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HomeMy WebLinkAbout07.07.93 Minutes MINUTES SOUTH SAN FRANCISCO PLANNING COMMISSION Regular Meeting of January 7, 1993 (Cassette No.1) CALL TO ORDER: 7:30 P.M. PLEDGE OF ALLEGIANCE MEMBERS PRESENT: Chairman Matteucci, Vice-Chairman Warren, Commissioners DeZordo, Mantegani, Padreddii and Zellmer. MEMBERS ABSENT: Commissioner Lucchesi Chairman Matteucci left at 8:40 P.M. ALSO PRESENT: Planning Division Steve Solomon Steve Padovan Dick Chiozza Dennis Chuck Jeff Baca Ron Petrocchi Dave Parenti Assistant City Attorney Engineering Division Building Division Police Department Fire Department CHAIRMAN COMMENTS APPROVAL OF MINUTES of November 19, 1993 Due to lack of quorum the minutes were continued to the following meeting of January 21, 1993. ORAL COMMUNICATIONS AGENDA ITEMS - PUBLIC HEARINGS 435 Forbes Boulevard. Glomati Marble & Tile Co. (Julie Ball. owner). UP-92-927 Use Permit to create an open storage yard and a new parking area at an existing industrial site in the P- I Zone District in accordance with the provisions of SSFMC Section 20.32.070. Planner Padovan presented the January 7, 1993 staff report. Page 1 of 6 Pages PC Meeting of 1/7/93 Representing the applicant: Bill Garaway C & J Contracting 1506 Dell Avenue, #B Campbell Mr. Garaway agreed with the staff report and stated that they would comply with the conditions. Commissioner Mantegani stated that if staff felt comfortable using with bollards to delineate the storage yard instead of a typical fence, then he had no problem with this application. Motion-DeZordo/Second-Zellmer: To approve UP-92-927 based on the findings and subject to the conditions of approval. It was unanimously approved by voice vote. ABSTAINED: Commissioner Padreddii. Chairman Matteucci adjourned the meeting at 8:40 p.m. for a five-minute recess. At this time, he left the meeting. Vice-Chairman Warren reconvened the meeting at 8:46 p.m. 3500 Callan Boulevard. Jesus Christ is Lord Church (Joseph H. Haggarty. owner). UP-92-928 Planner Padovan presented the January 7, 1993 staff report. Representing the applicant: Louis Dell' Angela Planning & Environ. Cons. 1818 Gilbreth Road, Ste. 111 Burlingame Mr. Dell' Angela submitted for review a "parking use study" and suggested "conditions and findings of approval". He then presented the Commission with a series of photographs which showed a large number of vacant parking spaces on the site and in the shopping center during the church's peak time of operation. Mr. Dell' Angela disagreed with staff's recommendation for denial but was in agreement with several other points: 1) The application complies with the General Plan. 2) This use is permitted in the Zoning Ordinance. 3) Churches are a beneficial and stabilizing force in our community. Mr. Dell' Angela disagreed with staff that this application has a potential parking problem. He further stated that parking could be handled on the site and within the surrounding area. He advised the Commission of the hours of worship and the number of people who attend. A discussion ensued regarding parking issues; the number of parking spaces in the Long's Shopping Center (275), on-street parking and availability of parking on-site. He also discussed the possibility of a deed restriction on the church's operations to ensure that parking was ample. He said that Long's and Goldilocks had both agreed to allow overflow parking on Page 2 of 6 Pages PC Meeting of 1/7/93 their sites. Mr. Dell' Angela stated that the Commission could condition this application to require that the applicant create a formal agreement with the shopping center to allow the church to use excess parking on their sites for overflow parking on special occasions. Mr. Dell'Angela then discussed joint use parking arrangements and used St. Augustine's Church and the Airport Church of Christ on Linden as two examples. He felt that the Jesus Christ is Lord Church should also be able to use the provision for joint use parking. Mr. Dell'Angela stated that he had worked closely with staff and submitted everything they had requested. He also stated that this type of use was needed in the Westborough area. He appreciated the fact that staff had given the Commission several options and that he preferred Option #4 which stated, "Approve the application, finding that the applicant has provided the necessary information to determine that the use will not cause a parking problem. Staff would suggest a continuance to the next available hearing in order to formulate the appropriate findings and conditions." Applicant: Pastor Rev. Harry Singh 4949 Mission Street San Francisco Rev. Singh spoke briefly about the background of the church. He stated that 50% of the congregation is from San Mateo County. He said that his church catered to the needs of the community and that the church had missionaries all over the world ministering, counselling and helping people. Rev. Singh explained that if the project was approved and a problem did arise, all staff had to do was relate this information to Rev. Singh with suggested alternatives and he would do whatever was necessary to correct it. Rev. Singh asked the Commission to please approve this project not for him but for the church and the community. The following people spoke in favor of this project: Betty Valenzuela 309 Newman Drive SSF Senior Ass. Pastor Kits Crisostomos 2633 Wexford Avenue SSF Joshua Krishna 12 Portola Drive SSF Doris Kadlecik 6 Topaz Way San Francisco Margaret Nieto 234 Elm Street, #203 San Mateo Peggy Nuccitili 1614 Sebastian Drive Burlingame In response to a comment made by one of the applicants regarding prejudging of the application by the Commission, Commissioner Mantegani stated emphatically that the Page 3 of 6 Pages PC Meeting of 1/7/93 Planning Commission does not prejudge its cases and that it strives to be as objective as possible. Commissioner Padreddii stated that he was very familiar with the Westborough area and had been involved with the construction of Westborough Junior High School. He did not feel that this project would create a parking problem because there was adequate on-site parking and because the hours of the assembly operations do not conflict with the typical business hours of most of the offices in the center. Commissioner Padreddii further stated that at night, there is plenty of parking even after the restaurant opens at 5 p.m. He did not see a serious parking problem. Commissioner Zellmer said he was in favor of the application but that parking was an issue and that he was not willing to relent on it at this time. He said that the parking needs of this use need to be reviewed to determine if there is adequate on-site parking. Commissioner Zellmer stated that he was categorically opposed to joint parking. He stated that he was not aware of any successful use of joint parking in this community. He also felt that a safety issue may be created by people parking in the Long's Shopping Center lot and crossing Westborough Boulevard. He stated that the Commission should look at the possibility of getting professional opinions or possibly a formal parking study in order to identify the true parking need. Commissioner Zellmer did state that a church was a desirable use for the area. Commissioner Mantegani stated that he thought the main issue was the joint use parking provision. He also questioned the conditions of approval that Mr. Dell'Angela had submitted, specifically conditions #4 and #5. He explained that the Commission did not accept any conditions unless they were from staff or had been previously reviewed by staff. Commissioner DeZordo stated that he saw two separate issues here. He asked the applicant if they had ever considered a parking study. The applicant stated they had not because of the cost. Commissioner DeZordo stated he respected the applicant's integrity and if there was a problem he was sure the applicant would take care of it. Commissioner Zellmer eXplained the Commission's job is to plan for the future and that the Commission wants to prevent any future problems. He acknowledged that this could be a point of frustration but stated that the Commission had to make decisions on a rational basis. Mr. Dell'Angela stated that the church felt it had done everything required of it in order to have this use approved and that he did not feel the church would be able to provide any additional information. Vice-Chairman Warren stated that she understood that there might not be a parking problem now, however, if the restaurant does become successful, then we are facing a parking problem. She said that we do not have a problem today, but sometime in the future there may be one. Commissioner Mantegani suggested the Commission opt for Option #3 which states, "Continue the application and allow the church to use the joint use parking section of the Zoning Ordinance which would consider the assembly function and the office function as Page 4 of 6 Pages PC Meeting of 1/7/93 separate uses and give the applicant time to provide the burden of proof for a reduction in the required parking spaces. In addition, a deed of restriction would be placed on the three properties that would limit the hours of operation for the assembly area and offices. This would also allow staff time to formulate appropriate conditions on the operation as required." Mr. Dell'Angela asked the Commission for a two-week continuance in order for the applicant to work out the conditions that they feel comfortable with and then return to the Commission. Chief Planner Solomon said there was a conflict in the way the \code is written. He suggested the Commission might want staff to calculate church parking requirements solely on the assembly area. Commissioner Mantegani questioned the parking and use breakdown at the Airport Church of Christ and what was on the site. Commissioner DeZordo asked the applicant if the office use and the church services would be operating at the same time to which he answered "no." Commissioner DeZordo suggested separating the office area from the assembly area. It was the consensus of the Commission to consider two uses; office and assembly space. (Cassette No.2) Planner Padovan advised the Commission that the deed restriction on the site would only pertain to the assembly use. Speaking for the applicant: Joe Haggarty 3500 Callan Blvd. SSF Mr. Haggarty did say that the final decision should rest with the Planning Commission but after the extensive discussion at this meeting he felt that a quick decision could be made at the next meeting. Motion-DeZordo/Second-Zellmer: To continue UP-92-928 to February 4, 1993. It was approved by voice vote. ABSTAINED: Commissioner Padreddii Vice-Chairman Warren adjourned the meeting at 9:15 P.M. for a five-minute recess. The meeting was readjourned at 9:25 P.M. Reorganization of Planning Commission Nominations for Chairman were opened. Motion-Mantegani/Second-Zellmer: To elect Vice-Chairman Warren for Chairman. It was unanimously approved by voice vote. Page 5 of 6 Pages PC Meeting of 1/7/93 Nominations for Vice-Chairman were opened. Motion-Mantegani/Second-DeZordo: To elect Commissioner Mantegani for Vice-Chairman. It was unanimously approved by voice vote. Items from Staff Chief Planner Solomon advised the Commission that there might be a problem with a quorum with several items continued to the January 21st Planning Commission meeting. He stated that he had sent a memorandum to the Commission advising that, if for instance, a Commissioner wanted to vote on Smart and Final, he/she should come to the Planning Division and listen to the tape and read all pertaining correspondence. He further advised the Commission that staff has again been contacted by the "casino" people. Planner Padovan briefly discussed Slot Car Junction, UP-87-749/Mod 3 (six-month review) and advised the Commission that there had been no problems on the site. Chief Planner Solomon presented the January 7, 1993 staff report on Don Jesus and requested that the Commission defer the required six-month review until June 1993 and to consider requiring additional review at the required one-year review. Motion-Zellmer/Second- Mantegani. It was unanimously approved by voice vote. Chairman Warren adjourned the meeting to a Closed Session at 9:27 P.M. to discuss pending litigation regarding Oyster Point Interchange Project. Assistant City Attorney Chiozza presented a document into record. Chairman Warren reconvened the meeting at 9:45 P.M. The Commission was present and no action had been taken. Motion-Mantegani/Second-Zellmer: To adjourn the meeting to January 21, 1993 at 7:30 P.M. fi~ Steve Solomon, Secretary Planning Commission City of South San Francisco IJ1. Margaret Warren, Chairman Planning Commission City of South San Francisco MW:SS:ab Page 6 of 6 Pages PC Meeting of 1/7/93