Code Chapter 20.71 Table 20.71.030(q) to read: On substandard reverse corner lots in the R -1 zone district, the minimum rear yard setback shall be fi:ftooE: ten feet. The Commission discussed the workload of the July 18, 2002 meeting and decided to continue the item to the following meeting. Motion Ochsenhirt / Second D' An1!elo to continue the item to August 1,2002. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 8. Items from Staff a. Discussion of meeting schedules for the summer. (please bring calendars) Chief Planner Sparks asked that vacation schedules be given to Bertha Hernandez after the meeting. S:\Minutes\fmalized\06-20-02 RPC.doc Page 80f9 Chief Planner Sparks noted that a memo regarding the implementation of the linear park at BART has been distributed for the Commission's review. Chief Planner Sparks noted that the Council is considering extending term limits to four terms rather than two for all Boards & Commissions. Assistant City Attorney Johnson added that this will be done by ordinance and is projected to return to the Council in July. Chief Planner Sparks announced that the Building Division is now under the Economic & Community Development Department. 9. Items from Commission The Planning Commission set up a subcommittee to speak to staff to give them guidance and direction as to where the Commission is headed with regard to detail and then with the DRB. The subcommittee was made up of Chairperson Romero, Commissioner Honan and Commissioner Sim. Chairperson Romero asked that there be an update on the telecommunications subcommittee. Chief Planner Sparks noted that they are looking into topography and seeking advice with other jurisdictions on certain issues. 10. Items from the Public ADJOURNMENT 11:20 D.m. Motion Sim / Second Honan to adjourned the meeting. Approved by unanimous voice vote. ~~c~~ Thomas C. Sparks ----/ Secretary to the Planning Commission City of South San Francisco ~~<;l~~ William Romero, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting July 4,2002, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. TCS/blh S:\Minutes\fmalized\06-20-02 RPC.doc Page 90f9