HomeMy WebLinkAbout08.03.00 Minutes
CITY OF SOUTH SAN FRANCISCO
REGULAR PLANNING COMMISSION MEETING
MINUTES
MUNICIPAL SERVICES BillLDING
33 ARROYO DRIVE
August 3, 2000
TAPE 1
CALL TO ORDER / PLEDGE OF ALLEGIANCE
The meeting was called to order at 7:30 p.m.
ROLL CALL / CHAIR COMMENTS
MEMBERS PRESENT:
Commissioner Baldocchi, Commissioner D'Angelo, Commissioner Honan,
Commissioner Teglia, Vice Chairperson Meloni and Chairperson Sim
MEMBERS ABSENT:
Commissioner Romero*
STAFF PRESENT:
Planning Division:
Thomas C. Sparks, Chief Planner
Steve Carlson, Senior Planner
Mike Upston, Senior Planner
Adam Lindgren
S gt. Mike Massoni
Thomas Ahrens
City Attorney:
Police Dept.:
Bldg./Fire Prevo
AGENDA REVIEW
Chief Planner Sparks noted that there were no changes to the agenda but wanted to announce that the General
Plan had received a State award for comprehensive planning. He pointed out that they had received the DSEIR
for Bay West Cove and asked them if they were interested in having a Special meeting on August 31,2000 to
hear public comments. Being that two Commissioners were going to be on vacation that week they decided that
the special meeting would be scheduled on a regular meeting day. Chief Planner Sparks mentioned that the
School zone would be returning to the Commission at their next meeting for recommendation to Council.
* Commissioner Romero arrived at 7:35 p.m.
ORAL COMMUNICATIONS - None
CONSENT CALENDAR
1. Approval of June 8 Special Joint City Council and Planning Commission Meeting Minutes and
June 15, 2000 Regular Meeting Minutes.
2. Neighborhood Sports BarlRodney Magat, Applicant
Kelly- Moore Paint Co., Inc., Owner
107 Hickey Blvd.
UP-00-046 and Categorical Exemption Section 15301 Class 1 Existing Facilities
Findings for denial of a use permit to allow indoor entertainment within 200 feet of a residential district
and hours of operation after 12 midnight in the Retail Commercial (C-l) Zone District in accordance with
SSFMC Section 20.22.030 and 20.22.070.) (Continued from July 20, 2000)
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3. Travelodge Inn/International Inns, Inc., Applicant
Pacific Gas and Electric, Owner
326 Airport Blvd.
UP-91-888/MOD3 and Negative Declaration ND-91-888/MOD3
Use Permit Modification allowing use of 93 parking spaces of the South San Francisco Conference
Center Parking Satellite Lot situated at 326 South Airp0l1 Boulevard (APN 015-141-030 and 260 and
SBE 135-41-50 Parcel 3), for long-term airport parking with 24 hour operations, situated in the Planned
Commercial (P-C) Zone District, in accordance with SSFMC Chapters 20.24 and 20.81. (To be continued
to September 7, 2000)
Motion Te2lia / Second Honan to approve the Consent Calendar with the following abstentions:
Commissioner Baldocchi abstained from item #2 due to her absence on July 20,2000, when the item was first
discussed. Commissioner D'Angelo abstained from approving the minutes of 6/8/00 because he was not present
at that meeting. Vice Chairperson Meloni and Commissioner Teglia abstained from approving the minutes of
6/15/00 because they were not present at that meeting.
Approved by majority voice vote.
PUBLIC HEARING
None
ADMINISTRATIVE BUSINESS
4. Hebrew Academy of San Francisco
Steven RajningerlLocus Architecture-applicant
Greg & Barry Welch, Owner
325 Victory Ave.
UP-00-033
R~view of revised landscape plan.
Senior Planner Carlson presented the staff report.
Commissioner Honan asked what size the trees would be. Senior Planner Carlson noted that the trees are 24
inch box and 15% 36 inch box.
Motion Romero / Second Meloni to approve the landscape plan for UP-00-033. Approved by majority voice
vote with Commissioner Baldocchi abstaining due to her absence on July 20, 2000, when the item was first
discussed.
5. Items from Staff
a. Housing Study Session
Study Session on regional housing issues and a status report on housing in South San Francisco.
Housing & community Development Manager Fragoso and Senior Planner Upston gave a PowerPoint
presentation.
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Commissioner D'Angelo asked if the wages being shown for carpenters and auto mechanics are union wages.
Ms. Fragoso noted that the wages come from the California Depm1ment of Employment and does not have an
answer. Commissioner D'Angelo noted that many of the positions may be two wage earning salaries. Ms.
Fragoso replied that some of the numbers can be lower or higher and mentioned that whether the teacher is
making $20,000 or $30,000 they can not afford a house in the community. She then continued with the
presentation.
Commissioner Teglia asked what the definition of an affordable unit for credit was for 1 or 2 bedroom homes.
Ms. Fragoso noted that there are different rents for 1,2 and 3 bedroom units. She added that a one bedroom unit
is affordable at a range of $650 and a 2 bedroom unit is affordable at about $800-$900 a month. She noted that
the federal standard takes the income and calculates 30% of it, which is considered to be the affordable rent
amount. She mentioned that the affordability factor varies based on income and family size in terms of
acquisition.
Commissioner Teglia recalled seeing a slide that the lower wage earner could afford $900.00 per month in rent
and asked if it was the definition for affordable housing for a one bedroom unit. Ms. Fragoso confirmed that this
is the definition of affordable rent. Commissioner Teglia noted that SSF rents range from $950.00-$1,050.00 for
a 1 bedroom apal1ment. She added that the definition is leaning towards market rate or subsidize, and asked if
there has been consideration towards strategies trying to create housing stock that the market rate will be closer to
the affordable range. He noted that the homes being built now are mansions compared to the homes built in the
City 20 years ago. He mentioned that the creation of 2 bedroom homes at an affordable rate would help the
housing need.
Senior Planner Upston noted that the cost of the home also entails the cost of the land. Commissioner Teglia
noted that if the restriction is on from the beginning the acquisition costs will be lowered. Ms. Fragoso noted that
what happens in most instances is that the property is sold before any project proposals are submitted.
Commissioner Teglia mentioned that these are being developed based on the current zoning and expectations
that a PUD allows them to go higher.
Commissioner Teglia asked what the definition of replacing the homes one for one was and if the new homes
count in the legal aid settlement. Ms. Fragoso noted that the legal aid settlement only applies to the Downtown
Central Redevelopment Area and not to the others. She noted that the agency is responsible for making the one to
one replacement if the owner won't replace the one lost unit.
Commissioner Romero noted that high density makes him nervous and residents do not want to see high density
residential in certain areas. He added that a good example of that was the residual site next to Costco and that he
would like to see more Transit Oriented Development in there. Ms. Fragoso noted that if the City makes an
effort to meet half of the ABAG numbers it will require medium to high density developments.
Commissioner Romero asked if there was a penalty to not meeting the ABAG requirement and if there are any
benefits to meeting the requirements. Ms. Fragoso noted that it subjects the City to legal liability if the ABAG
projections are not met. She added that the City is required to incorporate the ABAG projections into the Housing
Element and if it is not done the General Plan can be challenged. Commissioner Romero was concerned that
there is a cel1ain amount of space available and wants to develop what is left in a manner that will benefit the
community without overdeveloping.
Commissioner Honan noted that the prices are still going higher and are not getting lower. She asked if ABAG
had any idea when they would go down. Ms. Fragoso noted that South San Francisco's prices are lower in
comparison to other cities in the County. Commissioner Honan noted that high density homes will help the
housing issue and mixed use will also benefit the City especially with transit oriented homes.
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Commissioner Teglia added that mixed use is the perfect solution for high density areas. He noted that the rest
of the City could revert back to small units, which is what is characteristic to the City.
Vice Chairperson Meloni noted that the Commission is always interested in having good design, which drives
the cost factor. He added that the Commission needs to be upfront with the design requirements. He asked what
criteria is used by ABAG when the formula is developed. Ms. Fragoso responded that they look at job / housing
balance.
Vice Chairperson Meloni noted that the City is close to being built out but the City can redevelop certain areas.
He asked how a new City would meet the projections if they would be built out and there is no room for growing.
Senior Planner Upston noted that the ABAG projections are based largely on population and job creation
numbers. He added that it applies to all cities and the intent is to provide additional housing to meet the
jobs/housing balance working with the State.
Vice Chairperson Meloni asked if cities could go to another City and develop there. Ms. Fragoso noted that
cities are looking into allowing Agencies to contribute to a housing project. Chief Planner Sparks noted that
finding the right balance is difficult and ABAG looked at that and gave more weight to the areas that are creating
more jobs.
TAPE 2
Commissioner D'Angelo asked what was the available open space in the City. Ms. Fragoso noted that Sign Hill,
the golf course and City parks make up most of the City's open space. Commissioner D'Angelo noted that he
would like the existing open space stay open space.
Commissioner D'Angelo noted that in East Palo Alto homes are being sold for $455,000 or higher. He noted
that trying to compete with or trying to legislate and fund affordable housing is an impossible task for the City.
He added that any Redevelopment money should be used for city employees and first time buyers.
Commissioner Baldocchi noted that she had been at the Community Economic Development and Housing
Public Policy Committee meeting for the League of Cities and mentioned that there would be good policy
direction from the State, which will provide more money for incentives on building more housing. She noted that
affordable housing can be built with good design and maintaining some open space that would benefit the units.
She mentioned that there are some high density units that were well designed. She disagreed with comments
made that it is not appropriate to build high density around transit oriented villages. She mentioned that the
direction of transit oriented villages is two have high density along with mixed use. She added that the entire
County is moving towards high density housing near transportation corridors. She noted that it is time to step up
to the plate and do something about the housing issue. Ms. Fragoso pointed out that Greenridge was an example
of work force housing. It is medium density and attractive, along with open-space. She added that the State has a
surplus and has designated about $500 million for housing initiatives and it will be filtered down for first time
homebuyers, rentals, emergency shelters and will keep a close look as to where that many goes.
Commissioner Baldocchi agreed with the job/housing balance but is concerned with the salaries being
commensurate to the housing prices. She noted that a biotech employee is making $62,000, which is not enough
to live in SSP. She noted that it is good to have a job / housing balance concept in order to have people living and
working in their communities. She asked how the creation of jobs and housing would be able to work when the
jobs are not creating the salaries needed to purchase a home. Ms. Fragoso noted that there is not an answer for
that question.
Commissioner Romero asked what had happened with the renovation of the Willow Gardens project. Ms.
Fragoso noted that when the initial report was brought before the Commission and the City Council the value of
the buildings were $400,000 for each four-plex building. She added that since then the prices have increased to
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$750,000 per building, which doubles the projections for the project and has slowed down the process. She noted
that the City was able to purchase two of the buildings, however, by now the City should have acquired six
buildings, bur very few have gone on the marked. She added that those buildings that have are being sold for
higher amounts than projected. She noted that because the projections are off from the original one staff will have
to return to Council to have the increase approved.
Chairperson Sim noted that he serves on housing boards in San Francisco and Oakland, and has seen a
commercial developments go in and they include some kind of affordable housing for those projects. He asked if
this has been done in SSF for commercial projects. Mr. Fragoso noted that there is not a requirement like that
and the Redevelopment project areas will have an inclusionary housing ordinance, which will require developers
to provide 15% inclusionary units in a project area. She added that many cities implemented this for both
residential and commercial and had a positive and negative effect on various cities.
Chairperson Sim noted that there are three factors to the job / housing balance. The first is community support
and how the issues are talked about, yet there is never a follow up on the comments. He asked to get a reading list
of books that talk about good designs for affordable housing. The second factor being the economy wise and
being able to fund a project. The third factor is land use and the seeing what is available. He mentioned that
these three factors have to work together but it is very difficult to do so. Ms. Fragoso noted that it has to be dealt
with on a project by project basis.
Chairperson Sim asked if there was a group of people who could work together to find affordable housing. Ms.
Fragoso noted that there is not an organized group that lobbies for affordable housing, but the City works in a
consortium with the County. They try to come up with strategies for affordable housing. She added that there is a
new group that will go to Council and Planning Commission meetings if there is opposition to a project they will
provide information and speak on behalf of the affordable housing project.
Vice Chairperson Meloni asked if the ABAG Housing requirements preclude the City from developing in
certain areas, such as East of 101. Ms. Fragoso noted that they don't preclude that, but there is an agreement
with the airport not to build in that area. Vice Chairperson Meloni asked if it has to do with the noise factor.
Chief Planner Sparks replied that the noise is mostly south bu because of the new runway it might spread. Vice
Chairperson Meloni noted that the city may start looking at loft type housing in that area.
Chairperson Sim asked if there was a housing fund that can be generated out of every development. Ms.
Fragoso noted that they have a strategy that is called acquisition and rehabilitation. She mentioned that the
Depa11ment focuses on building and preserving the housing stock that is critical and affordable. She noted that it
is important to concentrate on buying blighted property, restoring, maintaining and renting it as affordable.
Vice Chairperson Meloni noted that if there were a housing fund it could be put into the Redevelopment
Agency funds to redevelop Downtown. He mentioned that if the developer is providing more jobs and is
increasing the housing need then they should contribute to a housing fund. He added that the City will get sued if
the housing is not provided and not the developer. Ms. Fragoso noted that it is correct because it is the City's
obligation.
Commissioner Baldocchi suggested that staff contact the State Library to get information on housing and reading
materials. Chairperson Sim asked to have some information on what other cities are doing with their job /
housing balance issues. Ms. Fragoso noted that she will rep0l1 back to the Commission.
6. Items form Staff - None
7. Items from Commission - None
8. Items from the Public - None
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9. Adjournment
Motion Honan / Second Te2lia to adjourn the meeting.
~/~W//
~/.....'
/ ./ ~#.J
Thomas C. Sparks
Secretary to the Planning Commission
City of South San Francisco
The meeting was adjourned at 9:30 p.m.
Eugene Sim, Chairperson
Planning Commission
City of South San Francisco
NEXT MEETING:
Regular Meeting August 17, 2000, Municipal Services Building, 33 Arroyo Drive, South
San Francisco, CA.
NOTE:
Staff Reports can now be accessed on the web site. www.ci.ssf.ca.us (Economic &
Community DevelopmentlPlanning webpages).
TCSlbh
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