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HomeMy WebLinkAboutMinutes 11/14/1985 November 14, 1985 Regular Meeting of the South San Francisco Planning Commission MEMBERS PRESENT: Chairman Terry, Vice-Chair Wendler, Commissioners Boblitt, Getz, Agee, and Martin* * Commissioner Martin arrived at 7:40 during the Zoning Ordinance Workshop. MEMBER ABSENT: commissioner Hoyer ALSO PRESENT: planning Division Jean T. Smith Philip Gorny Maureen K. Morton DCM/CD&A DCM/CE Mark Lewis Robert Yee Assistant City Attorney Robert Kasper police Department Ron Petrocchi Building Division Ray Laur PLEDGE OF ALLEGIANCE APPROVAL OF MINUTES: Motion-Wendler/Second Boblitt: To approve the minutes of the October 10, 1985, and October 24, 1985 Planning Commission Meeting as presented. Unanimously approved by voice vote. ORAL COMMUNICATIONS Lou Dell'Angela requested that Item #10 on the Agenda be scheduled after Item #4, since it was published as the fourth item in the Enterprise Journal. Chairman Terry granted his request. Workshop Zoning Ordinance Maureen Morton presented her Staff Report, in which she discussed the issue of residential density. Zoning Consultant Robert Odland Sedway Cooke & Associates 350 Pacific Ave, 3rd Floor San Francisco, CA -1498- Mr. Odland discussed the concept of density designators, in which density measures will be separated from the zone and a designator will be added. This allows more flexibility to the City to allow varying developments without having to develop new zones in the Zoning Ordinance. All that is needed is to apply a designator. He also stated that the Zoning Ordinance should not provide for more density than what the General Plan allows. He proposed three choices in reconciling the General Plan with the existing zoning: 1. Leave the General Plan as it is with the various densities given. Although, this will make most existing develop- ments nonconforming. 2. Amend the General Plan to reflect the two categories: existing developments and new developments. 3. Change the General Plan to agree with existing zoning. Chairman Terry asked who will administer the designators. Planning Director Smith, answered that the Staff would administer these designators. Chairman Terry asked when the Public Hearing will be. Planning Director Smith said that it will be at the end of January. AGENDA ITEMS (PUBLIC HEARINGS) Renan Dominguez, SA-83-82/RPD-79-8 Request for a one (1) year extension of time for Tentative Sub- division Map SA-83-82 for a 17 lot residential condominium project with common open space on 4.4 acres north of the northerly terminus of Eucalyptus Avenue and southeasterly of Stonegate Drive in the P-C Planned Community Zone District. Applicant Present: Renan Dominguez 306 Railroad Avenue Commissioner Agee stated that according to a letter from American Savings, dated October 10, 1985, the applicant has not completed all the requirements for the final map. She is concerned about which ones have not been completed yet and how much more time is needed by the applicant. Deputy City Manager/City Engineer Yee answered that the filing fee has not been paid and some items in the CC&R need to be completed. -1499- Motion-Terry/Second Getz: To deny SA-83-82 and RPD-79-8 based on the followng findings: 1. The project has been delayed too long, and since the tentative map still has discretionary review, this is the appropriate time to act to deny. 2. There are continuing concerns about the safety of the roadway, and because of lack of improvements in the past. 3. There has been a lack of improvements to date. Unanimously approved by roll call vote. This case will be heard by the City Council, recommending denial. Willie Ostertag, UP-85-741 Use Permit to allow construction of a 61-unit Senior Citizen apartment housing project at 455 Alida Way in the R-1 Single Family and R-3 Restricted Multiple Family Zone districts. A letter was received by the applicant requesting that this item be continued off-calendar. Motion-Getz/Second Agee: To continue UP-85-741 and Negative Declaration No. 524 off-calendar. Unanimously approved by roll call vote. Cornish and Carey, PM-85-239, Negative Declaration No. 532 Tentative Parcel Map to create two parcels of 2.80 acres and 1.87 acres from an existing 4.67 acre parcel at 320 Shaw Road in the M-2 Industrial Zone District. Planning Director Smith made a correction on the Staff Report to eliminate No. 4 of the Findings. Applicant Present: Patt Webb Brian-Kangas-Foulk&ASSOC 595 Price Avenue Redwood City, CA 94063 Ms. Webb questioned Condition #3 of the Building Division Memorandum which states that required construction should be completed before the final map is filed. She stated that the applicant will not be building anything on this parcel at this time and therefore will not be modifying the structure on Parcel A. Senior Building Inspector Laur explained that the existing building will have to comply with the Uniform Building Code, particularly in eliminating any openings on or adjacent to the new property line. -1500- Motion-Boblitt/Second-Wendler: To approve PM-85-239 and Negative Declaration No. 532 based on the findings and subject to all conditions contained in the Staff Report. Unanimously approved by roll call vote. SKT Company (Sanjaylyn Company, Owner), PM-85-238, Negative Declaration No. 531 Tentative Parcel Map to create two parcels of 111,545 sq ft and 32,003 sq ft from an existing parcel of 143,548 sq ft at 260 Utah Avenue in the M-2 Industrial Zone District. Senior Planner Morton made the following correction to Special Condition No.1: "1. The Final Map shall be in substantial compliance with the approved tentative map dated October 3, 1985 prepared by Yarnell & Associates." Applicant Present: Christopher Layton Layton Design Associates 1533 Pine St, 2nd Floor San Francisco, CA 94109 The applicant stated that he has no problem completing the following requirements from the Chief Building Inspector, Jake Wittwer: closing of door and window openings, and removal of a roof drain. The applicant requested to receive final approval prior to actual completion of these improvements. He is willing to post a bond. Senior Building Inspector Ray Laur stated that this lot split can not be permitted because it does not comply with the Uniform Building Code, unless an agreement is made with the City Attorney. Motion-Getz/Second-Agee: To approve PM-85-238 and Negative Declaration No. 531 based on findings and subject to all conditions contained in the Staff Report, including amended Special Condition No. 1 and the following added condition: "4. Prior to recordation of the final map, at the option of the Chief Building Inspector, the work and improvements required in the Building Division memoranda should be completed or a Building Permit for such work shall be obtained and a performance bond in sufficient amount to complete that work shall be posted." Unanimously approved by roll call vote. -1501- Appeal - Dennis Mason,_The_scaffold_Mart Appeal by Dennis Mason, President, The Scaffold Mart, of the Department of Community Development and Administration's decision regarding outdoor storage of equipment at 280 Wattis Way in the 00-2 Industrial Zone District. Applicant's Representative Present: Lou Dell'Angela Environmental Dev Group 400 Oyster pt Blvd Mr. Dell'Angela thanked the Commissioners for moving this item up on the agenda. Mr. Dell'Angela stated that the Staff Report does not answer the question of whether the General Plan prohibits an accessory storage use in a Planned Industrial Zone. He also mentioned that the only specific policy in the General Plan which addresses this issue is Policy 51, which states: "Policy 51. All industral storage yards should be screened from public view by extensive landscaping and/or fencing." To Mr. Dell 'Angela, this implies that certain storage yards may be allowed in industral zones and that these yards should be screened from view. He also stated that if the applicant covered the entire rear portion of the yard with buildings or a covering, he would be violating Policy 53, which states that coverage of buildings on a lot should not cover more than 60% of the lot. According to Mr. Dell 'Angela, the fact that the Airport Executive Inn is east of this project is irrelevant because there is a screened fence and landscaping between it and the use. commissioner Getz said that the General Plan has a policy of encouraging hotels and expansion of existing hotels and if there is problem generated that affects that expansion then the law forms a vacuum. He adds that the Commission and Staff have a right to set a discretionary policy to fill that void and to interpret the General Plan in such a way that is consistent for all properties. Commissioner Getz stated that there is no problem with temporary storage, such as a forklift for moving materials in and out. But with permanent storage, there is a problem because it is visually intrusive, which violates the General Plan. Storage, he feels, should be part of the Use Permit. He agreed that Mr. Mason has stored the material neatly, but saw no reason why it cannot be stored inside the warehouse, other than it can be inconvenient to the operation of his business. -1502- Vice-Chair Wendler commented that every businessman should be familiar with the City's regulations concerning the operation of a business. Chairman Terry said that the intent of the developers and the City for this area when it was built was a Planned business community, and not for outside storage. Motion-Agee/Second-Getz: To deny the appeal of the decision of the Department of Community Development and Administration that the outdoor storage of Scaffolding equipment at 280 Wattis Way is inconsistent with the Planned Industrial designation under the General Plan. AYES: Chairman Terry, Vice-Chair Wendler, Commissioners Boblitt, Getz, Agee. ABSTENTION: Commissioner Martin. Commissioner Agee asked about the sign. Planning Director Smith answered that the applicant will have to submit an application for the sign which will have to be approved by Staff or by the Design Review Board. Chairman Terry declared a 10 minute recess. Isaac Guillory, GP-85-29, UP-85-742, Negative Declaration No. 525 General Plan Amendment to the Definition of Retail Commercial in the Land Use Element of the General Plan to allow a residential/ commercial mixed use and a use Permit to allow same on the north- west corner of Linden and California Avenues in the C-2 Central Commercial Zone District. Applicant Present: Isaac Guillory 1402 Ashwood Drive San Mateo, CA 94402 Architect: Henry Yanaga 1650 Borel Place, Ste 228 San Mateo, CA 94402 Commissioner Agee expressed concern about the wording in Exhibit "A", in which there may be times when mixed use developments may not be desirable. She suggests that the wording be changed to: "Residential/commercial mixed use developments may be allowed in Planning Area 2." This will imply that developments will not be automatically approved. Commissioner Martin asked what the current residential density for this residential area is. Senior Planner Gorny answered that this area does not have one. Commissioner Martin had concern about precedent with the density limit. -1503- Commissioner Getz stated that he supports residential/commercial mixed use developments, and therefore feels that this is a positive precedent. Motion-Getz/Second-Agee: To approve GP-85-29 based on findings and subject to all conditions contained in the Staff Report, including amended Exhibit "A" and including Resolution No. 2366. Commissioner Agee questioned whether the artificial stone being used on the outside of the building was an acceptable material. Senior Planner Gorny said that the Design Review Board had eliminated that proposal. He added that stucco with wood trim will be used in place of the artificial stone. Motion-Getz/Second-Wendler: To approve UP-85-742 and Negative Declaration No. 525 based on the findings and subject to all conditions contained in the Staff Report. Unanimously approved. Wider Focus, UP-85-747 Use Permit to allow a nonprofit photography center in the former El Rancho School at 753 Del Monte Avenue in the R-1 Single Family Zone District. The applicant has requested that this item be continued to the next Planning Commission Meeting. Motion-Boblitt/Second-Getz: To continue UP-85-747 to the December 12, 1985 Planning Commission Meeting. Unanimously approved. Jim Cheng, UP-85-748, Negative Declaration No. 530 Use Permit to allow a plumbing, electrical, and heating supply store with related parking and landscaping improvements in an existing building (former Norge Village Cleaners) at 1155 El Camino Real in the C-1 Neighborhood Commercial Zone District. Applicant Present: Jim Cheng 746 Stongegate Drive Architect Leonard Chan 1480 Sutter St San Francisco, CA 94109 Mr. Chan stated that the applicant has two stores in San Francisco with the same sign and was not aware of sign requirements in this City. Even though he has spent a large sum of money, he is willing to erase or paint out the logo on the sign to comply with Staff's recommendations. -1504- In response to a question from Vice-Chair Wendler, Mr. Chan stated that he could use a solvent to remove the logo or a paint that is compatible with the plastic. Commissioner Getz asked if there is a need for the sign to be internally illuminated, to which the architect replied yes, for security reasons. Commissioner Agee asked if the Design Review Board discussed any other possiblities for the sign. Senior Planner Morton said that the Design Review Board suggested that the applicant take the existing sign off the building and put the previously purchased sign on the front of the building. Commissioner Boblitt saw no reason not to approve the use permit as long as the applicant complies with Special Condition No.5, which states that the Design Review Board has to approve their sign. commissioner Getz did not want to set a precedent by allowing the applicant to put up a plastic illuminated sign and feels that this issue should be taken care of by the Design Review Board. Commissioner Terry expressed concern about the trash that will accummulate in the rear setback. Senior Planner Morton suggested that trash be kept inside the building, and that the rear area not be used for outdoor storage. Commissioner Getz proposed the following added Special Conditions: 5. Any window signs shall be submitted for approval. 7. No outdoor storage shall be allowed on site and all storage and trash shall be provided within the building. B. Material should not be stored against the windows nor should they be painted or visually blocked. Mr. Cheng said that he plans to put a showroom in the windows, in response to Commissioner Agee's question. Motion-Getz/Second-Agee: To approve UP-B5-74B and Negative Declaration No. 530 based on findings and subject to the condi- tions, including the above added Special Conditions, of the Staff Report. Unanimously approved by roll call vote. Bruno Scopesi (Super 8 Motels), UP-78-468/Mod 1 Use Permit Modification to allow a modification to the parking plan for an existing motel at 111 Mitchell Avenue in the M-2 Industrial Zone District. -1505- There were no comments. Motion-Wendler/Second-Getz: To approve UP-78-468/Mod 1 based on findings and subject to the conditions contained in the staff Report. Unanimously approved by roll call vote. Evergreen Associates, Airport Executive Inn, UP-82-639/Mod 1 Use Permit Modification to allow an additon, consisting of a second building with 101 rooms and related additional parking and land- scaping, to an existing hotel at 275 South Airport Boulevard in the M-2 Industrial Zone District. Applicant Present: Bob Rossi Rossi Development 2053 Pioner Court San Mateo, CA 94403 David Connor 2053 pioneer Court San Mateo, CA 94403 Mr. Rossi does not agree with the City Engineer's condition, which states that "a 5' wide sidewalk should be installed along the south side of Wondercolor Lane between South Airport Boulevard and the proposed parking lot entrance." He feels this addition would be detrimental to the landscaping along South Airport Boulevard. His alternative would be to put a pedestrian walkway with some intervals through the parking lot. Deputy City Manager/City Engineer Yee answered the issue of the sidewalk by citing the that Westborough Square which has the same problem. Commissioner Agee expressed concern about the traffic that will be generated by the proposed meeting room. Motion-Getz/Second-Wendler: To approve UP-82-639/Mod 1 based on findings and subject to all conditions contained in the Staff Report. Eddie Chan (The Auto studio), UP-78-441 Consideration of setting a Public Hearing date for the revocation hearing for Use Permit UP-78-441, the Auto Studio, for lack of compliance with certain Special Conditions related thereto, at 45 Chestnut Avenue in the C-1 Neighborhood Commercial Zone District in accordance with Section 20.80.170 of the South San Francisco Municipal Code. Applicant's Representative Present: Lou Dell'Angela 400 Oyster Point Blvd -1506- Mr. Dell'Angela requested that the Public Hearing date be set for the second meeting in February, so that he will have time to discuss his solution with staff and to get an answer from Texaco. Motion-Getz/Second-Wendler: To set revocation hearing to the second meeting in February (if there is a second meeting), otherwise on the first meeting in February. Unanimously approved by roll call vote. Items from Staff Planning Director Smith said that the following two items that were appealed to the City Council were approved: 1. D.G. Patel, UP-80-566/Mod 3 2. Carroll/REM (Chevron Station), UP-85-745 Also, the Subdivison Ordinance had its first reading and Shearwater was continued to November 27, 1985. Chairman Terry noted that the City Council would like to delete standard language used by the Planning Commission and by Staff regarding health, safety, and general welfare in the findings. Deputy City Manager Lewis suggested that Staff should cite examples when stating that a use is injurious to the public's health. Commissioner Getz had concern about the inflexibility of color schemes for the repainting in the Westborough area. After a brief presentation by representatives of the contrator doing the work, there was a consensus of the Commission members that Staff or the Design Review Board should limit the color schemes that could be used. The meeting was adjourned at 11:45 P.M. I~ean T. Smith, Secretary Planning Commission City of South San Francisco Eugene Terry, Chairman Planning Commission City of South San Francisco -1507-