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HomeMy WebLinkAbout11.04.99 Minutes CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MINUTES MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE November 4,1999 CALL TO ORDER / PLEDGE OF ALLEGIANCE TAPE 1 The meeting was called to order at 7:30 p.m. ROLL CALL / CHAIR COMMENTS MEMBERS PRESENT: Commissioner D'Angelo, Commissioner Meloni, Commissioner Romero, Vice Chairperson Sim and Chairperson Honan MEMBERS ABSENT: Commissioner Baldocchi and Commissioner Teglia STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Steve Carlson Mike Upston Mike Lappen City Attorney: Engineering: Police Dept.: Adam Lindgren Richard Harmon Sgt. Mike Massoni AGENDA REVIEW Chief Planner Sparks stated that the meeting for November 18, 1999, would be a big meeting due to the Oakmont Vistas project. Assistant City Attorney Lindgren stated that he gave the Commission an envelope of his presentation with regard to taking actions. ORAL COMMUNICATIONS - None CONSENT CALENDAR 1. Approval of August 19, 1999, September 2,1999, and October 7,1999 Regular Meeting Minutes. Motion Sim / Second Romero to approve the minutes with conections approved by majority voice vote with Commissioner Meloni abstaining and Commissioners Baldocchi and Teglia being absent. 2. Crocker's Lockers-owner/applicant 345 Shaw Rd. UP-95-1000/MOD2 and ND-99-031 Use Permit Modification allowing the addition of one-story modular storage buildings totaling 17,780 sq. ft. Motion Romero / Second Sim to approve the item. PUBLIC HEARING - AGENDA ITEMS \\MULDER\ISHADD\File Cabinet\Old PC\working\minutes\1999\11 0499.doc Page 1 of 8 3. Jalisco Produce Market, Jose Ayar, Owner Roberto & Jose Ayar, Applicant 441 Grand Ave. UP-98-019 and Categorical Exemption: Class 11, Section 15311(c) Evidentiary Hearing to consider modifying or revoking Use Permit 98-019 which allows outside display of fresh produce. Senior Planner Upston presented the staff report. John Susa, owner of property, stated that there was a landing platform on the first level because of a 12 foot difference between Grand A venue and Third Lane. He noted that a forklift would be purchased to move the produce. He stated that he had an office in the basement that will be used for storage and a roll up door would enable the storage of the forklift also. He noted that the applicant's truck will be delivering in the rear but any other deliveries will be made in the front. He added that a contractor has submitted a proposal and will start no later than January 1 st. Commissioner D'Angelo asked if there was blockage to the parking area that would block the use of the forklift. Mr. Susa stated that there is a 4-foot setback and there is no parking in there. Commissioner D'Angelo asked if there was a controlling mechanism that would prevent people from parking their cars in that area. Mr. Susa stated that a sign could be installed to restrict parking because of the loading. Commissioner Romero asked for input from the Police Department to see how serious the public safety concerns are in regard to the blocking of sidewalk and if there has been an improvement with the loading and unloading issue. Police Sergeant Massoni stated that he has been monitoring the site since it opened. He noted that since the public hearings have been conducted the boxes are not staged on the sidewalk anymore. He added that if the truck is legally parked in a stall and the meter has been fed, he could unload for an hour. Commissioner Romero noted that he has seen double parking on Grand A venue. Sergeant Massoni stated that this double parking is permitted for 20 minutes all the way along Grand A venue. He also mentioned that a "no parking" sign can be placed behind the property and a car can be towed without involving any City staff. Commissioner Teglia anived at 7:50 p.m. Chairperson Honan asked if there was a problem with the truck unloading in the rear and with the forklift working at the same time. Sergeant Massoni stated that he would have to inspect the area. He was concerned if the truck could be parked and still allow vehicles to travel down Third Lane. Chairperson Honan asked if the idea had been run by the Police Department. Sergeant Massoni stated that he has seen some of this information but would still need to look at. Commissioner Meloni asked if the applicant has been meeting the conditions added at the last meetings. Senior Planner Upston stated that he has been complying with the conditions. He added that the painting is complete, the sign has been partially manufactured, the outside display units have been repainted and spruced up. Commissioner Meloni asked if new display units would be constructed. Senior Planner Ups ton stated that staff would have to push for this and ECD would need to step in on this issue. Commissioner Meloni stated that a forklift looks like a good solution but he wanted to know what alternative would be taken if it did not work. Senior Planner Upston mentioned that applicant would have to either stop delivering produce or find an alteluative method of getting it in the store. He noted that a conveyor belt is too costly and that this may indeed be a difficult location logistically for outside produce display. Commissioner Meloni asked if they could make a hole and just elevate the produce on the forklift. Mr. Susa stated that anything can be done with enough money, and was confident that the forklift would work. \\MULDER\ISHADD\File Cabinet\Old PC\working\minutes\1999\11 0499.doc Page 2 of 8 Commissioner Teglia stated that this is not a suitable location for the use. He noted that the City would not go through so much trouble for any other applicant. He mentioned that Norma Fragoso has personally represented the applicant and it is a conflict of interest. He mentioned that this was a marginal use from the beginning and in order to conduct the basic business they had to have deliveries from the rear. He noted that their application was for a use permit for the outdoor display because they had them illegally. He added that the outdoor display guidelines were approved to improve the aesthetics of Grand A venue. He noted that the applicant was referred to ECD to work with them in order to improve the displays on the outside of the building. He stated that money that was supposed to be used to improve the displays is being taken to try and shoehorn this use into an inappropriate location. He expressed concern with the situation and would feel comfortable if Council would review it. He felt that the Commission should pull the use permit. Commissioner Romero disagreed with Commissioner Teglia regarding Norma Fragoso providing representation to the applicant. He noted that the Commission asked Norma to attend the meeting to give them input and to help communicate the concerns of the Commission to the applicant. He stated that he did not recall ever seeing Norma provide any type of representation to this applicant, other than to convey to the applicant the concerns of the Commission, and to convey to the Commission what the applicant was trying to communicate. Chief Planner Sparks echoed Commissioner Romero's comments. He added that Ms. Fragoso was acting well within the bounds of the charge of her employment and her appearance at the Planning Commission meetings was to enhance communication. Chairperson Honan agreed with Commissioner Romero's comment also. Commissioner Teglia disagreed and stated that he has had conversations with Marty Van Duyn and it seems that they are not focusing on the aesthetics but trying to force an inappropriate use into this location. He added that is an inappropriate diversion of the funds and it still not complying with the original intent of the outdoor use permit, which is to have all the displays enhanced and have the building enhanced. Chairperson Honan asked if the building is originally permitted for this business. Senior Planner Upston stated that it is permitted. Chairperson Honan asked if it was illegal or if it was permitted. Senior Planner Upston stated that it was a commercial use. He added that the use permit is required for the outside display and the loading and unloading is allowed also in the front. Chairperson Honan disagreed with some Commissioner Teglia' s comments. She believes that the City tries to be business friendly, and that a business is given a second chance, maybe even the third chance. She stated that if someone does not understand the codes the City should try to help them understand those codes. Chairperson Honan stated she had a hard time taking a decision without the Police Department reviewing the car access in the rear. Commissioner Romero stated that this could go to the Council if it goes to them for modification. Chairperson Honan would like the Police Department to make sure that this is allowed and that there are no additional problems. Mr. Susa stated that he disagrees with Commissioner Teglia on the use because it is a commercial area and he pays taxes. He does not see what the applicant is doing wrong. Mr. Susa stated that the town was not built for the business that it is generating. He added that it is not easy to rent a piece of property on Grand A venue. He stated that they are good tenants and resents that Commissioner Teglia wants them to go find another location. He noted that he is confident that the applicant's solution will work and this will get the unloading off Grand A venue. Commissioner Teglia stated that this is a commercial area and the underlying use has violated the codes because they should not have any deliveries in the front. He noted that they have grown beyond the capacity of that store. He added that the ECD funding is being used to make this use comply with the regular use. He noted that by expanding the floor space with the outside display, their deliveries have been increased. He stated that the City has tried to improve this and the funds that should be used to improve the aesthetics of the outside are being used for other things. He \ \MULDER\ISHADD\File Cabinet\Old PC\ working\minutes\1999\11 0499 .doc Page 3 of 8 stated that it could be possible that they relocate down the street but is not encouraging them to do that. He concluded that the Commission does not have an answer whether the plan is going to work or not. Senior Planner Upston clarified that the total funds being provided by ECD was $25,000 for the public improvements. He broke it down as follows: $5,000 in grant money to be used for aesthetic improvements, $10,000 out of the merchants own pocket and a $10,000 matching loan from the City. He noted that the City is only spending $5,000 that will go to the appearance of the front of the building. Commissioner Teglia noted that under the use permit for outdoor displays calls for improvements on the displays, and he questioned if it was being included in the funding. Senior Planner Upston stated that the $5,000 grant is being used for new signage and paint. Commissioner Teglia asked about the display cases. Senior Planner Ups ton stated that the display cases have been painted and spruced up. Mr. Susa stated that the applicant has painted the displays and they could spend a lot of money for new displays. He noted that this does not fit the ethnic background of the area and the displays that they now have are functional. He added that the applicant could park on Grand A venue as long as they are not double-parked. He noted that the Commission has spent a lot of time on this and the owners understand what they need to do. Chairperson Honan stated that how the ECD funds were used is not a question for the Planning Commission. She related that the Commission's issue is to make sure that they stay in compliance with their outdoor display units. Commissioner Meloni was concerned that, in the past, one of the conditions was to have new display units, and not repainting them. He stated that this condition should be added on to the conditions of approval. Senior Planner Upston stated that they developed design guidelines as part of the whole process. Commissioner Romero stated that the issue cannot be simplified and the applicant should commit to comply with the design guidelines. He does understand that the applicant is hesitant to go forward with any new displays because of the risk of revoking the outdoor display use permit. He noted that the applicant should show good faith and that he wants to keep the permit, just like the Commission showed good faith in allowing the for the outdoor displays to be improved. He would like to see the outdoor displays continued because it adds to the downtown and is a good business that provides competition. Mr. Susa asked that Senior Planner Upston explain to Mr. Ayar how the outdoor display units should be. Stacy Strongarone, La Raza Centro Legal, translating for Mr. Ayar, stated that the existing display cases are new and weren't only painted. Commissioner Romero asked if the display units were cleared through staff before they were built. Ms. Strongarone stated that Mr. Ayar brought the pictures of the new display cases to the last Planning Commission hearing, and when he showed Ms. Fragoso she said they were fine. Senior Planner Upston stated that some design concepts were shown at an earlier meeting and they staff recommended that they be taken into consideration. Commissioner Teglia recalled that the Commission made comments and the Commission decided that they wanted to see the design before they were built. He stated that this should be continued again and the Commission needs to see a definitive design that they can approve. He reminded the Commissioners that losing their use permit does not preclude them from continuing the business that is already in. Commissioner D'Angelo agreed with Commissioner Teglia's suggestion to continue and also agreed with Chairperson Honan's reluctance to improve anything without having the Police Department review Third Lane. He also suggested that the item be continued. Chairperson Honan wanted to clarify that the reason for continuation would be to have a complete understanding between the owner and the City. She stated that a second reason was to have the Police Department look into the parking in the lane. \\MULDER\ISHADD\File Cabinet\Old PC\working\minutes\1999\110499.doc Page 4 of 8 Assistant City Attorney Lindgren stated that the Planning Commission's request would be consistent with the addition of Commissioner Meloni's additional condition. He stated that the new designs for the boxes would be brought before the Commission at which time they would add a condition. He noted that they would modify the existing use permit with an additional requirement to have the new display units built consistent with the plans presented to the Commission. Motion Meloni / Second Sim to continue the revocation hearing to December 2, 1999, with the additional conditions. Vice Chairman Sim asked to have design drawings and photographs at the next meeting. Senior Planner Upston stated that they would come back with the same recommendation and adding the two conditions. He also mentioned that they would have a review by the Police Department and have formal drawings of the design for the display units. Commissioner Teglia stated that the drawings should take into account the comments given before by the Commission. Assistant City Attorney Lindgren stated that the staff report would have a third condition requiring that the displays be rebuilt consistent with the designs that would be before the Commission. Evidentiary hearing continued by unanimous voice vote with Commissioner Baldocchi being absent. 4. Oyster Point Business Park-Shelton Investments International/owner AMB Investment Management, LP/applicant 375-389 Oyster Point Blvd. UP-99-093 and Categorical Exemption Class 1 Section 15301 Use Permit allowing off-site parking at a multi-parcel industrial park at 375-389 Oyster Point Boulevard, in the Planned Industrial (P-I) and Planned Commercial (P-C) zone districts, in accordance with SSFMC Chapters 20.24, 20.32 and 20.74. (Recommend continuance to December 2, 1999) Motion Teglia / Second D'Angelo to continue the item to December 2, 1999. Approved by unanimous voice vote with Commissioner Baldocchi being absent. Recess taken at 8:25 p.m. Recalled to order at 8:33 p.m. 5. Axys Phyarmaceuticals/applicant Littlefield Associates/owner 468 Littlefield Ave. UP-99-068 and ND-99-068 Use Permit to construct a 43,550 sq. ft. two-story office/R & D building with an open air parking garage on ground floor on a 1.6 acre parcel. Consultant Planner Lappen presented the staff report. Sharon Carlock, Senior Director of Facilities for Axys, gave a bIief summary of what Axys Pharmaceuticals' specialties are. She added that since 1991-1999 they have 10 times more the square footage in their three buildings. She stated that in 1991 they had 7 employees and now have 180 employees to which they will add another 30. She stated that they need the property at Littlefield because they acquired a Sequana Therapeutics and some of those employees have been relocated to SSF which has caused them to run out of space. She noted that Axys is expanding. Ron Ronconi, Principal Architect with CAS Architects, stated that Axys wanted to create a campus atmosphere. He stated that the site was master planned and they tied the three buildings together. He gave \ \MULDER\ISHADD\File Cabinet\Old PC\ working\minutes\ 1999\110499 .doc Page 5 of 8 some information on what was done and the materials used. He stated that the design was a brace frame, and described the layout of the building. He noted that that they had a roof screen to try and hide the HV AC equipment on the roof. Vice Chairperson Sim and Mr. Ronconi discussed the campus atmosphere that was being created. Mr. Ronconi stated that these are called collision spaces and it is a key access between the two existing buildings. Commissioner Meloni asked if there were going to benches or is it strictly for pedestrian use. Mr. Ronconi stated that it has not fully developed but is basically pedestrian space. Commissioner Meloni asked if there was a gathering space for employees. Ms. Curlock stated that because of the wind element it is hard to congregate outside and this is more of an area where people can talk casually. Vice Chairperson Sim asked for detail on the color board. William Ho, Project Manager, and Sissela Lindstrom, with CAS Architects, gave a brief explanation of the color board. Vice Chairperson Sim asked how the architect included that Design Review Board's comments into the design of the building. Mr. Ho stated that the Littlefield side showed an employee entry that was not as articulated, as it is now. He noted that they decided to make the whole piece glass to articulate and entry and provide the canopy as a protection from weather. Vice Chairperson Sim asked what was being done to create a campus atmosphere on the ground plane. Mr. Ho stated that there was an exterior telTace on the building where someone can eat an look out at the collision spot. T.A.PE2 Vice Chairperson Sim suggested that the architect has the opportunity to project the campus atmosphere to the outside community. Mr. Ho stated that there is some additional landscaping along the street and connects to the parking area. Public Hearing opened. Public Hearing closed. Commissioner Teglia was concerned with the view of the back of the building and with the punched holes on the building. He questioned if the punches should be glazed or some other type of style. Commissioner Meloni and Ms. Curlock discussed the punched holes and if the HV AC' s could be moved toward the back. They discussed the layout of the HV AC units and the large amount of equipment on building. Mr. Ronconi noted that they intended to make it look like a full building and not have to put a screen on the roof around the equipment. Commissioner Teglia stated that the applicant has a big wall and suggested adding color to the wall by moving the yellow treatment. Mr. Ho stated that they are trying to draw people in from Littlefield and into the center of the campus. Vice Chairperson Sim stated that with regard to the punches on the building the architect can use spandro glazing. Mr. Ho stated that they can look at a treatment for the penetrations. Vice Chairperson Sim suggested that the entry be expanded. Mr. Ronconi stated that they could look at the footprint condition of that entry and see if they could bring more attention to the entry way. Sissel a Lindstrom stated that the windows along Grand A venue are for the laboratories. Commissioner D'Angelo asked if the parking impacted Steve's Diesel. Consultant Planner Lappen stated that there was a case with Steve's Diesel where they might have been impacted Axys. Commissioner D'Angelo asked if there was going to be shuttle service available for the employees. Ms. Curlock stated that Axys has a contract with the shuttle service because many of their employees use public transportation. Commissioner D'Angelo asked if the City was doing anything to coordinate some kind of shuttle service. Chief Planner Sparks stated that Angela Rae could make a presentation to the Commission on how the programs are working. Chairperson Honan asked what the deficit number for parking places was. Consultant Planner Lappen stated that it was 73. Chairperson Honan stated that even without the 12% of employees that take public transportation there is still a deficit. Chief Planner Sparks stated that the deficit is according to the \\MULDER\ISHADD\File Cabinet\Old PC\working\minutes\1999\110499.doc Page 6 of 8 Zoning Ordinance. He added that this will not be a problem because many of the employees have two work areas. He noted that each employee uses more room than in a typical office environment and this will cause a surplus of parking. He added that according the parking study, which was reviewed by the Engineering Division, there will be surplus. Chairperson Honan asked how many employees have two work areas. Ms. Curlock stated that approximately 12 people don't use two work areas. Commissioner Teglia asked what would happen if the building was sold, the parking would still be an issue. Consultant Planner Lappen stated that this would trigger a use permit and would have to go before the Commission for approval. Chief Planner Sparks stated that there would be a parking problem at which time they will have to look at aggressive transportation management measures. Commissioner Romero stated that there would not be a parking problem. He suggested that Vice Chairperson Sim's comments be taken into consideration. Commissioner Teglia added that the screen punches be treated differently. Motion Sill / Second Teglia to approve the item with two additional conditions. 1.) The applicant further elaborate the entry plaza on the comer of Littlefield and Orand A venue, with the appropriate scale on the ground plane. He also noted that the entry canopy have an accent color to call the attention of the public. 2.) The applicant should carefully look at the punched screen area so that the mechanical units are not seen behind it. Approved by unanimous voice vote with Commissioner Baldocchi being absent. ADMINISTRATIVE BUSINESS 6. Items from Commission · Assistant City Attorney Lindgren informed the Commission that the bylaws should be before them on December 2, 1999. · Chief Planner Sparks stated that the Oenentech tour will be on November 9, and the presentation to the Commission will be made on December 2,1999. Consultant Planner Lappen stated that the Commission will meet at building 9, take the tour, and then have dinner. The Commission further discussed having the tour begin at a later time to allow some Commi$sioners to get to the Oenentech campus. It was decided that Consultant Planner Lappen would speak with Peter Yee to see if the tour could begin at 6:00 p.m. · Chief Planner Sparks gave the Commission an update on the gas station at Spruce/EI Camino Real. He noted that there are some ambiguities about what exactly the authority of the City is in regard to the propane tanks. He also mentioned that the landscaping will be worked on. · Commissioner Teglia suggested that staff look at the landscaping of the Chevron station on West Orange and ECR. He also noted that the Commission's phone numbers are being circulated and wanted to inform staff of someone distributing the Commission'~ phone numbers. He noted that the minutes are being delayed and suggested that they should be done while they are fresh in the clerks mind. He noted that the minutes should be drafted by the next meeting. Chief Planner Sparks agreed with Commissioner Teglia and added that there have been a variety of issues. · Sergeant Meloni expressed concern about the phone calls the Commission has received and wanted to be informed if they get intimidating or threatening. \\MULDER\ISHADD\File Cabinet\Old PC\working\minutes\1999\110499.doc Page 7 of 8 · Commissioner Meloni asked Civil Engineer Harmon if streets could lay some asphalt on Spruce Avenue to take a hump out. Civil Engineer Harmon stated that he would give the information Terry White, in Streets Division. 7. Items from the Public - None 8. Adjourn Motion Sill / Second Romero to adjourn the meeting. The meeting adjoUlued at 10:05 p.m. Thomas C. Sparks Secretary to the PlannIng Commission City of South San Francisco /;(~~ J ~ Horfrm, Chairperson ti..anning Commission City of South San Francisco NEXT MEETING: Special Meeting November 9, 1999, Municipal Services Building, 33 AlToyo Drive, South San Francisco, CA. \\MULDER\ISHADD\File Cabinet\Old PC\working\minutes\1999\11 0499.doc Page 8 of 8 APP"Rn,rH'f) J:lV 'rUD Dr A1\.T1\.TThTf""" r"rn..~A"TC"U'Hr\."'Il.T ,........T ......-_...-roo->... ..._____ __ _ ___