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HomeMy WebLinkAbout07.20.95 Minutes MINUTES SOUTH SAN FRANCISCO PLANNING COMMISSION July 20, 1995 CALL TO ORDER: 7:30 P.M. PLEDGE OF ALLEGIANCE MEMBERS PRESENT: Vice-Chainnan Warren, COInInissioners Masuda, Padreddii, and ROInero. MEMBERS ABSENT: Chainnan Lucchesi, COInInissioners Barnett and DeZordo (DeZordo arrived at 7: 45 PM). ALSO PRESENT: Planning Division Steve SoloInon Steve Carlson Susy Kalkin Larissa Seto "T. C. " Cayssials Richard Hannon Mike Dickson JiIn Fitzpatrick Assistant City Attorney Building Division Engineering Division Police DepartInent Fire DepartInent CHAIRMAN COMMENTS APPROVAL OF MINUTES of April 6, 1995 Minutes were not considered due to a lack of quoruln. COInInissioner Padreddii was abstaining and ComInissioner DeZordo was not present at the tiIne the Ininutes were presented for approval. ORAL COMMUNICATIONS Vice-Chairman Warren bid farewell to long-tiIne Planning Division Secretary Alicia Barragan who is retiring from her position. Vice-Chainnan Warren presented her with a gift froIn the Planning Commission to thank her for the 5 years of service. ADMINISTRATIVE BUSINESS Report from Conference Center Director on the status of the Center's parking. Conference Center: Sandra O'Toole Executive Director of Conference Center 255 South Airport Boulevard South San Francisco, CA 94080 Mrs. O'Toole presented Jake Jones, Chainnan of the Conference Center Authority. Mrs. O'Toole reported on traffic and parking since the opening of the Conference Center in April 1993. The Center has had 645 events with an attendance liInit of 1,200. In the past two years, the average attendance has been 50 to 500 people in general attendance of sessions, conferences and banquets. She also reported on requireInents set for the events to guide attendees in advertising their events and describing parking availability. The sharing of parking availability with hotels, off-site lots, and having security personnel have worked well together. Officer Mike Dickson agreed. Commissioner DeZordo arrived at 7: 45 PM. PUBLIC HEARING - AGENDA ITEMS 751 Airport Boulevard, Patel Motel (Raj Patel, owner), PUD-95-43, and Negative Declaration No. 795 Planned Unit Developlnent for the construction of a 30 unit Inotel plus Inanager's unit with less than standard setbacks and parking located in the P-C Planned COInInercial Zone District, in accordance with SSFMC Section 20.84. Vice-Chainnan Warren opened the public hearing. Senior Planner Kalkin presented the staff report. She noted that the applicant, the Historical Old Town HOIne Owners and Renters Association, and the neighborhood held a Ineeting on July 18th. Recommendation was to liInit access to the parking lot froIn Cypress Avenue. Police DepartInent condition No. C.4.e.(2) was Inodified as follows: A closed circuit television CaInera shall be elnployed to Inonitor the parking areas and front desk office area in case of robbery or other serious felony and for surveillance of secluded areas of the site. The caIn era will act as both a criIninal deterrent and tool for later identification of criIninal suspects. The CaInera shall be equipped with a recording device. Page 2 of 7 Pages PC Meeting of 7/20/95 Planning Division condition No.4 was aInended as follows: - Subject to the approval of the Chief Planner, the westerly and northerly elevations shall be modified by installing security fencing or solid wall material to block access to and from the garage onto Cypress and Armour Avenues. Representing the applicant: JaInes Leong, Architect WilliaIn Patel, Owner 751 Airport Blvd., SSF Mr. Leong and Mr. Patel agreed with all the conditions of approval. They briefly discussed the neighborhood meeting and how productive it was and said they were available for any questions the COlnmission might have. Speaking in favor: George Bugnatto Historic Old Town HO&RA 216 Juniper Avenue, SSF Mr. Bugnatto said he was pleased with the COlnInission and Patel faInily for all their efforts in making this a good project for the neighborhood. One concern was with the notification of property owners, Inost of which were out of town and what can be done about notifying residents. Commissioner Masuda noted that the HOIne Owners and Renters Association Secretary will be notified of neighborhood changes as the City is aware of theine Vice-Chairman Warren closed the public hearing. Commissioner ROInero asked about the type of fence around the building and if it would block the landscaping. Mr. Leong had suggested wrought-iron would be better than a solid wall. Senior Planner Kalkin noted that landscaping would be flush with the building wall. Vice-Chainnan Warren clarified that staff and applicant would work out the developInents of the added condition of approval from the Planning Division. Motion-Romero/Second-Masuda: To approve Resolution recoInlnending that the City Council approve Negative Declaration No. 795 and PUD-95-43 based on the findings and subject to the revised conditions of approval. It was unaniInously approved by voice vote. Vice-Chairman Warren abstained since she was not at the July 6, public hearing of this iteIn. 373 Alta Vista Drive, Fiji Jamaat UL Islam Mosque (Dean Moidin), UP-95-992 Use Penn it to add a roof over a 940 sq. ft. courtyard located at the rear of an existing religious institution in accordance with the provisions of SSFMC Sections 20.16.030 and 20.91.020. Page 3 of 7 Pages PC Meeting of 7/20/95 Vice-Chairman Warren opened the public hearing. Senior Planner Kalkin presented the staff report. Representing the applicant: HashiIn Al- Y assin, Architect 1818 Gilbreth Rd. #248 BurlingaIne, CA 94010 Mr. Al- Y assin said the staff report accurately described their proposed project and he was available for any questions the COInInission Inight have. Discussion followed on the design and sYlnbolisIn of the building. Vice-Chairman Warren closed the public hearing. Commissioner ROInero discussed his concern with the absence of landscaping along the rear of the building and should be reworked with the City Landscape Architect. Motion-DeZordo/Second-Padreddii: To approve UP-95-992 based on the findings and subject to the conditions of approval. It was unaniInously approved by voice vote. 2201 Downey Court, Gee Residence (G. & M. Gee, owners), PUD-95-45 Planned Unit DevelopInent pennit for an 80 sq. ft. patio enclosure facing the street in an existing planned residential developlnent in accordance with the provisions of SSFMC Chapter 20.84. Vice-Chairman Warren opened the public hearing. Senior Planner Carlson presented the staff report. A HOlneowner's Association had not been located, but the rest of the neighborhood was notified as required within a 300 foot radius. Representing the applicant: David Rosa, Manager Calif. Patio Builders 22962 Clawiter Rd. Hayward, CA 94545 Mr. Rosa discussed the work proposed and noted the repairs include an existing leak condition. Vice-Chairman Warren closed the public hearing. The COlnlnission asked Mr. Rosa on the type of patio enclosure being constructed. Motion-Rolnero/Second-Padreddii: To approve PUD-95-45 based on the findings and subject to the conditions of approval. It was unaniInously approved by voice vote. Page 4 of 7 Pages PC Meeting of 7/20/95 Vice-Chainnan Warren called a 5 Ininute recess at 8: 15 PM. Planning COInInission Meeting resumed at 8: 20 PM. ADMINISTRATIVE BUSINESS Zoning Amendment (ZA-95-93); Abandonment provisions of the "Non-conforming uses and structures regulations" Section 20.97.070. Review and report to Council the Commission's observations regarding technical changes to this section. Chief Planner Solomon reported on City Attorney's technical changes for the Planning Commission's consideration. Vice-Chainnan Warren asked Assistant City Attorney Seto to explain the technical changes. Assistant City Attorney Seto explained that to assure that when there is an abandonment there is a clearly defined affinnative action actually abandoning the use. Previously, one of the options was for the lease to be sold and often leased back by the saIne occupant; so the intention is to have the occupant give up the use in the case where the lease is tenninated. They want to modify the language of "a lease is sold". Vice-Chainnan Warren explained that the original intent was to place a siX-Inonth vacancy liInit to non-confonning uses, and with the econoInic conditions as they have been in California and the City, there was a recognition that six Inonths was not a reasonable turn-over tiIne so now the recOlnInendation is a one year liInit with a one year extension. COlnlnissioner ROInero asked about econoInic conditions warranting additional tilne. Assistant City Attorney Seto noted this is done on a factual detennination on a case by case bases of what the special hardship is. Discussion continued on special hardship as it Inay apply to Applicant's or City's econoInic conditions. Motion-Padreddii/Second-Masuda: Approving the language change for ZA-95-93: Approving Resolution recoInInending that the City Council adopt an ordinance amending Section 20.97.070 - Abandomnent - of the South San Francisco Municipal Code related to extending the tiIne period after a nonconfonning use has ceased use of a building before it is considered abandoned fro In six Inonths to one year and providing for one additional year, if approved by the Planning COInInission, before abandonInent occurs. It was unanimously approved by voice vote. Page 5 of 7 Pages PC Meeting of 7/20/95 General Plan Amendment (GP-95-52) to policies in East of 101 Plan regarding development in open space and adjacent to sensitive resources. To respond to Council inquiries. Chief Planner SoloInon presented the staff report. The City Council's issues of concern were: 1) a recommendation whether parking should be a principal use in the open space zone. 2) They wish the Commission to elaborate on their denial of the proposed changes to East of 101 open space policies; and 3) They would like a representative froIn the COffiInission to appear before Council and give the majority opinion. Vice-Chairman Warren indicated the subcoInInittee had discussed parking and how would it be allowed as an accessory use vs. principal use. Chief Planner noted that cOInInercial parking is allowed in the light-industrial area, but specifically refers to parking structures in that zone. The rest of the area, parking is specifically prohibited with the exception of Inajor utility lines. Commissioner DeZordo discussed Council's concerns with City's policies being Inore restrictive than BCDC requirelnents. Chief Planner notes that BCDC allows parking but does not specify whether it is an accessory or principal use. Discussion followed on what would be allowed to encroach into the 100 foot strip (parking structures, parking lots and landscaping); BCDC' s priority is to provide public access to the waterfront. Vice-Chainnan Warren explained the actions of the East of 101 Open Space SubcOlnInittee. COlnInissioner Padreddii observed that the Council's direction is changing and staff wants to give projects a little leeway to accoInInodate business in that area; for eXaInple, restaurants putting in landscaping and walkways with picnic tables in the 100 foot strip or when the business is in need of only a few parking spaces to Ineet the requireInents. COInInissioner ROInero discussed how exception to the parking requireInent would be allowed instead of allowing encroachlnent into the 100 foot strip. COInInissioner ROInero explained how the 100 foot strip is Ineasured froIn the InediuIn of the high and the low tide, not from the high tide line; and Council needs to be aware of that. COInInissioner Masuda wanted to Inake sure there is public access. Chief Planner Solomon advised that Council wants to understand why the proposed aInendInent had been rejected. Vice-Chainnan Warren said she wants to preserve what little space there is at the bay edge and open space. She would concur with a discretionary use as parking, excluding structured parking, as a possibility. COInInissioner Padreddii noted that Council wanted to know why denial had been recoInmended over staff's recoInInendation. Discussion followed and the COInmission concurred that a Special Joint Meeting with Council to discuss this policy issue would be best. Page 6 of 7 Pages PC Meeting of 7/20/95 Itellts froln Staff Chief Planner Solomon reported on the status of the Terrabay and Shealwater Projects. He informed the Commission on Kaiser looking at the old Guy F. Atkinson's site. A future project is a Food Court at Ramada Inn. Richard Harmon of Engineering reported on the Heather Heights project, at Stonegate and Sunset. He stated that the owner wants to start working on cleaning up the soil. Itellts froln COllllnission Commissioner Masuda asked about the See's Candies trees. Staff noted this was at Council's level. Itelns frollt the Public None. Adjournment Vice-Chairman Warren adjourned meeting at 9:30 p.m. to August 3rd, 1995. kjJ0 MLw&A) Steve Solomon, Secretary Planning Commission City of South San Francisco MW:SS:rp Page 7 of 7 Pages PC Meeting of 7/20/95