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HomeMy WebLinkAboutMinutes 08/01/2002 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MINUTES MUNICIPAL SERVICES BmLDING 33 ARROYO DRIVE August 1, 2002 CALL TO ORDER / PLEDGE OF ALLEGIANCE 7:30 D.m. ROLL CALL / CHAIR COMMENTS MEMBERS PRESENT: Commissioner D'Angelo, Commissioner Honan, Commissioner Meloni, Commissioner Sim, Commissioner Teglia, Vice Chairperson Ochsenhirt and MEMBERS ABSENT: Chairperson Romero STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Steve Kowalski, Associate Planner Richard Harmon Sgt. Mike Newell Ray Honan Barry Mammini Engineering: Police Dept.: Water Quality: Bldg./Fire Prevo AGENDA REVIEW Chief Planner Sparks noted that Item 5 was to be continued per request of applicant. ORAL COMMUNICATIONS None CONSENT CALENDAR None 1. Approval of Regular Meeting Minutes of July 18, 2002. Approved Motion Commissioner Honan/Second Commissioner Sim Approved by unanimous voice vote PUBLIC HEARING - AGENDA ITEMS 2. John Bulan-owner/applicant Continued Off-Calendar 2538 Greendale Drive P02-0035 and Categorical Exemption Class 3 Section 15303 New Construction of Small Facilities (Recommend continuance Off-Calendar) Planned Unit Development Modification to allow second-story additions to the front and rear of the existing townhouses in the Westborough Townhomes (OZ-2) Overlay Zone in accordance with South San Francisco Municipal Code Chapter 20.84. Commissioner Honan asked why. Chief Planner Sparks explained it was a call of the Chief Planner based on a close reading of Chapter 20.38, the Westborough Townhomes Overlay District. He believes the Commission does not have formal S:\Minutes\08-01-02 RPC MSB.doc Page 1 of 6 jurisdiction and apologized for the item going before them. It needs to go to the Design Review Board. Commissioner Teglia asked for a copy of the section in the Municipal Code. Motion Honan Second/ Sim Continued by unanimous voice vote 3. Angela A. U ccelli-owner Approved Dario Zucconi-applicant P02-0055 and Categorical Exemption Class 1 Section 15301 Leasing of Existing Facility (Continued from July 18, 2002) Use Permit to allow sales of alcoholic beverages for on-site consumption at a delicatessen in the Retail Commercial (C-1) Zone in accordance with SSFMC 20.22.070. Associate Planner Kowalski gave staff report. The Commission expressed concern with seating at the last meeting. The applicant submitted a seating plan and was present to answer any questions. The applicant has installed two counters with four stools at the long counter and an additional two stools at the shorter counter. Commissioner Teglia noted that it is a use permit and if it becomes a nuisance later it can come back for reVIew. Motion Teglia/Second D'Angelo Approved by unanimous voice vote 4. Shaw Business Center (212-214 Shaw Road)-owner San Francisco Bay Tours, Inc.-applicant 214 Shaw Road P02-0049 and Categorical Exemption Class 1 Section 15301 Existing Facilities Approved (Continued from July 18, 2002) Use Permit allowing outside storage of small passenger vans and limos at a multi-tenant mixed use industrial center. The proposed project is situated at 214 Shaw Road (APN 015-163-100) in the Industrial (M-1) Zone District, in accordance with SSFMC Sections 20.30.030 (c), 20.30.040 (b) and Chapter 20.81. Chief Planner Sparks gave staff report. At last meeting, the applicant was not present. Commissioner D'Angelo raised questions. The applicant is here to answer questions. Applicant Ikeda, General Manager, explained concern about washing vehicles. Vehicles will not be washed on site. They have a contract to wash vehicles in evening at a washing station at a neighboring site. Vice Chairperson Ochsenhirt mentioned that the Commission had a concern about maintenance. Applicant Ikeda, General Manager stated that they do not employ any mechanics. Repairs will be conducted at repair facilities off-site. Motion D'Angelo/Second Teglia Approved by unanimous voice vote 5. 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 Continued (Continued from June 20, 2002) Mitigated Negative Declaration assessing environmental impacts associated with the proposed project, in S:\Minutes\08-01-02 RPC MSB.doc Page 2 of 6 accordance with 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. in the Planned Commercial (P-C) Zone District Motion Teglia/Second Honan Continue to Sept 5th by unanimous voice vote 6. N extel of California-applicant SSF Investments LLC-owner 121 E. Grand Avenue P02-0033 and Categorical Exemption Class 1 Section 15301 Existing Facilities Continued 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. Chief Planner Sparks gave staff report and mentioned this was a modification of an item that the Commission approved last fall with a twelve panel antenna array behind a roof screen and required that the equipment be in an underground vault. The applicant is back requesting a modification that would move the antenna array to a different building. Staff is recommending approval, as it wouldn't be any more visible than the previous one. The applicant claims that due to the high water table it is impossible to place equipment underground. Finding #1 & 3 recommends approval of antenna move but finding #3 still recommends that the continue to require that the equipment be placed in an underground vault. Corey Alvin, N extel Communications, explained that the site has been recently released from a deed restriction that did not allow penetration 18 inches below the surface because it used to be a steel mill and there was a cap placed over the materials. Restriction was lifted although materials are still in the ground. Cabling will be above ground as well. Commissioner Meloni asked if there was soils test or geological test since the restriction was lifted. Corey Alvin, Nextel Communications, responded that there were no tests, but that Nextel was concerned with breaking the cap. Commissioner Meloni asked why restriction was lifted Corey Alvin, N extel Communications, said the deed restriction was lifted to give property owner flexibility but at their own risk. Commissioner Teglia This area was not part of Homart. There was no steel mill there. Moving the antennas is okay but not the cabinets and cabling. He asked if equipment could be put on the roof and screened. Corey Alvin, N extel Communications said the equipment is too heavy for the roof. He explained the cabling system and said he hoped that would satisfy the commission in terms of stealthing. Commissioner Teglia asked if Alvin was a consultant for Nextel and if this was his first time before the commISSIOn. Corey Alvin, N extel Communications, answered that he was a consultant and that this was his second time before the commission. Commissioner Meloni felt that the undergrounding could be done. S:\Minutes\08-01-02 RPC MSB.doc Page 3 of 6 Commissioner Sim concurs with Chairperson Meloni. Soils report would be important. Should be underground. Commissioner Honan asked Richard Harmon as "City Historian" if he had any background. Richard Harmon stated he was the one who reviewed the grading permit for that site and the improvement plans for the building and there is no clay cap. Commissioner Honan concurs with staff Commissioner Teglia Staffhas done a good job policing. This is too tacky. Nextel could do better. Vice Chairperson Ochsenhirt concurred. Corey Alvin, N extel Communications stated originally wanted to underground the structure but the Phase I analysis reported a cap. He asked ifNextel comes back with better information to keep the structure above ground would the commission consider this. Commissioner D'Angelo Phase I doesn't include any soils having been removed and tested, so anything would be professional opinion but we would hear the same thing. Assistant City Attorney Johnson asked Commission to ask the applicant if they want to do a Phase II. Corey Alvin, N extel Communications, if there is no cap then we can do a Phase II. Chief Planner Sparks Phase I is a records search and general. Need to give them time to do further investigation. Assistant City Attorney Johnson clarified how motion should be stated. Chief Planner Sparks asked commission to ask applicant to give a date specific. Motion Teglia to continue to September 19th /Second Sim Continued by unanimous voice vote 7. Renee Yates-applicant Citywide P02-0043 Continued Off-Calendar Proposed Text Amendment to modify Footnote "q" of Table 20.71.030 of the Zoning Ordinance to allow a 10-foot rear yard setback on Substandard Reverse Corner Lots in the Single-Family Residential (R-l) Zoning District, in accordance with SSFMC Chapter 20.87. Associate Planner Kowalski gave staff report. Commissioner Teglia asked how many reverse corner lots there are in this town. He stated that it is completely legal to build a separate structure garage on property line. Chief Planner Sparks responded that there are 220 and noted that we are not just talking about reversed corner lots but substandard reverse corner lots. Attorney Marc Seidenfeld speaking for Yates: explicated the letter sent to Associate Planner Kowalski. Commissioner Teglia There is a problem with provision in allowing a separate garage. We shouldn't encourage that. Is there some way to accomplish this and prohibit building right on the line and to use the minor use permit process? Chief Planner Sparks Staff has never encouraged the use of the accessory structure provision for this applicant. They can deal with this in the zoning code update. Recommending that we stay with the code. Commissioner Teglia if we were inclined to grant this request is there a way to do this without opening up entire zoning ordinance, perhaps using the minor use permit process. Chief Planner Sparks It would require a different amendment to zoning code. We should have thought of this as a possible alternative. Minor Use Permits are appealable to this body and neighbors are notified. Commissioner Meloni concerned with detached garages becoming habitable spaces and not in favor of changing the zoning code. Commissioner Sim Concerned with accessory structures build right to the line, we need to review them in future. Assistant City Attorney Johnson Either approach to allow the attached garage requires a amendment to the Zoning Code to reduce the required setback and to allow the applicant to apply for a Minor Use Permit likewise requires an amendment to the Zoning Code because presently the Zoning Code doesn't allow for this S:\Minutes\08-01-02 RPC MSB.doc Page it of 6 sort of deviation. If the Commission approves the Minor Use Permit Modification then that would go to the City Council. Two weeks later it would be adopted and wouldn't be affective until 30 days after that. Still looking at lengthy time line. Attorney Marc Seidenfeld encourages the Commission to pass this amendment and willing to wait for the process. Commissioner Teglia asked if they could make a motion tonight to adopt this with modifications. Assistant City Attorney Johnson stated that this couldn't be adopted as an ordinance or recommend adoption until the CEQA documentation is complete. However, Commission could direct staff to prepare an ordinance with the language you suggested and bring it back to the Commission for a recommendation. Recess 8:35 P.M. Back 8:42 P.M. Chief Planner Sparks suggest continuing application off calendar. The applicant has agreed to that. The Planning Commission has the authority to initiate amendments to the Zoning Code. He suggest to direction to staff to proceed as Commissioner Teglia recommended. Will bring it back as quickly as possible. Vice Chairperson Ochsenhirt commended the applicant for their diligence. Assistant City Attorney Johnson The ordinance should read (in part) to read reduce the required rear-yard setback to no less than 10 feet upon approval of a Minor Use Permit pursuant to Chapter 20.89. The required would remain in affect as 15 feet. Motion Teglia to direct staff to accomplish what the City Attorney just read for the record/Second Honan Continued Off-Calendar by unanimous voice vote ADMINISTRATIVE BUSINESS 8. Items from Staff Chief Planner Sparks announced that September 29th is the Annual Boards and Commissions appreciation lunch. Director of ECD Marty Van Duyn and Chief Planner Sparks had lunch with Chairperson Romero who was concerned with quality of some of the materials that the Commission has been getting and so agreed to appoint a subcommittee to meet with staff and workout some improved protocols of what applicants are to submit. Motion Ochsenhirt to form a subcommittee consisting of Chairperson Romero, Commissioner Teglia and Commissioner Honan/Second Teglia Passed by Unanimous Voice Vote 9. Items from Commission Commissioner D'Angelo mentioned he attended a Samcat committee meeting and asked if we have a final ordinance regarding antennas. Vice Chairperson Ochsenhirt mentioned that the Rick Williams' neighborhood meeting was well attended by the public. Items from the Public ADJOURNMENT 8:51 p.m. Motion Honan/Second Sim ~~A/ Tliomas C. Sparks - Secretary to the Planning Commission City of South San Francisco \ j) ~Q~~ William Romero, Chairperson Planning Commission City of South San Francisco S:\Minutes\08-01-02 RPC MSB.doc Page 5 of 6 NEXT MEETING: Regular Meeting August 15,2002, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA. TCS/pc S:\Minutes\08-01-02 RPC MSB.doc Page 6 of 6