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HomeMy WebLinkAbout01.16.97 Minutes MINUTES SOUTH SAN FRANCISCO PLANNING COMMISSION January 16, 1997 CALL TO ORDER: 7:30 P.M. PLEDGE OF ALLEGIANCE MEMBERS PRESENT: Chairman Warren, Vice-Chairman Romero, Commissioners Barnett, Lucchesi, Masuda, and Padreddii. MEMBERS ABSENT: Commissioner DeZordo ALSO PRESENT: Dir. OfE&C D: Planning Division: Urban Planner Senior Planner Assist. Planner Act. Secretary II Assist. City Attorney City Engineer: Eng. Dev. Review Specialist Police Department: Marty Van Duyn Steve Solomon Steve Carlson Lawrence Kasparowitz Rosa Perez Wayne Snodgrass Arthur Wong Richard Harmon Sgt. Ron Petrocchi CHAIRMAN COMMENTS APPROVAL OF MINUTES: November 7 and 21,1996. Removed from the agenda to next meeting. ORAL COMMUNICATIONS CONSENT CALENDAR - AGENDA ITEMS 851 Baden Avenue, Bexton AssociateslRichard Miske, Owner, UP-94-959 Request of one year extension of Use Permit to April 1997 for a 1,430 sq. ft. expansion of an existing Residential Care Home from six (6) beds to eleven (11) in the R - 2 Medium Density Residential Zone District in accordance with SSFMC Sections 20.18.030(a) and 20. 18.040(c) Motion-Romero/Second-Lucchesi: To approve the Consent Calendar. It was unanimously approved by voice vote. Page 1 of 10 PC Mtg. 1/16/97 PUBLIC HEARING - AGENDA ITEM 490 Pt. San Bruno (Campus Drive), Genentech, Inc./James P. Paneck, Applicant/Owner DRS-96-121(C); Cate20rical Exemption Type C Sign Program for Building in the Planned Industrial Zone/Genentech Research and Development Overlay District in accordance with SSFMC 20.39, 20.40, and 20.76. Chairman Warren opened the public hearing. Chairman Warren noted that Commissioner Barnett was abstaining from this item and left the dais. Senior Planner Carlson presented staff report. Reoresentin2 Aoolicant: Mr. Yee explained the signage program as it has been coming forward to Mr. Peter Yee, the Commission as each part is ready, and it is now in a master plan Principal Planner program. He introduced Mr. Jack Appleyard, consultant of the sign Genentech, Inc. program, who was present should the Commission have any questions. Chairman Warren asked to see the a color sample of the signs. Planner Carlson presents color sample. Mr. Yee explained they were deep blue. Commissioner Lucchesi asked if any of the monument signs were illuminated. Mr. Peter Yee responded they did not feel it was necessary because they have white lettering on a deep blue background, and they stand out in the night and day. Chairman Warren closed the public hearing. Commissioner Padreddii stated this was a well planned and organized sign program. Commissioner Lucchesi and Chairman Warren expressed they were pleased to see the master plan program at work and that all the applicant's great effort are paying off Mr. Yee agreed. Motion-Padreddii/Second-Lucchesi: To approved DRS-96-121(C) based on the findings contained in the staff report and subject to the Conditions of Approval. It was unanimously approved by voice vote with Commissioner Barnett abstaining. Commissioner Barnett returned to the dais. 400-428 No. Canal Street, Japan Part's Supply USA, L TD./Frank Cheun, Applicant, UP-96-122; Miti~ated Ne~ative Declaration No. ND96-122; (Patrick J. Mona~han, Owner) Use Permit and Mitigated Negative Declaration to allow retail sales and mixed use in the P-I Planned Industrial Zone District in accordance with SSFMC 32.030(d). Chairman Warren opened the public hearing. Senior Planner Carlson presented the staff report noted that the site would be improved with pavement of site, drainage, sidewalks and landscaping. The landscape plans need to be revised to include shrubs as Page 2 of 10 PC Mtg. 1/16/97 well as trees along the frontage of the property. He expressed that Public Works and Planning had concerns with the diagonal parking spaces and asked that they be removed and be replaced with landscaping. Aoolicant: Frank Chau Japan Parts Mr. Chau stated they are a 13 year business in South San Francisco. He explained the company's plans to expand and to stay in South San Francisco. Soeakin2: a2:ainst the aoolication: W. B. Blomberg, President Spruce Business Park Owners' Association 4819 Anza Street San Francisco, CA Mr. Blomberg expressed concerned that retail business is moving into the area. He stated that the buildings are old and the site are not made for retail business, and any improvements are needed. He noted that trip generation would increase and present there are many large truck traffic in the area and the street are narrow, and parking is prohibited on both sides. Commissioner Barnett asked if the hours of operation were selected by staff or the applicant submitted? Planner Carlson stated that the applicant submitted proposed hours of operation. Commissioner Lucchesi asked for a brief explanation of how the site circulates. Reoresentin2: Aoolicant: Mr. Iyer spoke of the first driveway for Building A where most of the Arben Iyer retail parts sales are conducted. He stated that the rest of the building Iyer & Associates would be used for storage of parts. Commissioner Masuda asked if they would be exchanging old motors for new ones. Aoolicant: Mr. Chau stated that they will accept old motors and send them for recycling. They Frank Chau have space inside the building for storing old motors and are renting additional Japan Parts indoor space at another site for storing parts. Planner Carlson noted that there is a condition of approval that states there will be no outdoor storage, and no removing parts or working on cars outside. Chairman Warren closed the public hearing. Commissioner Romero asked if the loading dock and building are being raised to protect from flooding. Planner Carlson noted that the site will be graded and raising the site slightly. Chairman Warren asked what the percentage of the business retail vs. wholesale, and how many customers trips are being generated? Mr. Chau stated that they do deliver and customers order through the telephone. Planner Carlson noted that a traffic study was not warranted due to the small site, but suggested, if the Commission wishes there is a condition to do an annual review. Discussion continued on the amount of business retail vs. wholesales and delivery vs. pickup. Discussion continued by the applicant explaining their type of business. Page 3 of 10 PC Mtg. 1/16/97 Commissioner Barnett asked about the turning in of parts such as cores, batteries, etc. Planner Carlson stated the Public Works Department, Engineering and Source Control Inspector, do review this matter. Mr Chau stated they do not sell these types of parts. Commissioner Lucchesi asked about the exterior improvements to the building. Mr. Chau explained that they do plan to make improvements to the site and the property; and their commitment to this site even though it will be costly to improve it. The Commission discussion the retail uses in the planned industrial zone and concurred to have an annual review of the business to see what effects it has had in the neighboring businesses. Motion-Romero/Second-Barnett: To approve Mitigated Negative Declaration No. ND-96-122. It was unanimously approved by voice vote. Motion-Romero/Second-Barnett: To approve Use Permit UP-96-122 based on the findings contained in the staff report and subject to the Amended Conditions of Approval. It was unanimously approved by voice vote. 900 Dubuque Boulevard, Sprint Spectrum, Applicant; Levitz Corporation, Owner UP-92-918/Mod 1; Mitigated Ne2ative Declaration No. 96-066 Use Permit to allow installation of a three roof mounted panel antenna fifteen (15) foot in height with a total of nine (9) antenna (three per panel) and appurtenant ground mounted facilities at an existing building containing a retail furniture sales, in the Planned Commercial Zone District (P-C), in accordance with the provisions of SSFMC Chapter 20.24. and Section 20.83.030. Chairman Warren opened the public hearing. Senior Planner Carlson presented the staff report, noted the antennas are 15 feet in height, and that the landscaping will be equal in height of the ground mounted facilities for screening. Reoresentin2 Aoolicant: Ms. Blackberg noted the color photo of the proposed roof mounted Ann Blackberg antenna. She stated that several individuals of Sprint Spectrum were Sprint Spectrum present should the Commission have further questions. 230 Lark Lane, Alamo Commissioner Barnett asked why so many antenna and why on low buildings? Ms. Blackberg explained that the FCC has bidded out frequencies and it has opened to other companies, and PCS requires a smaller antenna that the cell one. Renresentin2 Anolicant: Tamy Jones Sprint Spectrum Antioch, CA Ms. Jones explained that PCS is a smaller equipment and more focused, and quires a smaller antenna to be more controllable. She explained the personal communications systems (PCS). Ms. Jones described the antenna size, screening methods, how the search range works and how range locations are determined. They do work with municipalities, but it is more feasible to do contracts with private businesses. Page 4 of 10 PC Mtg. 1/16/97 Chairman Warren closed the public hearing. Chairman Warren commented on the advantages and disadvantages with the public entities getting into a contract with private companies for antenna services. Assistant City Attorney agreed it does not mean that it cannot be done, it just means that they have to be more careful. B~mlg~:[pi:mIPi[[:~:[[ The Commission continued discussion on screening the boxes with cyclone fence. Planner Carlson noted that the fence needs to be more solid than a chain link fence. Motion-Masuda/Second-Barnett: To approve Negative Declaration No. ND-96-066. It was unanimously approved by voice vote. Motion-Masuda/Second-Barnett: To approve Use Permit Modification No. UP-92-918/Mod 1 based on the findings contained in the staff report and subject to the Conditions of Approval. It was unanimously approved by voice vote. Director Van Duyn asked that Item 6 on the Agenda be heard before Item 5, since it had a resident waiting to speak. ADMINISTRATIVE BUSINESS 608 Linden Avenue, Di Napoli Pizza/Roberto Oliviera, Applicant, UP-96-013 and V-96-013 Assistant Planner Kasparowitz presented staff report and reported that staff has met with the manager and complainant; and the manager advised they were moving the eating area to the Grand Avenue business location and closing the one on Linden. He noted that garbage seems to be coming from other businesses also and the owner needs to be informed. Soeakin2 a2ainst the aoolication: Ms. Perez stated she was speaking for herself and the Ramirez Olga Perez Family, who also lived next door to the business. She 236 California Avenue, SSF expressed that most of the problems are from the delivery trucks and the garbage. She believes there is a yellow zone being considered on Linden Avenue which will make parking more difficult. She stated that the applicant's delivery trucks are blocking driveways, double parking and not using the bank's parking lot. She wishes that the employees would be more cautious when driving through the neighborhood. Planner Kasparowitz noted that the Engineering and Police Departments staff are considering a yellow zone on Linden Avenue. Chairman Warren in clarifying Ms. Perez' concern, noted that it was not the employees ofDi Napoli Pizza delivery trucks blocking driveways and double parking. Ms. Perez responded in the affirmative, but she noted that the employees do park too close to other cars and bump cars as they leave. Chairman Warren asked for clarification of the problem from staff. Page 5 of 10 PC Mtg. 1/16/97 The Commission asked Ms. Perez if there was a change after the eating area was open? Ms. Perez stated that the business does not have a large sit down clientele, but feels that their business has grown out for this small location. Sgt. Petrocchi explained that the problems are being caused by the product delivery trucks, the Commission asked Di Napoli to obtain a contract with Liberty Bank for their delivery trucks to use the parking lot. The Commission cannot restrict delivery trucks from double parking due to the commercial delivery parking Vehicle Code allows it, as long as they are not creating a hazardous situation Vice-Chairman Romero asked if they can block driveways? Sgt. Petrocchi explained that they could, but would need to move to allow people to leave their driveway or parking space. Sgt. Petrocchi further explained that if there is a legal delivery space near, they are required to use it, improvements on signage could be done at the green loading zone, but this is not for delivery trucks. Sgt. Petrocchi spoke of staff's suggestions to the problems. They discussed that on California Avenue at Linden Avenue, the first part of the street to the rear of the businesses, is a business district, and this would be the proposed yellow zone, but are concerned that residential parking will be taken; there is an option to make this a limited hours loading zone, and residential parking is allowed (i.e., from 3 or 4 PM until a morning hour). The residential district starts after the rear of the business. Sgt. Petrocchi suggests that the applicant needs to utilize the parking lot at the bank as conditioned by the use permit, and the delivery hours must be observed. Other staff's suggestions are that the bus stop at the corner of California and Linden Avenue be moved to Linden Avenue in front of the bank. Chairman Warren asked that this item come back to the Commission to review the problems and explore the actions necessary for improvements. Discussion continued on the possibility of losing enforcement of conditions, and the Assistant City Attorney agreed. Commissioner Masuda liked the ideas of a loading zone. Planner Kasparowitz noted that loading zone would only be for vehicles with commercial plates. Director Van Duyn stated this would be coming back to the Commission with some alternatives to alleviate the problems. Chairman Warren called for a five minute recess at 9:05 PM, meeting called back to order at 9: 10 PM City of South San Francisco, ZA-96-113 and Ne2ative Declaration ND-96-113 These changes include six new district use regulatory chapters and three overlay district use regulatory chapters entitled: Coastal Commercial District Use Regulations, Freeway Commercial District Use Regulations, Research and Distribution District Use Regulations, Light Industrial District Use Regulations, Airport Related District Use Regulations and Bayfront Open Space District Use Regulations. The overlay districts chapters are the Freeway Commercial/Research and Distribution Combining Overlay District, the Coastal Commercial/Research and Distribution Combining Overlay District. They further establish a new chapter, Floor Area Ratio Regulations, and amend the zoning Page 6 of 10 PC Mtg. 1/16/97 procedures by creating a "zoning administrator" and a "minor use permit" procedure. Chairman Warren opened the public hearing. Planner Solomon presented staff report, starting with the definition section, he noted that Limited Retail Sales was a concern in the Coastal Commercial and Open Space Districts, this definition matches the Commission's intent expressed at the last meeting. He reviewed the Zoning Administrator chapter which establishes and defines the position of zoning administrator and has a similar authority as the Planning Commission when it comes to public hearing. Chairman Warren notes the right of review, where the Councilor the Planning Commission, on a motion may elect to review and revise the decision of the Administrator. The Commission asked about the city wide authority of the zoning administrator, and how an applicant would appeal a Zoning Administrator's decision. Planner Solomon noted the authority would be city wide but codes for other zoning districts would need to be amended to include specific instances where the Zoning Administrator's authority would apply. These current instances apply only in the East of 101 Area. He also noted that the zoning administrator can send an item to the Planning Commission without a hearing at the zoning administrator level. The Commission discussed the possibility of the Planning Commission or a Commission member appealing the Zoning Administrator's decision. Director Van Duyn advises that appeals can be from any residents. Chairman Warren asked Assistant City Attorney Snodgrass if a Commission member appeals an application, does it preclude them from being part of the decision making when the item is before the Commission? The assistant city attorney said he would check the logistics on this issue. Discussion continued on the possibilities of appealing. Commissioner Barnett asked if the Commission would be receiving copies of the Zoning Administrator's decisions. Planner Solomon clarified they are speaking of the minor use permit process and noted that it is not in the process at this time. The ordinance could be amended to give the Planning Commission copies of the public notices or the process administration could be set up that way. Commissioner Lucchesi clarified that zoning administrator only had authority over the minor use permit process. Solomon stated he was correct. Solomon explained the Minor Use Permit Procedures beginning with Chapter 20.89. Solomon explained Chapter 20.68, the Floor Area Ratio (FAR) regulations, referring to the FAR standards and the Bayside Open Space exceptions, this was created to provide flexibility in a district that has a zero FAR, if a structure is to be considered in this district. There was discussion continued on the FAR concept as it already applies to other districts. Solomon explained Chapter 20.70.030 the height regulations. The maximum building height notes (Page 20 line 9) refer to the Federal Aviation Regulations as setting a maximum height limit for their traffic safety, but also makes reference to particular design policies (setting a maximum height limit of35 feet with some exception) and office buildings in the Coastal Commercial district. Discussion continued on Page 7 of 10 PC Mtg. 1/16/97 lot coverage as it relates to height limits and FAR. The limits for this district are governed by the East of 101 Area Plan "Design Element" standards. Solomon noted Chapter 20.71.030 proposes to keep the standard lot size and the front, rear, and side yard standards. Solomon noted Chapter 20.23 establishes the Coastal Commercial District zoning district land use regulations. Solomon noted a correction on Page 27 line 7, Table 20.23.020 Land Uses the "Automotive Repairs Light Sales" should be deleted, it has been replaced with "Automotive and Equipment: Automotive Accessories and Supply Sales". D:#._lg:~:g$lfjJ1.1~:!:~:!:! Commissioner Padreddii asked for a clarification on Table 20.23.030, Special operatio.~~?._~~.~~~~.~~.~ or characteristics: Solomon explained that Line 8 adds distilled spirits to "beer, wine and q~it!~~iQ:::ip!fit" sales at gasoline service stations, to include all liquor sales in the process. Discussion continued on the Commission's authority for restricting sale of liquor. Sgt. Petrocchi advised that the Commission can restrict the land uses that are inappropriate in locations, which is what has been done on the case by case basis. Solomon noted correction on Page 28, Line 9 "Non-Residential" should be struck-out. The Commission had no comments on Chapter 20.28 Freeway Commercial District Use Regulations, Table 20.28.20 Land Uses, and Chapter 20.29 Research and Distribution District Use Regulations, Table 20.29.20 Land Uses. Chapter 20.31 Light Industrial District Use Regulations. Solomon noted Child Care Facilities was deleted from this chapter as previously discussed by the Commission. Chapter 20.33 Airport Related District Use Regulations. Solomon noted it would include the United Airline's hanger facility at the airport and would have to be consistent with the Airport Master Plan. Chapter 20.35 Bayside Open Space District Use Regulations, Table 20.35.020 Land Uses, the review of the Commercial, Community Recreation, Parks and Recreation, and Retail Sales, limited; the Commission concurred with it.s consistency. Chapter 20.42 Freeway CommerciallResearch and Distribution Combining Overlay District. Solomon noted this is an existing policy in the East of 101 Plan and this is combining mixed land used. Chapter 20.44 Coastal Commercial/Light Industrial Combining Overlay District. Solomon noted this is a transitional district which is implemented as follows: the district allows Light Industrial uses although it may not be the best long term use of the property. Coastal Commercial uses are a better use of the land, therefore, transitional uses will be allowed. Chapter 20.46 Coastal CommerciallResearch and Distribution Combining Overlay District. The uses allowed in both districts are combined. When there is a conflict between the process for a use, then the more restrictive process will control (i.e., Minor Use Permit vs. Conditional Use Permit requirement). Page 8 of 10 PC Mtg. 1/16/97 Chairman Warren closed the public hearing. Motion-Padreddii/Second-Barnett: Motion to adopt a Resolution recommending to the City Council adoption of Zoning Text Amendment ZA-96-113 which includes in part - establishing six new district use regulatory chapters and three overlay district use regulatory chapters; and a Negative Declaration of Environmental Impact regarding the amendments ND-96-113. Resolution was adopted by a unanimous voice vote. ADMINISTRATIVE BUSINESS Chairman Warren presented flowers to Rosa, thanking her for assistance during her term as Chair. Planning Commission Reorganization: Nomination by Warren of Vice-Chairman Romero for 1997 Planning Commission Chair. No further nominations. Nomination was a unanimously approved. Nomination by Padreddii of Commissioner Masuda for 1997 Planning Commission Vice-Chair. Commissioner Masuda declined the nomination. Nomination 'by Masuda of Commissioner Padreddii for 1997 Planning Commission Vice-Chair. No further nominations. Nomination was a unanimously approved. Gavel was given to New Chairman Romero. Items from Staff: Planner Kasparowitz presented an informational memorandum dated 1/9/97 regarding "Additions/Alterations to the Westborough Townhomes". Staff has reviewed this and before getting into a whole work program for over aI, 000 units, they would like to get the Commission's consideration of modifications to the Planned Unit Development (PUD) process. He noted that some residents want enclosed patios and the City's wish to keep usable open space. Director Van Duyn explained that staff would take action if Commission wishes to review this issue. Chairman Warren advised that even if the Commission would approve a design, the Homeowners Association still needs to approve it first. Vice-Chairman Romero felt this would not be a good idea for staff to pursue there are other priorities. Commissioner Lucchesi expressed concern with the designs he has seen using up all of the lot, and understands the problems with the weather year round. Commissioner Barnett stated City staff should not spend time/money on this issue, the building's design was approved for that use. Commissioner Masuda was concerned with how these enclosed rooms are becoming additional bedrooms. Discussion continued on how staff would proceed if the Commission agrees in reviewing the issue, and that homeowners association have a consultant approach the City after the association agrees with a concept for the City's consideration. Director Van Duyn informed the Commission that Boston Market is going into Gunther's; Ling Nam Noodle House has done improvements, and Council is in the process of interviewing for Planning Page 9 of 10 PC Mtg. 1/16/97 Commission vacancies. Items from Commission: Chairman Romero presented a gavel plaque to outgoing Chairman Warren and thanked her for her many years of service. Margaret Warren thanked present and past Commissioners, all of staff: specially Mr. Solomon and Sgt. Petrocchi for endless hours and support from their part. Commissioner Masuda and Chairman Romero asked of the correspondence received from a Heather Heights neighbor. Director Van Duyn noted staffwould respond. Warren asked that Stonegate Drive be returned to its original state, large trucks are using private driveways to maneuver and concrete is not made to carry such weight. Commissioner Lucchesi asked if the plastic on the retaining wall is going to stay there, or is it there for a purpose. Planner Kasparowitz noted that the Public Works Inspector has been reviewing their situation and working with them. Items from the Public: None Adjournment: Motion-Romero/Second-Padreddii to adjourn at 10:45 PM to Regular Planning Commission Meeting of February 6, 1997. Marty Van Duyn, Secretary Planning Commission City of South San Francisco William Romero, Chairman Planning Commission City of South San Francisco WR:MVD:rp Page 10 of 10 PC Mtg. 1/16/97