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HomeMy WebLinkAboutMinutes 08-21-03MINUTES August 21, 2003 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE TAPE 1 7:30 p.m. ROLL CALL / CHAIR COMMENTS PRESENT: Commissioner Honan, Commissioner Meloni, Commissioner Sim, Commissioner Teglia, Vice Chairperson Ochsenhirt and Chairperson Romero ABSENT: Commissioner Giusti STAFF PRESENT: Planning Division: City Attorney: Engineering Division: Police Department: Fire Prevention. Thomas C. Sparks, Chief Planner Steve Carlson, Senior Planner Steve Kowalski, Associate Planner Patti Cabano, Admin. Asst. I Kimberly Johnson, Assistant City Attorney Richard Harmon, Development Review Coordinator Sergeant Jim Thane, Planning Liaison Maurice Dong, Assistant Fire Marshall AGENDA REVIEW No Changes ORAL COMMUNICATIONS None CONSENT CALENDAR 1. Approval of Regular Meeting Minutes of July 17, 2003. Approved 1 Wong, Manton E Lessee/Owner CURVES/Carmen Berki/Applicant 2223 Geilert Blvd. P03-0068 and Class 1 Section 15301 Leasing of Existing Facilities Approved Use Permit allowing the conversion of a vacant commercial tenant space to a commercial recreation facility with a floor area of 1,470 square feet with at-grade open parking for 201 vehicles on a 3.4 acre site situated at 2223 Gellert Boulevard (APN 091-661-180) in the Retail Commercial (C-l) Zone District in accordance with SSFMC Section: 20.22.040 (c) and Chapter 20.85. . Mancini Properties, Inc./Owner Tiffany Le & Paul Yee/Applicant 1404 San Mateo Ave. P03-0075 and Categorical Exemption Class 1 Section 15301 Leasing of Existing Facilities Continued (Recommend continuance to September 4, 2003) Use Permit to allow a ballroom dancing school in an existing warehouse building located in the Industrial (M-l) Zoning District in accordance with SSFMC 20.30 & 20.81. Motion Ochsenhirt/Second Sim to approve the Consent Calendars. Approved by unanimous voice vote with Commissioner Teglia abstaining from Item #1. PUBLIC HEARING . Robert & Kathleen Giorgi/Owner Group 4 Architecture, Research + Planning, Inc./Applicant 211 Linden Ave. P03-0063 and Categorical Exemption Class 1 Section 15301 Minor Alteration to Existing Facility. Approved Use Permit to convert a former furniture showroom into office space in the Downtown Commercial (D-C-L) Zoning District in accordance with the SSFMC 20.26 and 20.81. Associate Planner Kowalski gave staff report. David Schnee and Dawn Merkes, Principals at Group 4, gave powerpoint presentation. Commission discussion with applicant: · The Commission asked about the additional staircase and the loss of 2 workstations. · They were concerned that the depth of the glass storefront closer to the front of the building significantly reduces the space of the overhang. · They asked applicant whether any thought was given to the aesthetic value of changing the half barrel dome look or was the proposal simply due to a need for additional space. · They would like to see the building look like it did in the past. · An observation was made about translating and interpreting history and traditions - 2 ways there is a normative tradition (take the history and keep translating it on and on and re-abstract it in a refreshing new way) and a relativistic tradition (which means -refreshingly rearticulating for the future aspirations for the area. Urban design will activate the street. Their preference was option B for signage. They suggested replacing the half dome with bigger sheets of glass, remove some of the framing and perhaps install a double door. A suggestion was made to place cement containers on top of the sidewalk to plant trees in. Commission comments: · It was mentioned that the Historical Society felt the dome has no historical value but the brick arch does. · In favor of the change and the new use of the building. · There was a concern with the use staying with the building. · The city needs retail and that is a good place -so concerned with changing the use from retail to office. · There is a lot of office space vacant within the City; did the applicant look at other sites? · They asked about the (CDBG) block grant loan in 1996 from the City to retrofit the building to restore the original faCade even though there is no historical value. · Questioned if the applicant would participate in a TDM program. · Concerned that there is no handicap access on the 2nd level. · Discussion about the traffic crunch, parking lot overflow and parking exemption but need to move ahead with this application with the need to look at the parking requirements for furore development. Staff and applicant's response: Assistant City Attorney Johnson said that the use permit will run with the land and any subsequent owners would be entitled to occupy the building with office on the ground, however the subsequent tenant could also choose to use retail or another type of use there. They would more than likely need to come in for a use permit depending on how the zoning is adopted for this particular area and what uses would be permitted. Staff stated that the fagade was restored and the building was seismically retrofitted. There is a lien on the property currently and Robert Giorgi has worked out an agreement to transfer the lien from this property to his property at the State Theatre and will continue to payoff the loan to the City. Did not want to burden the applicants with the loan when they purchased the property. · Dawn Merkes said they have less common area near the library and the Charrette space did squeeze the 2 workstations in at the top. · David Schnee stated that face of the storefront would be 3 ft back to keep the door, which is intended to swing out. He also stated that they are sympathetic to the design and respectful of historic buildings. Further explained that the straight glass with the setback will highlight the archway and people would still be able to enjoy the arched look. · David Shnee explained that the arborist was against planting street trees because of an existing water meter in the sidewalk. · David Schnee explained the grant was not just for restoring the original fagade, but also for a number of tenant improvements and seismic retrofitting. The bulk of the exterior money went to getting rid of the paint store fagade and revealing the arch. · Staff's response was that there isn't a lot of that money available anymore so it is largely moot. City's loan w/th Giorgi is secured. The objective was to restore that building and the City retains the benefit of the work. The public's money has been well spent and is protected. · Assistant City Attorney Johnson suggested that staff comes back to the Commission with a memorandum explaining how this particular transaction occurred and now financial security is in place to secure the loan. · Assistant City Attorney Johnson explained that for use permits the Commission needs to make land use based findings. The financial transaction is not before the Commission. · Dawn Merkes stated that not a lot of office space for owner occupants. Haven't found any within their price range and size other than the subject building is available. · Staff informed that parking exemptions go with the user. · Staff mentioned that the Commission can direct the applicant to prepare a TDM plan for review. · David Schnee responded that no handicap access is required on the 2aa level. Motion Sim/Second Ochsenhirt to approve. Approved by roll call vote with the preference of Signage scheme B and the Fire Marshal condition regarding sprinkiering of fine building added to conditions of approval. Roll call: Ayes: Noes: Absent: Abstain: Commissioner Meloni, Vice Chairperson Ochsenhirt, Chairperson Romero Commissioner Sim, and Commissioner Teglia Commissioner Honan Commissioner Giusti None Recess called at 8:34 P.M. Recalled at 8:40 P.M. Haskins, Richard Elmo/Owner Budget Rent-A-Car, Inc./Applicant 69 So. Linden Ave. P03-0076 and Negative Declaration 1'4'O03-0076 Continued September 4, 2003 Use Permit and Design Review allowing a truck rental facility accommodating a maximum of 35 rental trucks, site improvements, upgrades to the existing buildings, new landscaping with 17 at-grade open parking for employees and customers vehicles and off-site track rental parking for up to 26 trucks and allowing a seven foot tall fence on a 1.68 acre site situated at 69 South Linden Avenue (APN 014-103-090 & 014-103-100) in the Industrial (M-l) Zone District in accordance with SSFMC Section: 20.30.030 (c), 20.74.120 (b) and Chapter 20.85. Senior Planner Carlson prior to giving the staff report announced to the Commission that the applicant wanted to make a statement due to some last minute discussions that came up between applicant and staff. Lorraine Tallarico,513-Eccles Avenue, western regional office for Budget Rent-a-Car, stated that Budget was pleased to receive its agenda three days ago with the recommendation to approve the use permit. However given the shormess of the time and confusion or questions regarding some of the conditions for the approval they discussed with staff the appropriateness of requesting a continuance. Staff wasn't sure that was the best route. Chairperson Romero sounded like you wanted to continue this item and at the end it sounded like you would like us to go forward with it. Lorraine Tallarico, stated that at the end there might be some value at going forward if the Commission decides at the end of our discussion to continue it so be it. Chairperson Romero asked staff how they felt about this. Senior Planner Carlson stated that in the letter that the Cendant Group which represents Budget, there are basically three issues. Most significant issue is drainage facilities on 103 Linden. There are 2 abutting sites, 69 So. Linden has most of the buildings. There is one small building on 103 So. Linden that is slightly depressed below street grade so it does have drainage issues. They have not prepared a drainage plan. They wanted to talk to their architect about the type of drainage facilities and no doubt what the cost implications of that would be. The other two issues were minor. One was landscaping because they are two separate properties the code is specific that you have to put a 6-foot landscape strip along a parking area adjacent to a property line. So 103 would be obligated to provide a 6-foot landscape strip between the property boundry, 69 So. Linden and 103 So. Linden. The applicant wanted to make the case to the Commission that as you walk or drive by the site you wouldn't notice based on their operation that it's two separate properties. From a practical standpoint they would request that the Commission consider alleviating them from that requirement. The last issue is that staffwas of the understanding that a fuel tank that's on adjacent property owned by the Joint Powers Board that runs the railroad was to removed by the applicant. There is now some concern to their ability to actually remove that. Staff's concern is that this has been going on for about a year. It is a code enforcement case and staff has not proceeded in an aggressive manner to have the use comply with the code. It is a long-standing open issue where there's a use that doesn't have approval or sanctioned by the City. Should the Commission wish to continue, staff recommends to continue it for only two weeks because these issues are not so significant that they cannot be resolved within that time frame rather than dragging it on for another month or two. Public Hearing opened. Chairperson Romero: Concerned with a reputable company who has moved into a site, setup business and is operating before even coming before this Commission for a use permit. Commissioner Meloni: They are in use and now they are coming in not wanting to comply with the regulations. I have a problem with that. They are operating in the use without the proper approvals. A reputable company should know what the rules are. Low tolerance to granting exceptions to the conditions we put on projects. Chairperson Romero: The applicant now says they did not have enough time to look this over to review the conditions and needs more time now to go back to staff. They have had a year. We need to get through this process as quickly as possible so we can decide what course of action the City is going to have to take if it does become necessary to take further action. There are some issues in this staff report. Suggest that the Commission give staff the opportunity to go to the applicant and work with them for one last time to see if they can come into compliance and come back in two weeks. Commissioner Meloni: Stated the landscaping should be enhanced with more than 10 percent to clean that area up and as far as drainage is concerned everybody else we require to put the proper drainage in as specified by the Engineering Division. That's not a disputable item right now, it has to be in there. There are certain points that this Commission adheres to on a regular basis and those are just two of the points. Applicant needs to comply with those. Commissioner Honan: suggested that the wrought iron fence should be of top quality. Black wrought iron would be very nice. The other issue is the parking issue. It is noted in the report that there is adequate room exists on site to accommodate additional parking it is not being done. If the adequate room is there use it. Vice Chairperson Ochsenhirt: Agreed with Commissioner Honan on the parking issue. Very surprised that it states that there is adequate parking on site yet in the recommendation one of the conditions of approval they get into a off-site agreement. Hard to believe they have been in the site for a year. Senior Planner Carlson clarified that it is because they are two separate properties and technically the rental trucks are off site from the main area where there is employee parking. The rental trucks are generating the need for parking for the employees. They could avoid that were the property owner willing to merge the sites into one uniform parcel. Need to have link because the applicant could sell off the other lot. Commissioner Honan: Would like something to substantiate the number of customers per parking space. Chairperson Romero: Would like to know what is going to happen with the upstairs as indicated it is not going to be used. Is it going to remain vacant or is there potential for it to be leased at a later date. Motion Meloni/Second Teglia to continue to September 4t~' Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 6. Items from Staff Chief Planner Sparks reminded the Commission about the Appreciation brunch on October 5th. Chairperson Romero mentioned the change in the channel line up. Chief Planner Sparks showed the PowerPoint presentation of the new channel lineup to view the meetings. Channel 27 is the new channel on Comcast and still on channel 26 on RCN. 7. Items from Commission Commissioner Meloni announced that a long time resident of City of South San Francisco and former of the Planning Commissioner passed away, Jim Christiansen. He asked that Commission adjourn the meeting in his honor. Vice Chairperson Ochsenhirt announced that the subcommittee for the housing project, Commissioner Ochsenhirt and Commissioner Giusti, met last week with HCD Coordinator Fragoso. We were given a presentation on projects that were bid on for the housing development on the corner of Oak and Grand Avenue. The next step is that Ms. Fragoso will be taking it to City Council. 8. items I¥om the Public None 9. Adiournment Motion Meloni/Second Honan in honor of Jim Christiansen 9:05 P.M. iiiiin Secretary to the Planning Commission City of South San Francisco William Romero, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting September 4, 2003, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA TCS/pac