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HomeMy WebLinkAbout09.03.98 Minutes MINUTES CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE September 3, 1998 CALL TO ORDER / PLEDGE OF ALLEGIANCE The meeting was called to order at 7:34 p.m. ROLL CALL / CHAIRMAN COMMENTS PRESENT: Chairman Barnett, Vice Chairman Teglia, Commissioner Sim, Commissioner Baldocchi, Commissioner Honan, Commissioner Masuda, Commissioner Romero ABSENT: ALSO PRESENT: Planning: Marty Van Duyn Jim Harnish Steve Carlson Mike Upston Richard Harmon Adam Lindgren S gt. Massoni Engineering: City Attorney: Police: APPROVAL OF MINUTES: . August 6, 1998 Motion-Teglia/Second-Romero. Approved by unanimous voice vote. . August 20, 1998 Vice Chairman Teglia requested a clarification to the Items from Staff regarding his comment pertaining to the suggestion that the City Attolney have a map, adding that his suggestion was intended to aid the City Attorney. Motion-Honan/Second-Teglia to approve with noted correction. Approved by majority voice vote. Commissioner Romero abstained. ORAL COMMUNICATIONS \\CH -PDC\ISHADD\FILE CABlNE1\OLD PC\ WORKING\MlNUTES\1998\090398 .DOC Page 1 of 11 None CONSENT CALENDAR None PUBLIC HEARING ITEMS 1. Bav Area Storage. LLC. Heat & Control. Inc.. Owner; lohn R. Hansen. Applicant. 225 Shaw Road~ UP-98-051 and ND-98-051 Use Permit allowing a caretaker's quarters at a proposed personal storage facility in an Industrial (M-I) Zone District in accordance with SSFMC Chapter 20.30.030 (a). Associate Planner Upston presented the staff report. Vice Chairman Teglia requested further explanation about the facade. The applicant, John Hanson provided an explanation and stated that he was available to answer questions. He asked for Commissions concurrence that he could resolve some issues directly with staff concerning the locking apparatus. Chairman Barnett asked the applicant to elaborate further on the facade. Vice Chairman Teglia and Honan asked for information on the roll-up doors. Commissioner Sim asked staff to elaborate on the staff report reference to possible BCDC requirements. Commissioner Masuda asked if loading and unloading would be from both sides. Commissioner Honan asked the applicant to explain how they prevent hazardous materials from being stored at the site. Chairman Barnett asked if anyone wished to speak for or against the project, there being none, he closed the public hearing and opened it up to the Commission. Vice Chairman Teglia requested that the signage be made consistent with what the Commission is requiring. He also recommended that if the facade for roll-up doors is put in, maintenance be required. Chairman Barnett asked the Police Department to respond to the locks. Commissioner Masuda and Commissioner Romero had questions for the applicant about the entry codes for the locks. \\CH-PDC\ISHADD\FILE CABlNE1\OLD PC\WORKING\MlNUTES\1998\090398.DOC Page 2 of 11 The applicant said he would be happy to provide a tour for the Commissioners. Vice Chairman Teglia asked if the landscaping and parking are in keeping with the Commission's recent requirements. Motion- Teglia/Masuda-Second. Approved by unanimous voice vote with provisions that the sign be a monument type, and insure that the roll up doors be maintained. 2. St. AU2ustine's Church~ Roman Catholic Archbishop of San Francisco~ Owner/Applicant~ 3700 Callan Boulevard~ PUD-98-052 and Ne2ative Declaration ND-98- 052 Planned Unit development to allow expansion of an existing church, establishment of a private school, and related landscape improvements and parking in a Medium Density Residential (R-2-I-P) Zone District in accordance with SSFMC Chapters 20.18 and 20.78. Associate Planner Upston presented the staff report. Chairman Barnett asked if there was anyone in the audience who would like to speak. Bill Starr, the project architect, provided the Commission with information from the public meetings that the applicants had with the residents within the 300' radius. He elaborated further on the staff report presentation and provided details on traffic mitigation measures being considered. The church has been sending out a quarterly notification to parents identifying the traffic circulation issues and educating users about the parking problems, encouraging car pooling and pedestrian walkway use, staggering activities, and use of drop off areas in a safe place which will be monitored by attendants. He provided information on noise mitigation measures. He also spoke of the landscaping intended to serve as windbreak and for privacy. He stated that they expected ongoing activities as additional security for the neighbors. He added that the cross-town traffic would benefit since approximately 150 students from the St. Augustine parish now travel to the other side of the freeway to attend other parochial schools. The Commissioners looked at the model and had some questions of the architect with respect to the model. Commissioner Baldocchi asked how many children are originally anticipated to be enrolled in the school. Commissioner Honan voiced concerns regarding traffic circulation. Chairman Barnett asked if anyone in the audience would like to speak for or against the project. Being none, he closed the public hearing and opened Commission discussion. Commissioner Masuda stated that he went by the parking lot on Sunday afternoon and they had cars double parked on Greendale during services. He voiced a concern with the limited off-street parking. \\CH -PDC\ISHADD\FILE CABlNE1\OLD PC\ WORKING\MlNUTES\1998\090398.DOC Page 3 of 11 Commissioner Romero voiced a concern with noise that will be generated during the day when school is in session in an R-2 zone and how it will affect the quality of life for the surrounding neighborhood. Commissioner Baldocchi asked for an explanation on the reference to student reduction from 350 to 306. Commissioner Sim shared information with the Commission stating that he is working on several churches in other communities and our city's 1:4 parking ratio is stricter than other cities. Vice Chairman Teglia stated that each individual church site needs to be evaluated, and that parking in this location is tight on Sundays, whereas other churches have much more room and are able to handle the overflow. He stated that he is not particularly concerned with the school because it operates during the week. He felt, however, that expanding the church by 300 seats would create a problem on Sundays. He suggested that more masses be added during the day. Commissioner Baldocchi asked how effective it would be to limit the seating capacity increase to 200 or 150. Chairman Barnett suggested exploring offsite parking for Sundays and monitoring the site for 6 months, at which time the issue could be evaluated. Commissioner Sim asked if the church has explored traffic monitoring by uniformed individuals during those times when traffic is a problem. He stated that he felt that traffic was an issue, however the facility is being improved and bringing good quality and important community asset. He stated that a six-month review could be a test to see how the facility would operate, and should problems arise at that time, the Commission could impose additional conditions. Commissioner Romero stated that he has serious concerns with the parking problem that exists and could not visualize how an additional 24 parking stalls would resolve the issue. Chairman Barnett stated that he somewhat agreed with what Mr. Romero and he didn't think a parking ratio of 1:4 was bad. He finished by saying that he could not understand why the parking is so bad, when the ordinance suggests that 1:4 is adequate. Vice Chairman Teglia stated the Commission needed to look at reality instead of simply the ratio of 1 :4. He pointed out that there is an existing parking problem, capacity is being increased and more creative ideas need to be explored on alternatives for additional parking. He added that the six-month review would address the traffic flow in the mornings on Callan from the school, and which does not address the parking problems on Sunday. Further discussions followed on the six-month review period, and whether it could be enforced once the improvements are built. Mr. Starr stated that mass attendance is already at the 800 range on Sundays at the peak mass, \\CH -PDC\ISHADD\FILE CABlNE1\OLD PC\ WORKING\MlNUTES\1998\090398.DOC Page 4 of 11 and the 24 spaces are intended to provide seating for the people who are currently attending the services. Vice Chairman Teglia responded that ideas for mitigation include limiting capacity and avoiding 100 people from standing by not allowing them in the door. He added that spreading the people out by a couple of more masses a day could also reduce the bottlenecks. Commissioner Romero indicated a concern that if 100 people are standing now, the proposed increase could generate even more people and still 100 people would be standing. He added that he would be interested in seeing how the Fire Department feels about currently having the over use of the facility, if the facility is in violation of the maximum capacity allowed for the building, whether they have attempted to limit the number of people, and whether it creates a safety hazard. Commissioner Honan asked if the Police Department has record of people filing reports regarding the cars. She also asked if signs currently exist, or is there intent to place signs that prohibit double parking. Sgt. Massoni responded that they do, and on Sundays they periodically go to the church and aggressively cite vehicles, not so much for double parking, but for parking on curb returns and blocking access to crosswalks. He added that the signs should not be necessary since he has not seen cars double parked in that area, and if they become aware of that, they would aggressively enforce the law. He added that they have met with the pastors of the parish as well as other churches, and it is not only this location that has that problem. In fact All Souls has more of a problem. All the churches have similar problems, although other churches such as St. Veronica's and Mater Dolorosa have larger parking lots. ----------------.-----.---.--..----..---..--......-.........---..--...-...-...............-...-.................--...-.......-................._......._._._._._._......_._El1.~LQf...I.f~.p-.9-....1.;. Commissioner Romero asked if it made sense to increase the capacity in the parishes that can support the increase. Commissioner Honan raised a question regarding the play area for the children, and how the area would be impacted if services were required during the week. Father Eugen Tungol, the pastor for St. Augustine stated that he was happy to live in a city that is so concerned about the safety of the people, but he was also happy to be living in a place where they are not closing churches where the problem is that nobody attends mass. He stated he is not sure why this church attracts so many people, adding that people from other parishes come from significant distances to attend. He stated that the problems are during Christmas and Easter, and they can't tell people not to come. He added that the Fire Department has been there and left without taking action. He stated that this is a situation of accommodating church attendees to pray, not a casino to gamble. He asked the Commission to reflect on the aspect that brings away from crime, and less about the parldng lot. He stated that St. Augustine's has the biggest mass attendance in the Archdiocese of San Francisco. He stated that the church started at the Westborough Mall twenty-five years ago with a small \\CH-PDC\ISHADD\FILE CABlNE1\OLD PC\ WORKING\MlNUTES\1998\090398.DOC Page 5 of 11 group that has now grown to the largest in the Archdiocese, which was not anticipated when the church was built. He stated that during special occasions, 50 members of the Knights of Columbus monitor the parking areas to insure the safety and wellbeing for parishioners. He added that this is a family oriented parish where families come with their children, some vans or cars carrying six or more children. He added that people from the area are going to walk instead of driving to other schools. He added that people would continue to attend St. Augustine's and continue to stand whether or not the permit is approved. He stated that further increases are not antici pated, and the church's intent is simply to accommodate the current attendees. Commissioner Romero asked Reverend Tungol if he has observed an increase as a result of other parishes in San Francisco which are closing. He asked if the people attending are from the surrounding area. He asked if Rev. Tungol felt that the reason for so many attending this church is that people are more comfortable in a church that is run by a person similar to himself or herself. Vice Chairman Teglia asked if it was not true that the Filipino community is very tight and this is the center of the community. He asked if he has noticed a parking problem on Sundays. Reverend Tungol responded that he was not sure why people chose to attend, explaining that other parishes have large percentage of Filipinos. He stated that announcements are made before Easter and Christmas requesting that attendees not double park. He stated that they have the Knights of Columbus monitor and have also met with the Police Department in efforts to address the problem. He also stated that they have suggested alternative sites to park He stated that the concept of a car pool has been considered, however it is inhibited by the liability factor. Vice Chairman Teglia stated that if parking is restricted and parking is monitored many would be forced to go elsewhere. He asked how many masses they have on Sundays. Reverend Tungol stated that it was a matter of priorities. He responded that they have two masses on Saturday evenings at 4:00 and 5:30 p.m., both of which are at seating capacity. Sunday the masses are at 7:00 a.m., 8:15 a.m., and 9:30 a.m., 11:00 a.m., 12:30 p.m. and 5:30 p.m. The 12:30 p.m. and 5:30 p.m. masses are the ones with the parking and overflow attendance problems. Vice Chairman Teglia asked if consideration has been given to have a 7:00 or 8:00 p.m. mass. He added that perhaps it requires accommodating the parishioners. Rev. Tungol stated that the 12:30 p.m. is already an additional mass, and didn't feel that additional masses would resolve the problem. He added that increasing the number of services is too much for the priests. Vice Chairman Teglia then suggested a 3:00 p.m. mass. Rev. Tungol responded that baptisms take place at that time. Commissioner Sim asked if consideration has been given to staggering parking within the \\CH-PDC\ISHADD\FILE CABlNE1\OLD PC\WORKING\MlNUTES\1998\090398.DOC Page 6 of 11 premises, by having someone collect keys and allow a certain time limit between services. His second suggestion was for overflow parking at the Ocean Seafood Market. Vice Chairman Teglia stated that there are many possible mitigations that would require discussions with the parish and city staff. He added that if there were any chance of reciprocal parking he would like to see it written in stone. He added that considering the concerns the Commission has with parking, this is a two-prong proposal. He stated that he could see approving the school. But he could not see approving the expansion to the church unless some of the parking issues are better addressed. He asked the Commission if they would want to continue the whole matter until those are addressed. Commissioner Honan stated that she has a concern not only with the expansion of the church due to parking, but also density in the whole area. She stated that after looking at the display, and reviewing plans, the whole area looks very congested. She asked the size of the playground and how many children would be there at once. She stated that it is her perception that the efforts are to turn the suburbs into an urban community, adding that she is not against additional schools, but is against cramming them in. She stated that another major concern to her is the one way entrance into the parking lot, adding that she failed to see how cars would not be backing up. Chairman Barnett stated that there are a several items on the table. First, further exploration of the two parking issues should occur. Second the overflow parking should be investigated. Third, a better circulation plan for ingress and egress is required. Finally, the density and type of school is a concern. He added that he could not see taking this to a motion until more data is available. He felt that a continuance was in order. He also stated that he felt that since it was presented as a package, he was inclined to consider it as two separate items. Mr. Harnish stated that if no action is taken on the expansion of the church, the parking issues remain since the attendance will remain the same. He added that staff's view is that expansion of the church and parking would alleviate some of the existing problems, not necessarily function in the same as facilities where additions would encourage more attendance. He stated if action is not taken to allow expansion of either one or both facilities the problem will remain and is not something that can be resolved. Vice Chairman Teglia pointed to parking enforcement and fire capacity. Commissioner Romero stated that he would like to see the situation resolved, however with what has been presented, he believed the situation would get worse with the addition of 300 seat increase and 24 parking stalls. He added that he feels the increase is excessive and should be scaled back. He stated that he feels the school is a problem at that site, and perhaps the church should get together to come up with a viable solution for students they would like to see going to catholic schools. He added that this may not be appropriate at this site and may be more appropriate at other sites. He commented that there are other sites available in the school district which are not currently being used, and felt it was not necessary to have a catholic school located in the vicinity of a church when in his opinion the same function performed in a church can be performed at the school and suggested that the prospect of leasing the Foxridge School from the school district for the purpose of having a catholic school. \\CH -PDC\ISHADD\FILE CABlNE1\OLD PC\ WORKING\MlNUTES\1998\090398.DOC Page 7 of 11 Chairman Barnett summarized the situation as needing more options. Vice Chairman Teglia had additional questions regarding what could be allowed at this site if the PUD was not used, and what mitigation was used in this instance. He asked about the City owned buffer, adding that it was a steep grade. Commissioner Masuda stated that one solution would be to install a basement parking lot. He also stated that he took offense to the suggestion that the Police and Fire Department can close their eyes to a church and not enforce occupancy limits, while they will enforce such limits at a bar or restaurant. Commissioner Honan stated that she understood that the intent is to please the parishioners and the community by expanding the church and allowing for a school, however she added that in her opinion the site could not address both. Commissioner Sim stated that the items important to him would be parking management, and a parking agreement. Motion/Sim-Second/Masuda to continue the item and request that staff come back to the Commission with a parldng management plan, a signed parking agreement, and that staff and the applicant explore the ideas suggested by the Commissioners. Approved by majority voice vote. Chairman Barnett called for a recess at 9:35 p.m. The meeting reconvened at 9:50 p.m. 3. Oyster Point Tech Center~ Phase II~ Trammel Crow Northern California~ Inc.~ Applicant~ RWL Investments~ Inc~ Owner~ 349 Oyster Point Blvd.~ UP-97-018/MOD/L PM- 98-033 and Ne2ative Declaration. Use Permit Modification to allow a 40,000 square foot, two story office / R&D building and Tentative Parcel Map to re-subdivide two lots in a Planned Industrial zoning district (P-l), in accordance with SSFMC Section 20.32.060 and Title 19. Sr. Planner Carlson presented the staff report. Dean Givas, the applicant's representative, provided a brief presentation on the project and provided information on the targeted companies being considered for tenancy, adding that a couple of companies are coming from Foster City. Commissioner Honan asked what brought the two companies from Foster City to South San Francisco. Commissioner Sim asked if these companies were committed long term, or speculative. \\CH-PDC\ISHADD\FILE CABlNE1\OLD PC\ WORKING\MlNUTES\1998\090398.DOC Page 8 of 11 Vice Chairman Teglia reminded staff that when the last project was approved, there was a concern about the trucking access entrance into building three, and thought maybe there should be two entrances. Staff and the applicant responded that the other areas were too steep. Chairman Barnett asked if anyone in the audience would like to speak. There being none, he closed the public hearing and turned it over to the Commission. Commissioner Sim asked about the encroachment into the back area as it pertains to parking versus the landscape to insure that fairness in requirements to other applicants has been taken into consideration. Vice Chairman Teglia asked if the other side of the road in front would include trees. The applicant responded that the property to the rear of the building is not their property. He spoke to the earlier comment made by Mr. Sim about fairness to the applicant, he stated that each site has to be looked at independently. He asked the applicant to elaborate on the improvements being made. Commissioner Masuda asked if they have been in contact with the San Mateo Harbor District, stating that they have plans to dredge and dump some of the mud into that area to create wetlands. He asked if the public benches were part of this project. He asked how far into the water Parcel A would go. The applicant stated that none of their property was under water. Vice Chairman Teglia asked if only 15% of the trees are 24" boxes, and if recent requirements have been to make the 24" box been the low end and the larger size the 15%. He added that considering the wind in that area, larger trees have a better chance of maturing in an aesthetically pleasing manner. Commissioner Honan asked who would be maintaining the bay front area that is being improved. Motion-Sim /Second- Teglia. Approved by unanimous voice vote. Vice Chairman Teglia asked a question about the existing site. He stated that there are some major water pipes with multiple valves and wheels in front of the sign. He asked if they were temporary. The applicant responded that it was a permanent backflow device required by the water district. He added that they would be landscaping to improve the appearance, and if that doesn't work, they will consider screening it. ADMINISTRATIVE BUSINESS 4. Items from Staff a. Shangri-La Restaurant, Alex Tse, Applicant/Owner, 3963 Callan Boulevard UP-88- 842/MOD 3. \\CH -PDC\ISHADD\FILE CABlNE1\OLD PC\WORKING\MlNUTES\1998\090398.DOC Page 9 of 11 Schedule an evidentiary hearing to consider modifying or revoking the Use Permit Modification allowing entertainment in a Retail Commercial (C-l) Zone District, in accordance with SSFMC Section 20.91.030. Chairman Barnett asked the Assistant City Attorney to clarify whether this was only to schedule a hearing, and any discussions should be withheld. Masuda-Motion/Second- Teglia Approved by unanimous voice vote. b. Special Meeting Study Session preceding September 17, 1998 Regular Meeting Mr. Harnish stated that staff was recommending scheduling two items for study sessions to begin at 6:30, an hour ahead of the normally scheduled meeting. The first item regards the current plans for Genentech for expansion of the campus, and the second item relates to the continuation of discussions of the General Plan The Commission agreed to the study session. Chairman Barnett requested that Genentech be heard first since he would not be participating in that discussion. Mr. Harnish asked if the Commission would like to deal with the follow-up study session for Terrabay schedule it at 6:30 p.m., or schedule another special meeting. Chairman Barnett requested that they be posted on what they will be coming back with and give direction on how long it will take and the decision could be made at that time. c. Other 5. Items from Commission Commissioner Masuda commented on Mr. Schooley's recent request for the developer to cap and landscape the shell mound site, when initially he objected to it. The Commissioners asked the status of the MRF tour that was supposed to be arranged by the Scavengers. Vice Chairman Teglia requested that the Commissioners be polled for availability to allow them the opportunity to schedule the tour. Commissioner Sim asked about the Westborough /Oakmont project, where the residents spoke of open space, and where the Commission asked for a follow up on the water issues that were raised. \\CH-PDC\ISHADD\FILE CABlNE1\OLD PC\WORKING\MlNUTES\1998\090398.DOC Page 10 of 11 Commissioner Teglia asked for a map of the sites for the projects be included as part of their packets. He also asked that issues he has raised in the past that have not been responded to adding that perhaps some action could be to communicate the status of the requests: · The pizza place on Orange A venue · The signage at the gas station across from See's Candy. Chairman Barnett spoke to the Commission on the importance of remaining focused on a particular issue. Items from the Public 7. Adjourn Motion-Romero/Second-Masuda to adjourn. MeetinJ adjourned 10:55 p.m. 'f I~ !i.i r:re~ary om, SSlon .. outh ,;;an Francisco ~~~ Christopher Barnett, Chairman Planning Commission City of South San Francisco JH:is NEXT MEETING: Special Meeting September 17,19986:30 p.m.. Regular Meeting September 17, 1998 7:30 p.m., Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. F:\FILE CABlNE1\OLD PC\WORKING\MlNUTES\1998\090398.DOC Page 11 of 11