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HomeMy WebLinkAboutMinutes 02/15/2001 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MINUTES MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE February 15, 2001 TAREl. CALL TO ORDER / PLEDGE OF ALLEGIANCE The meeting was called to order at 7:30 p.m. ROLL CALL / CHAIR COMMENTS Chairperson Sim dedicated the meeting in memory of Edna Harks and asked for a moment of silence in her memory. MEMBERS PRESENT: Commissioner D'Angelo, Commissioner Honan, Commissioner Romero, Commissioner Teglia, Vice Chairperson Meloni and Chairperson Sim MEMBERS ABSENT: Commissioner Baldocchi STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Mike Lappen, Senior Planner Kimberly Johnson Rocque Yballa City Attorney: Bldg./Fire Prevo PRESENTATIONS Resolutions commending Esta Kornfield and Mark Horton for their service on the Design Review Board. Vice Chairperson Meloni and Commissioner Honan presented the resolutions. AGENDA REVIEW - There were no changes to the agenda ORAL COMMUNICATIONS - None CONSENT CALENDAR 1. Approval of Regular Meeting Minutes of December 7, 2000 and January 4, 2001. 2. Costco Gas Station/Costco-owner/applicant 481 So. Airport Blvd. UP-00-026 & ND-00-026 Use Permit to allow four island (eight multi-product dispensers and 16 fueling positions) gas station and over 100 additional ADT at the vacant site across from the existing Costco facility. (Recommending continuance to March 1,2001) 3. De Young Museum South City Industrial Co., LLC-owner Corporation of the Fine Arts Museums-applicant S:\Minutes\021501 RPC.doc Page 1 of 5 245 So. Spruce Ave. UP-00-084 and Negative Declaration ND-00-084 Use Permit to allow an office and warehouse use generating in excess of 100 average daily trips within the existing SFIA building in accordance with SSFMC Section 20.32.060 4. TELLIGENT/Suzanne Smith-applicant Boston Properties-owner 651 Gateway Boulevard UP-OI-003 and Categorical Exemption Class 32 Section 15332 In Fill Development Project ireless antenna. Use permit allowing a w Items 3 and 4 were pulled from the Consent Calendar. Motion Meloni / Second Teglia to approve the Consent Calendar with the exception of items 3 & 4. Approved by unanimous voice vote. PUBLIC HEARING - CONSENT CALENDAR 3. De Young Museum South City Industrial Co., LLC-owner Corporation of the Fine Arts Museums-applicant 245 So. Spruce Ave. UP-00-084 and Categorical Exemption Class 1 Section 15301 Interior alteration within an existing facility Use Permit to allow an office and warehouse use generating in excess of 100 average daily trips within the existing SFIA building in accordance with SSFMC Section 20.32.060 Chairperson Sim asked what the intention of the project was. Chief Planner Sparks explained that the building has been subleased by SFIA to the De Young Museum while their facility in San Francisco is undergoing renovation. The site at Spruce will be used to store the museum's art for five years. The long term use of the building is being discussed with SFIA. Motion Meloni / Second D'Angelo to approve the item. Approved by unanimous voice vote. 4. TELLIGENT/Suzanne Smith-applicant Boston Properties-owner 651 Gateway Boulevard UP-OI-003 and Categorical Exemption Class 32 Section 15332 In Fill Development Project Use permit allowing a wireless antenna. Commissioner Teglia noted that the application did not comply with the telecommunications ordinance and suggested a condition to have a fa~ade around the antenna to bring it into compliance with the ordinance. Susan Smith, applicant, did not have an issue with the condition. Motion Teglia / Second D'Angelo to approve the item with the additional condition. Approved by unanimous voice vote. PUBLIC HEARING - AGENDA ITEMS S:\Minutes\021501 RPC.doc Page 2 of 5 (items 6 and 7 taken before item # 5) 6. ELAN John C. Nichol-owner Ken LeongIDowler-Gruman Architects-applicant 534 B Eccles A venue UP-OI-00l and Categorical Exemption Class 32 Section 15332 In Fill Development Project Use permit allowing a parking reduction for a research and development use. (Recommending continuance to March 1, 2001) 7. Torani Lucky Investments-owner R. Torre & Co.-applicant 233 E. Harris Ave. UP-00-OS5 and Categorical Exemption Class 3 Section 15303 New Construction or Conversion of Small Structures Use Permit allowing an 800 sq. ft. one-story expansion of an industrial building in the Planned Industrial (P-I) zoning district. (Recommending continuance to March 1, 2001) Motion Honan / Second Teglia to continue ELAN and Torani to March 1, 2001. Approved by unanimous voice vote. 5. General Plan Amendment City of South San Francisco-owner/applicant Citywide GPA-OI-007 and EIR-99-061 General Plan Amendment to revise the maximum Floor Area Ratio permitted for residential low density established in Table 2.2-1 and in the density/intensity standards in the Land Use Element (Chapter 2). Senior Planner Lappen presented the staff repOlt. · Giorgi Building discussion Commissioner Romero asked if the FAR was being changed to 0.7. Senior Planner Lappen noted that the FAR requirement for single family homes would be removed from the General Plan. He explained that tl1is requirement in the General Plan did not permit flexibility because it is a broad guideline. He pointed out that if the homeowner wants to add more than a 0.5 FAR then they would have to either request a Minor Use Permit or a Use Permit review, which would give some flexibility. Commissioner Romero asked if the parking requirement was going to be amended. Senior Planner Lappen noted that there are no changes to the parking requirement and if the Commission would like to make some parking requirement changes they could be done through the zoning ordinance. Commissioner Romero asked if the zoning ordinance requirements for a 4 bedroom home specifies 2 parking spaces, and if one being covered is acceptable. He questioned if this refers to a one car garage and a driveway. Senior Planner Lappen noted that under the existing zoning ordinance it could be a two car garage or a one car garage with a carport next to it which provides two parking spaces and allows the square footage for an addition. Commissioner Romero asked if the setbacks were still in effect with a carport next to it. Senior Planner Lappen noted that the applicant would have to comply with setback requirements. Chief Planner Sparks noted that the setback requirements would not be addressed by the Commission's action. Senior Planner Lappen S:\Minutes\021501 RPC.doc Page 3 of 5 pointed out that page 3 of the staff report reflect the current requirements. Commissioner Romero supported amending the FAR amendment and pointed out that the parking requirements need to be more flexible. Commissioner D'Angelo asked if by removing the maximum permitted FAR word including garages be changed to excluding garages. Chief Planner Sparks noted that staff proposes to remove the phrase. Vice Chairperson Meloni noted that the FAR would not include garage space anymore. Commissioner Teglia pointed out that floor area should not be confused with number of parking spaces. He added that the current parking requirements are not too stringent. He suggested that the recommendations for implementation of a minor use permit be codified. He was concerned that there would not be a window between the implementation of the Minor Use Permit and the lifting of FAR. He does not want to have an interim period of lost control. He added that a reason this was created was because there were certain uses going into residential areas that could not be controlled and the size of impact of a building is controlled. Vice Chairperson Meloni asked if the driveway in front of the garage is considered a space. Chief Planner Sparks noted that zoning codes are subject to interpretation and that is the way he and Senior Planner Lappen have interpreted it. Vice Chairperson Meloni asked if tandem parking is counted as two covered parking spaces. Chief Planner Sparks replied that tandem parking is not counted. Senior Planner Lappen noted that the zoning ordinance does not recognize tandem parking as an accepted parking use. Commissioner Honan stated that a one car garage actually has two parking spaces because the driveway is considered as a space. Chief Planner Sparks noted that this is applicable if the driveway meets standards and all the setback requirements. Commissioner Honan asked how the homes that have 50 foot driveways would fit into the requirements. Senior Planner Lappen noted that a home with a one car garage can add up to 1800 square feet. He added that unfOltunately the zoning code does not take into consideration tandem parking. He pointed out if there was a car port next to the garage it would count as a parking space and would allow more addition square footage. Chief Planner Sparks noted that parking will be discussed in the update of the zoning code and reminded the Commission that they would be removing the .5 FAR requirement from the General Plan. Commissioner D'Angelo suggested looking at the zoning ordinance and potential changes. He asked that second units and second story additions in a single family residences can be part of that discussion. Commissioner Teglia agreed with Commissioner D' Angelo's suggestion. Vice Chairperson Meloni noted that in-law units will become a factor with the cost of homes. He added that parking should be an issue looked at in the zoning code. Commissioner Teglia noted that tandem parking never happens because no one wants to have a car behind another due to limited access. He added that garages are used for storage. Chairperson Sim asked how staff would deal with a hillside ordinance and additions where propelties are on a slope. He added that in Westborough there are back to back homes and having the same FAR will make the home on the bottom have a major home above it. Commissioner Romero noted that he supports FAR change and noted that this will enable the individuals with two car garages to have a larger opportunity to increase the size of their home than the individuals with a one car garage. Motion D'Angelo / Second Romero recommending a General Plan Amendment to the City Council. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 8. Items from Staff Chief Planner Sparks gave an update on the Monterey Planning Commissioner's Institute Conference and S:\Minutes\021501 RPC.doc Page 4 of 5 interviews for Boards and Commission's candidates. He noted that there is not a date set for appointments. He added that the TOn subcommittee met on February 6th and a second meeting will be held on March 8th. Commissioner Teglia noted that he was very impressed with the consultants and high standards for the area were discussed. 9. Items from Commission Commissioner Teglia mentioned that when problems on approvals arise, it is healthy for everyone to analyze what went wrong and find ways that will ensure that this will not happen again. He asked what went wrong with the setback on this building when all the other buildings have a setback. Chief Planner Sparks noted that this was a mistake and noted that the maps that were shown are similar to other maps that were used for the downtown. He added that the widening of Baden changed the relationship of those maps but it was not caught. Commissioner D'Angelo asked if there will be doors on the side of sidewalk opening out onto the sidewalk. Chief Planner Sparks noted that the doors near the display windows are set to open into the building. Vice Chairperson Meloni noted that by code the doors could not swing out into the sidewalk. Commissioner Teglia asked if any changes are being made on the site or if the building is being built as approved. Chief Planner Sparks noted that there have been a number of issues as to where the footings are and staff is closely monitoring the building as it is constructed Commissioner Honan noted that the tree stump on the corner of the gas station on EI Camino Real is approximately 80% gone due to the rainstorms of the past week. 10. Items from the Public - None 11. Adjournment Motion Meloni / Second Romero to adjourn the meeting in memory of Edna Harks. Approved by unanimous voice vote. The meeting was adjourned at 9: 15 p.m. ~~~ Thomas C. Sparks Secretary to the Planning Commission City of South San Francisco arrperson Planning mmission City of South San Francisco NEXT MEETING: Regular Meeting March 1,2001, Municipal Services Building, 33 AlToyo Drive, South San Francisco, CA. NOTE: Staff Reports can now be accessed on the website. www.ci.ssf.ca.us (Economic & Community Development/Planning WebPages). TCS/bh S:\Minutes\021501 RPC.doc Page 5 of 5