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HomeMy WebLinkAboutMinutes 09/19/2002 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MINUTES MUNICIPAL SERVICES BmLDING 33 ARROYO DRIVE September 19, 2002 CALL TO ORDER / PLEDGE OF ALLEGIANCE TAPE 1 7:45 D.m. ROLL CALL / CHAIR COMMENTS MEMBERS PRESENT: Commissioner D'Angelo, Commissioner Sim, Commissioner Teglia*, Vice Chairperson Ochsenhirt and Chairperson Romero MEMBERS ABSENT: Commissioner Honan, and Commissioner Meloni STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Steve Carlson, Senior Planner Mike Lappen, Senior Planner Kimberly Johnson, Assistant City Attorney Richard Harmon, Development Review Coordinator Sgt. Mike Newell, Traffic & Planning Barry Mammini, Sr. Building Inspector Maurice Dong, Assistant Fire Marshall City Attorney: Engineering: Police Dept.: Bldg Fire Prevention AGENDA REVIEW None ORAL COMMUNICATIONS None CONSENT CALENDAR Approved 1. Approval of Regular Meeting Minutes of September 5, 2002. 2. Realm of Blessings-applicant N ecati Ergur-owner 713 Linden Avenue P02-0054 and Categorical Exemption Class 1 Section 15301 Leasing of Existing Facility. (Recommend continuance to October 3, 2002) Use Permit Modification to convert an office building to a church within 200 sq. ft. of a residential area in accordance with SSFMC 20.22.030 and 20.81. 3. Project 101/Huntsman Architectural Group-applicant Elbert Bressie -owner 600-790 Dubuque Avenue (APN 015-021-090 and SBE 135-41-14 PAR 1) UP 00-024, V AR 00-024, PTDM 00-024, DR 00-024 & MND 00-024 (Recommend continuance off-calendar) PlANNING COMMISSION MINUTES Approved October 3,2002 Mitigated Negative Declaration assessing environmental impacts associated with the proposed project, in accordance CEQA. Use Permit allowing a multi-tenant mixed-use commercial center comprised principally of office and R&D with retail uses generating in excess of 100 average daily vehicle trips, with 24 hour operation and off-site parking, in accordance with SSFMC Sections 20.24.060,20.74.120 and Chapter 20.81. Variance allowing a reduction in parking from the required parking rate of 3.3 spaces per 1,000 square feet to a rate of 2.64 spaces per 1,000 square feet in conjunction with a TDM Plan in accordance with SSFMC Chapters 20.82 and 20.120. Transportation Demand Management Plan reducing traffic impacts, in accordance with SSFMC Chapter 20.120. Design Review of a conversion of an existing commercial development from a multi-tenant mixed-use facility comprised primarily of warehouse, distribution, office and retail to a multi-tenant mixed-use facility comprised primarily of office and R&D with retail, in accordance with SSFMC Chapter 20.85. Zone District: Planned Commercial (P-C) Zone District. 4. Aldersgate Methodist Church-owner Cingular Wireless/The Alaris Group-applicant 115 EI Campo Drive P02-0018 and Categorical Exemption Class 3 Section 15303 New Construction of Small Facilities (Recommend continuance to October 17, 2002) Use Permit to install a telecommunications facility consisting of three antennas and associated mechanical equipment at an existing church at 115 EI Campo Drive in the Single-Family Residential (R-I-E) Zoning District, in accordance with SSFMC Chapter 20.105. 5. SSF Investments, LLC-owner Nextel of California-applicant 121 E. Grand Avenue P02-0033 and Categorical Exemption Class 1 Section 15301 Existing Facilities (Recommend continuance to October 17, 2002) Modification of Use Permit allowing a twelve foot tall at-grade equipment shelter instead of an underground vault to serve a wireless communication facility, consisting of twelve roof mounted panel antennas to be relocated on the easterly building, situated at 121 East Grand Avenue (APN 015-024-230), in the Planned Industrial Zoning District (P-I) in accordance with SSFMC Chapter 20.105. 6. Genentech, Inc. (Bldg. 32)-owner/applicant 1541 Grandview Drive P02-0050 and Negative Declaration ND02-0050 (Recommend continuance to October 3, 2002) Use Permit, Mitigated Negative Declaration and draft Transportation Demand Management (TDM) Program to allow construction of a five-story administration building (Building 32) with a total floor space of approximately 125,000 square feet, located in the Upper Campus area of the Genentech Research & Development Overlay District. S:\Minutes\finalized\09-19-02 RPC.doc Page 2 of 8 PLANNING COMMISSION MINUTES Approved October 3,2002 Motion Ochsenhirt /Second D' An2:elo to approve the Consent Calendar. Commissioner D'Angelo abstained from item # 1 due to absence. PUBLIC HEARING - AGENDA ITEMS HEARD PRIOR TO ITEM #9 TO ALLOW APPLICANT TO TRANSFER FILES TO CD. THE ORDER IN WHICH THE ITEMS WERE HEARD WAS 8, 7 AND 9. 8. Liberty Bank-owner Approved Eugene Hu-applicant 500 Linden Avenue POI-0007, UPOI-0005 and Categorical Exemption Class 32 Section 15332 In-Fill Development Project Material Sample Board, Final Landscaping and Irrigation Plans, and Modification to the East Elevation. Senior Planner Lappen presented staff report. *Commissioner Teglia arrived at 7:50 p.m. Eugene Hu, architect, noted that they concentrated on the landscaping around the block of the building which was a Commission concern that has been addressed. The Landscape Architect presented the landscaping plan and explained the landscape plan on the bank site and parking lot to the Commission. She explained how they incorporated a hedge on the east side of the site to give the neighbors more privacy. Mr. Hu explained the reason for the change in the east elevation. He also explained that Liberty Bank has lightened the colors as a response to the Commission's aesthetic concerns with the brighter colors previously proposed. Public Hearing closed. Commissioner Teglia was concerned with staining a darker color with a lighter color and not having the results desired. Mr. Hu noted that if the staining process does not work they would take other measures to meet the color scheme. Motion Ochsenhirt / Second Sim to approve the revised color scheme and landscape plan. Approved by the following roll call vote: Ayes: Commissioner D'Angelo, Commissioner Teglia, Commissioner Sim, Vice Chairperson Ochsenhirt and Chairperson Romero Noes: None Abstain: None Absent: Commissioner Honan and Commissioner Meloni 7. Indonesian Full Gospel Fellowship-owner/applicant Continued to 10/03/02 1124 Mission Road P02-0024 and Categorical Exemption Class 32 Section 15332 In-Fill Development Project Use Permit to allow conversion of an existing single story retail building into a two-story church facility on a site located at 1124 Mission Road in the C-1 Retail Commercial District within 200 feet of a residential zone S:\Minutes\fmalized\09-19-02 RPC.doc Page 3 of 8 PLANNING COMMISSION MINUTES Approved October 3,2002 district and including a request to allow the majority of required parking to be provided at an off-site location. Principal Planner Kalkin presented the Staff Report. Pastor Sugi Hendric, Applicant, read a letter from Senior Pastor of IFGF Bay Area that noted that a Church like this would become a blessing in SSF. Mr. Hendric noted that most of the parishioners have gone to City College or the Academy of Arts in San Francisco. He added that the San Bruno Church would be moved to SSF if approved. William F. Butte, Architect, noted that after purchasing the facility in 2001 there have been 3 DRB meetings, they have gone door to door notifying neighbors of their proposal, and have held a community meeting. He added that the community members did not have any design concerns but were concerned on parking and traffic issues. He noted that there are 8 legal parking spaces. They were unable to negotiate a lease from surrounding landowners and did negotiate a lease with the San Mateo County Courthouse. He noted that they would be offering vanpools for those that park at the Courthouse being that it is approximately 785 feet from the site. The vanpools will lessen foot traffic, which is a Police Department concern. He also noted that they would be providing a sticker to every parishioner that will have a phone number on it to report anyone parking on the street. They have also provided an educational video as to where they will be parking. He encouraged that their measures be included in the Conditions of Approval and urged that the Commission approve the Use Permit. Public Hearing opened. The following spoke in opposition: Robert Mooney 1136 Mission Road So. San Francisco Michael Cohn P.O. Box 5027 San Mateo Charles Bona 1131 & 1135 Mission Rd So. San Francisco John Lewkowits 242 Holly Avenue So. San Francisco Scott Seki 5820 Stoneridge Mall Rd Pleasanton Hank Marchi 266 Holly Avenue So. San Francisco John U ccelli Sunshine Center So. San Francisco Richard Arlie 1021 Sunnyside Drive So. San Francisco Cris Rozzi 247 Holly Avenue So. San Francisco Laurie Masetti 256 Oakcrest Avenue So. San Francisco Public's concerns were asfollows: The speakers noted that no one can dispute the good work of the church and congregation but the safety issues are large. They mentioned that there would be parking issues not only for 7-Eleven but also for the shopping center directly across the street from the site. The schedule of services coincides with when the surrounding businesses gain most of their revenues and this will cause them to lose customers due to lack of parking. Although the applicant has put together some measures and a training video, the parishioners will park where it is most convenient and 785 away feet is not convenient. They will park in the neighborhood and cause a parking problem for the residents of Sunshine Gardens. There was a visibility and privacy concern for the apartment buildings directly next to the proposed two-story building. Also the shuttle system will cause congestion problems with ingress and egress of the driveway that is shared by 7-Eleven and the site. Children will be running around and this may cause accidents. There will also be people crowding outside of the church waiting for the shuttle to take them to their automobiles. Traffic will increase even more after BART opens. S:\Minutes\finalized\09-19-02 RPC.doc Page 4 of 8 PLANNING COMMISSION MINUTES Approved October 3,2002 There was a discussion about an easement in favor of7-Eleven regarding parking and access. Staff's response: With regard to the easement staff noted that it was originally granted to 7-Eleven when they were at the Church site and is from an earlier negotiation with Southland Corporation, and then 7 -eleven relocated to the site adjacent to the proposed Church. The easement is an access easement that allows access to the parking spaces. The following spoke for the application: Yoga Firmansjah 2649 Farnee Court So. San Francisco Inka Mulia 849 W Orange Ave #1027 So. San Francisco Sugiharto Suherman 18 Ida Drive So. San Francisco Wilhan Martono 2 Cymbidium Circle So. San Francisco Wendy Mulyadi 3476 Klondike Drive Union City Steve Florence 6 Villa Court So. San Francisco The speakers, mostly members of the Church, felt that they had benefited from joining this church and that their value of life had increased. They felt that all Indonesian people could go to this church and find support. They noted that the Church would be a blessing to them and to the community. Mr. Steve Florence, Villa Court Homeowners Association, noted that the HOA was in support of the application because it will be a positive impact to the community. He added that the site has had various uses and this would be a good one because the others have had youth and drinking around them. Public Hearing closed. Commission comments were as follows: Commissioner Teglia noted that the church and its benefits to its members are not being disputed. He believes that there is no legal way to approve the application because the offsite parking is too far away. A left turn is not allowed out of the driveway, which means that the shuttle would have to turn out of the driveway and make a u- turn. He suggested that they look at the old Hoffbrau site on South Spruce. He concluded that from a safety and legal standpoint this is not good planning. He asked staff to clarify SSFMC 24.120 with regard to the parking being five hundred feet away from the site. Assistant City Attorney Johnson noted that the 500 feet was a reference and not a measure. The commission could find under certain circumstances that 515 feet was appropriate and that is why the language stated approximately 500 feet from the site. Commissioner Sim noted that this is a discretionary decision. He added that there were traffic and parking issues. He asked that staff provide the distance between the parking lot and the St. Augustine's church in the Westborough area. Commissioner D'Angelo did not have any concerns about the value of the church. The issues at hand are the negative impacts it will have on the community. People are part of the problem and BART, when opened, will drastically affect the neighborhood life. He reiterated the publics concerns on children running around and there being accidents and the privacy issues for the neighbors. Special events and holidays will have a negative effect S: \Minutes \fll1alized\09-19-02 RPC.doc Page 5 of 8 PlANNING COMMISSION MINUTES Approved October 3,2002 on the traffic along Mission Road. He added that the organization needs to look at other areas within the City. V ice Chairperson Ochsenhirt thanked everyone for being at the meeting and noted that his concerns were also parking. He added that recently Council approved permit parking for the Sunshine Gardens area and will all residents will be required to put stickers on their cars. Chairperson Romero noted that it is difficult to consider an application when the property has already been purchased by the applicant. He welcomes any reuse of the property but this is an inappropriate use for it. He encouraged the applicant to find another location. He asked that Assistant City Attorney Johnson for clarification of the findings because it seems that the Commission is leaning towards denial. Assistant City Attorney Johnson deferred the explanation of the safety issues to Sergeant Mike Newell. Sergeant Mike Newell noted that after reviewing applicant's submittal he concluded that the parking issues lead to personal safety issues. He noted that there will be poor parking and circulation issues and this will cause accidents around the church due to ingress and egress and foot traffic. He also noted that although he had partially overlooked the conflicts of grouping in front of church it is also a safety issue due to flow of people and potential accidents. The Police Department also looked at close proximity to neighbors and the noise impacts the Sunday Worship Services would have on the quiet time that the neighbors now have in the vicinity. Assistant City Attorney Johnson recommended that the Commission continue the item to allow staff to incorporated public, staff and Commission comments into the Findings of Denial. Motion Te{!lia / Second D' An2:elo to continue the item to October 3, 2002. Approved by unanimous voice vote. Recess taken at 9:45 p.m. - 10:00 9. Study Session Maoe Tjoe, Lila Tjoe & Rudy Sastra-owner/applicant 111 Chestnut Avenue UP 00-024, V AR 00-024, PTDM 00-024, DR 00-024 & MND 00-024 Rezoning of the property at 111 Chestnut Avenue from Medium Density Residential Zoning District (R-2-H) to Multi-Family Residential Zoning District (R-3-L) in accordance with SSFMC Chapter 20.87. Tentative Subdivision Map allowing the subdivision creating eight (8) parcels and common area in accordance with SSFMC Title 19. Exceptions from the SSFMC Title 19 allowing lots sizes less than 5,000 square feet in accordance the SSFMC Title 19. Planned Unit Development allowing lot sizes smaller than the minimum requirement of 5,000 square feet and reduced setbacks, and parking at a rate of 2.25 spaces per dwelling unit instead of 4.25 spaces per dwelling unit, in accordance with SSFMC Chapter 20.78. Housing Agreement restricting twenty percent (20%) of the eight (8) units as affordable dwellings in accordance with SFMC Chapter 20.125. Design Review allowing for the construction a two-story eight (8) unit condominium development, situated at 111 Chestnut Avenue (APN 011-312-090) in the Medium Density (R-2-H) Zone District, in accordance with SSFMC Chapter 20.85. Senior Planner Carlson presented staff report. S:\Minutes\fmalized\09-19-02 RPC.doc Page 6 of 8 PLANNING COMMISSION MINUTES Approved October 3,2002 Simon K wan, project architect and applicant, noted that he has reduced the number of dwelling to 8 units. He gave a PowerPoint presentation to show the surrounding one, two and three story buildings. Bob Rocha, landscape architect, spoke about the design and the landscaping for the proposed project. Commissioner Teglia expressed appreciation for the applicant efforts on the project. He noted that the project needs a complete redraw. Although there are higher density projects in the area, Chestnut is a heavily traveled street and this type of development would cause traffic issues due to the lack of parking. The tower effect is not aesthetically pleasing. He added that there are too many bedrooms and not enough parking. He asked what could be put on the property without any exceptions or a PUD. Mr. Carlson noted that a 14 unit apartment complex with at grade parking similar to 90 Oak Avenue apartments recently approved by the Planning Commission would fit the standards. Commissioner Sim noted that the applicant has improved the project, but it still needed work on landscaping, the plaza, and other design details. Chairperson Romero noted that if the parking is being reduced then the bedroom count should be reduced also. He added that he did not want to see parking flow out on the Chestnut and suggested creating smaller units and keeping the number at eight. He added that there are not driveway aprons and the play areas are near the driveways. Mr. Kwan agreed to work with the number of bedrooms and to protect the play area. Vice Chairperson Ochsenhirt added that there would be a better product by increasing the size of bedrooms. The current design with the tower effect gives the project a cut-up look. The Planning Commission's direction to the applicant was to reduce the number of bedrooms especially the 4 bedroom units, protect the play areas and to rearrange design with regard to towers. Mr. K wan welcomed the comments and noted that he would respond to them. ADMINISTRATIVE BUSINESS 10. Items from Staff Chief Planner Sparks announced that Day In the Park was on Saturday the 21 S\ the Citywide Garage Sale would take place on Saturday the 28th and the Boards and Commissions appreciation luncheon would take place on the 29th. He added that they are in the process of hiring a telecommunications consultant for a study that the subcommittee wanted conducted but negotiations are moving slowly. Staff has been instructed by Council to conduct a subcommittee meeting with whatever information available. The subcommittee will be contacted within a week to schedule this meeting. 11. Items from Commission Commissioner Sim noted he would be out on a business trip until October 3,2002 and would not be attending that meeting. He also asked that staff double check that the Oakmont Vistas project is complying with the dust control measures because there is a lot of dust in the area as a result of the project. Chairperson Romero suggested that staff speak to the appropriate entities to see if the road connecting El Camino S:\Minutes\fmalized\09-19-02 RPC.doc Page 7 of 8 PLANNING COMMISSION MINUTES Approved October 3,2002 Real to Mission Road can be opened prior to the scheduled BART station opening. This will allow for a comparative analysis to be performed to see what the impact of the BART station would be on traffic before and after its opening. This would also help to alleviate some traffic on Mission because of the construction activity in Colma is obstructing it right now. Chief Planner Sparks noted that the opening of the street would be looked at and also the dust control issue for the Oakmont Vistas project would be checked on. 12. Items from the Public None 13. Adjournment 10:44 p.m. Motion Sim / Second Te2:lia to adjourn the meeting. ~o~~#~ Secretary to the Planning Commission City of South San Francisco \ '\~ . .~". .' '" ri'f'-...6'VP W'iItiam Romero, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting October 3,2002, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. TCS/blh S:\Minutes\fmalized\09-19-02 RPC.doc Page 8 of 8