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HomeMy WebLinkAbout02.10.00 Minutes MINUTES CITY OF SOUTH SAN FRANCISCO SPECIAL MEETING OF THE ZONING ADMINISTRATOR CITY HALL ANNEX 315 MAPLE AVENUE February 10,2000 CALL TO ORDER: 3:00 P.M. PUBLIC HEARING - AGENDA ITEMS 1. Andy S. Wong-owner/applicant 331 Castille Way MUP-99-082 Minor Use Permit allowing rear and side ym"d landscaping. Zoning Administrator Sparks presented the staff report and noted that Tom Ahrens, Assistant Building Official, was present along with Richard Harmon, Development Specialist. Public Hem"ing opened. Andy Wong, applicant, noted that there are some conditions which were initially done by the developer. He noted that the additional drainage being installed in the backyard will enhance the drainage. Paul Wendler, 321 Granada Drive, noted that their propelty is directly adjacent to Mr. Wong's propelty. He noted that there have been problems for 10 to 15 years with the drainage from that propelty. He added that this was the Avalon School parking lot and the drainage would roll off the parking lot to their yard. He added that they had to prevent seepage into their garage some years ago because of the drainage problems coming from that property. He noted that when the property was being proposed for development, they negotiated that the drainage system would not be altered in four propelties, one of which is Mr. Wong's. He mentioned that some improvements were made without the City's review and approval and he is concerned with any other improvements that may be done. He noted that the drainage pipes should be a sufficient diameter to calTY the water to the front yard, which is altered. He added that there is a koi pond adjacent to the retaining wall, which will have additional drainage problems. He was concerned that the pond would cause the retaining wall to weaken. He noted that Mr. Wong is building a gazebo and wants all the improvements at that property to be up to code. Joy-Ann Wendler, 321 Granada Drive, added that the land was straight across when they were negotiating with the developer, and they allowed the developer to take out some trees to build up the foundation of where Mr. Wong's property is. She noted that the koi pond will overflow if there is significant rainfall and it will go onto the concrete pad which will then go onto their propelty. Mr. Wong, noted that the pond is 3 feet deep and the concrete pad is tilted so that any water will flow toward the pond or toward the front of the house. He noted that he did not know how things were negotiated and was made aware of needing a permit. He noted that he has added 13 additional drains in the backyard. He added that they had a study done by Obercamper Assoc., and they did not see any problems as long as they dig deeper and increase the diameter of the drainage pipes. He added that the pond is three or four feet away from the fence. Development Specialist Harmon noted that the concrete pad touches the fence. Zoning Administrator Sparks asked Mr. Wong how much it the koi pond is sloped. Mr. Wong noted that it may be 5% grade. Zoning Administrator Sparks asked the Wendlers if the improvements being done to Mr. Wong's property would not G:\File Cabinet\Old PC\working\minutes\2000\Zoning Administrator\021 099 ZA.doc 1 of 3 increase drainage problems, would they be satisfied with how things were constructed. Mrs. Wendler noted that under California state law they have to disclose any damages to their property if they ever decide to sell, and the drainage issue would have a negative impact on the property value. She added that they would like that the City and Mr. Wong take measures to make sure that the pond slopes forward and that any rain would go toward the front of his propelty. Mr. Wendler noted that if this does not impact the drainage issues they would be satisfied. He noted that a condition be added that all measures be taken and inspected by the City officials. He added that the weight and quality of the pond are not drainage issues, which do concern us. He asked that the City test the pond to see if it is up to code. Development Specialist Harmon noted that there will not be any drainage from Mr. Wong's property going into the Wendlers' property. He added that the finished grades would have to be inspected by Mr. Obercamper to make sure that they drain towards the various drains that have been installed. He added that there moe sufficient drains to drain the propelty, the property slopes from the rear to the front, there is a retaining wall, and a fence that would constrains any water from going into the adjacent propelty. He noted that there should not be any drainage problems if the improvements moe constructed according to the plans submitted. Mrs. Wendler asked that when the pond is filled will the water go out to the street. Development Specialist Harmon mentioned that when he was at the site he saw what appeared to be an overflow drain installed into the pond and if the water rises a certain distance in the pond, it goes into the drain and discharged into the sanitary sewer or storm drain. Zoning Administrator Sparks asked Mr. Wong where the overflow from the pond goes. Mr. Wong noted that it goes into the storm drains and noted that the pipes that were installed are attached into the pipes installed by the developer. He added that the pond would never be filled completely because it was not designed to work this way. Mr. Wendler asked if the permit be conditioned to have a 2% or 3% grade on the concrete pad away from their yard. Tom Ahrens, Assistant Building Official, stated that the walking deck requires a permit, the gazebo, if it is less than 120 square feet of projected roof area, does not need a permit. He added that the koi pond as structured does not require a building permit. He mentioned that the electrical work involved in wiring the circulating pump and lights in there do require permits. Mrs. Wendler asked what would happen with the pond in case of an earthquake. Zoning Administrator Sparks noted that there is nothing that the City can do to earthquake proof a small pond. He added that he could not envision significant impact from an emthquake because of the drainage facilities. Mrs. Wendler asked if the manufacturer of the pond had any information about it being earthquake proof. Mr. Wong noted that the landscaper cannot guarantee that it is emthquake proof. He added that the pond has a cover material underneath the cement, which is called a pond liner. Zoning Administrator Sparks noted that there would not be a significant release of water even in an earthquake. Mr. Wendler noted that they needed to know how it was constructed and that would satisfy their concerns. Zoning Administrator Sparks asked Mr. Wong if he would be willing to provide the name of the landscape architect. Mr. Wong noted that he would do that and added that he had mentioned the rubber material to the Wendlers. Mrs. Wendler noted that the developer could not build on the land because it was clay and had to wait a month before being able to do so. She added that there were pools of water and the water on the propelty is not going to drain down unless there are drains to cmTY the water. Tom Ahrens, Assistant Building Official noted that the water in the pond is constrained because it is in the ground. He added that if the pond were to crack, the water would not really go anywhere quickly, as clay soil is not very absorbent, this would simply just create seepage. He also noted that no additional surcharge on the retaining wall would be created because the weight of the pool structure and water would be equal to or less than the weight of dilt that was displaced. Development Specialist Harmon suggested that an inspection be done to assure the Wendler's that there is in fact a minimum 2 % slope between pool and the fence. He added that Mr. Obercamper can check that. Zoning G:\File Cabinet\Old PC\working\minutes\2000\Zoning Administrator\021099 ZA.doc 2 on Administrator Sparks asked the Wendlers if they were comfortable with the result of the improvements not being a great risk, as long as, the applicant complies with the conditions of approval. Mrs. Wendler noted that this was the reason they were asking all the questions. Development Specialist Harmon noted that they would have to rely on Mr. Obercamper's professionalism because he is a registered engineer and was the original designer of the subdivision. Zoning Administrator Sparks noted that the minor use permit would be issued with a condition that Mr. Obercamper submit a report to the Engineering Division. Mrs. Wendler asked about a percentage of impervious materials to be met in the backyard. Assistant Building Official Tom Ahrens noted that there was not a percentage to be met in any of the building codes. Development Specialist Harmon noted that there wasn't a percentage that had to be met in the Municipal Code. He suggested that a condition be added requiring that Mr. Obercamper do an analysis of the entire site to determine that the drainage pipes will accommodate the entit-e site if it were entirely paved. Mr. Wong noted that he will comply with the Conditions of approval. He added that he has done everything possible to make sure that water will drain to the front of his property. Zoning Administrator Sparks granted the Minor Use Permit and read some findings into the record. He incorporated the Conditions of approval that were added at the meeting and the conditions that were attached to the staff report as part of the Minor Use Permit approval. 2. Adjournment Hearing adjourned at 4:30 P.M. ~~sc~~ Zoning Administrator City of South San Francisco CPS/bh G:\File Cabinet\Old PC\working\minutes\2000\Zoning Administrator\021 099 ZA.doc 30f3