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HomeMy WebLinkAbout03-17-2005 Minutes ~'t\\ SAN A ~C~~ r,. ~1 ~B .. "fA, ="'...:......,0' -'Y"~~,'U ""t,. ..~ 0" -"'.", ',,', () ;;...,!E;^' -{tl en t ~I~ '"1,,,,..-,. 1,,,1 () c,)~~:o _...__..~. ~~V 04i;~\.~ MINUTES March 17, 2005 CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION CALL TO ORDER / PLEDGE OF ALLEGIANCE ROLL CALL PRESENT: TAPE 1 7:30 D.m. Commissioner Giusti, Commissioner Honan, Commissioner Prouty, Commissioner Romero, Commissioner Sim, Vice Chairperson Zemke and Chairperson Teglia ABSENT: None STAFF PRESENT: Planning Division: Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Steve Carlson, Senior Planner Bertha Aguilar, Admin. Asst. II Kimberly Johnson, Assistant City Attorney Dennis Chuck, Traffic Engineer Sergeant Alan Normandy, Planning Liaison Brian Niswonger, Assistant Fire Marshall City Attorney: Engineering Division: Police Department: Fire Prevention. CHAIR COMMENTS AGENDA REVIEW No Changes ORAL COMMUNICATIONS None CONSENT CALENDAR None 1. Approval of Regular Meeting Minutes of January 20, 2005, February 3, 2005 and February 17, 2005. Motion Giusti / Second Sim to approve the Consent Calendar. Commissioner Sim abstained from the February 17,2005 minutes. Approved by majority voice vote. PUBLIC HEARING 2. Starbucks Coffee Armanino, Rosemary/Owner Starbucks (Zeden Jones)/ Applicant 329 Grand Ave. POS-0012: UPOS-0003 &. DROS-0010 Use Permit to allow a 1,776 sq. ft. coffee shop with an approximately 192 square-foot outdoor seating area in an existing building at 329 Grand Avenue in the Downtown Commercial (D-C-L) Zoning District in accordance with SSFMC Chapters 20.26 & 20.81. Public Hearing opened. Principal Planner Kalkin presented the staff report. Zeden Jones, Starbucks, noted that he was available to answer any questions. Marceline Mahern, Development Manager, noted that she has been trying to find a second location in South San Planning Commission Meeting of March 17, 2005 Francisco, noted that they are good neighbors and are active in the community. Tamara Thorne, District Manager, noted that Starbucks gets involved in the neighborhood. She pointed out that the new store will create 15-20 new jobs and that their stores stimulate commercial corridors. Ritch Kelly, Gateway Starbucks Store Manager, pointed out that his customers consistently ask for a second store in South San Francisco. He noted that they recently participated with the Peninsula Human Society in a fundraiser for pets-in-need. Commissioner Honan asked why customers ask for a second Starbucks. Mr. Kelly noted that the local residents go across the freeway to buy their coffee and they see the need to have one on the west side of 101. Those speaking in opposition were: Danielle Robert Tim & Stephanie Miller Lisa DeMattei Denise Pozzo Sandra Nichols Their comments were: ~ There are two community coffee houses that will be affected. ~ There will be too many Starbucks stores in the City. ~ Lack of parking on Grand Avenue ~ Small coffee shops cannot compete with a chain store like Starbucks ~ Starbucks are appropriate in new strip malls but not in downtown. ~ Jobs being lost due to neighborhood coffee shops not making necessary revenues. ~ Preserving the downtown area for "mom and pop" businesses rather than for large corporations. ~ Double-parking issues on Grand Avenue. A petition to keep Starbucks out of the Downtown area was submitted by Denise Pozza to the Planning Commission. Public Hearing closed. Commissioner Sim asked if there was a strategic master plan of the locations considered in South San Francisco and what the rationale was for placement of stores. Mr. Jones noted that most customers choose Starbucks because of its convenient location. Ms. Mahern noted that they are planning to locate in the transit village zone but do not have a lease for the site yet. Commissioner Sim asked why some Starbucks stores have a lounge area in them and others do not. Ms. Mahern noted that there are stores that are built for convenience, mostly for the commuter, and others are set with a comfortable gathering atmosphere. Commissioner Giusti noted that there will be an area for customers to sit and have their coffee but also wanted the applicant to be aware that there is a soup kitchen in the area and some other people may chose to congregate in that area as well. Commissioner Prouty was concerned with the impact that Starbucks would have on other coffee shops in the area. Mr. Jones noted that the local coffee shops have a customer base and they have a human connection such that the customers become loyal to the shops in the area. Ms. Mahern noted that they do not have an impact on other coffee shops. She noted that they are not trying to take customers from Morning Brew or Hot Shots and believe that they will provide another coffee shop choice for South San Francisco. With regards to the traffic issues stated by the speakers, Ms. Mahern noted that in the city of Burlingame they were asked to provide a traffic study before they opened and 6 months after opening. She stated out that the traffic was not impacted in either study. Commissioner Honan asked why a 6, 12 and 18 month review has been proposed on the application. Sergeant Normandy noted that they included the condition as an added measure to be able to review the application at a later time and see if there are any adverse impacts to the area. S;\Ml""utes\Fl""c;Llzecl Ml""uteS\200S.03-1.'T-OS RPC,clOC pc;ge :2 of 5 Planning Commission Meeting of March 17,2005 Commissioner Honan asked what the action of the Parking Place Commission was on the application. Principal Planner Kalkin noted that the Commission reviewed the area and granted the parking exception with the determination that the adjacent lots could absorb the 35 parking spaces needed. Mr. Jones added that 52% of their business is before 10 a.m. Mr. Kelly pointed out that 70% of his business in the East of 101 location is in the morning. Commissioner Romero was concerned with the security in the outdoor seating area and with potential parking and traffic issues on Grand Avenue. Vice Chairperson Zemke echoed Commissioner Romero's concerns. Chairperson Teglia noted that the Commission was having concerns with the oversaturation of coffee shops in the downtown. Assistant City Attorney Johnson noted that this site is in the Downtown Redevelopment Plan Area and therefore the concerns stated by the Commission have been addressed through the redevelopment plan. If the Commission felt that they would not approve the project staff would have to review the plan to conform the findings for denial of the project. Commissioner Romero noted that General Plan Goal 3.1 encourages development of pedestrian friendly businesses and this does not seem to be pedestrian friendly. Commissioner Honan noted that there is not another place on Grand Avenue that Starbucks will fit and noted that the project can be reviewed in 6-months and if it poses a problem during those six months the Commission can take further action. Commissioner Prouty felt that the project may help the local businesses by bringing additional shoppers to the a rea. Chairperson Teglia asked if the alley could accommodate angled parking. Principal Planner Kalkin noted that angled parking cannot be accommodated on the site per the zoning requirements. Commissioner Honan questioned how double parking can be controlled. Sergeant Normandy noted that there are 2 Parking Enforcement Officers assigned to the area that monitor it and give citations as necessary. Motion Sim I Second Giusti to approve P05-0012: UP05-0003 & DR05-0010. Ayes: Commissioner Giusti, Commissioner Honan, Commissioner Prouty, Commissioner Sim Noes: Commissioner Romero, Vice Chairperson Zemke and Chairperson Teglia No one was absent and no one abstained. Approved by majority roll call vote. 3. Charles K. Ng/applicant Charles K. Ng/owner 111 Chestnut Ave. P02-0020: AHA02-0001, RZ-02-0002, SA02-0001, PUD02-0002 & ND02-0002 Rezoning of the property from Medium Density Residential (R-2-H) to High Density Residential (R-3-L), Tentative Subdivision Map allowing 8 parcels and common area, Planned Unit Development and Design Review allowing eight new dwelling units, smaller lots than the minimum requirement of 5,000 sq ft, reduced minimum required setback and a parking rate of 3 per dwelling unit, and an Affordable Housing Agreement for the property located at 111 Chestnut Avenue in the Medium Density Residential (R-2-H) Zoning District in accordance with SSFMC Title 19 and Chapters 20.78, 20.85, 20.87 & 20.125 Senior Planner Carlson presented the Staff Report. Simon Kwan, Architect, gave a history of the various changes to the plans and the meetings held with the Planning Commission, Design Review Board and the neighborhood. He added that they responded to the Commission's and the neighbors concerns. He added that they added full-grown trees to screen buildings, they also added a metal fence to screen guest parking from play areas, and other design elements to the buildings. He noted that they modified the ground floor level bathroom to be a 112 bathroom and in some units took out the bathroom. Public Hearing opened. There being no speakers the Public Hearing was closed. s:\MiV\.utes\FiV\.~Lizec< MiV\.utes\200$\03-17-05 RPC,c<oC p~ge 3 of 5 Planning Commission Meeting of March 17,2005 Subcommittee ReDort Commissioner Romero mentioned that the subcommittee tried to find a way of eliminating the boxy look and break up the roofline. He felt that the final design showed all the comments given by the Commission and subcommittee. Chairperson Teglia noted that they were concerned with the presence on Chestnut and the applicant added balconies, windows and extended the overhangs. Commission Comments Commissioner Prouty noted that he has reviewed all the information provided at previous meetings and has reviewed the minutes of meetings this item has been discussed and is comfortable with making a decision on the proposal. He pointed out that he liked the 4 in 12 pitch on the roofs but on units 1 and 8 there is not enough slope and appear to be flat. He felt that the roofs should fit in with the surrounding neighborhoods. He noted that he could support the project if units 1 and 8 have a 4 in 12 roof pitch otherwise, he could not support the project. Mr. Kwan noted that he tried to keep a low profile on the front of the site but noted that from an architectural point of view the roof pitch can be altered. Vice Chairperson Zemke and Chairperson Teglia concurred with making the roof pitch because it would hide the building mass in the back. Commissioner Honan asked if the play area's metal fence would be landscaped. Chairperson Teglia noted that the subcommittee felt that they wanted a fence that would allow for parents to monitor their children while they are playing and at the same time protect the play area from cars. Commissioner Prouty noted that he walked the neighborhood and noted that one of the neighbors was concerned with privacy and suggested that there be a sound barrier, such as a 10 foot tall fence surrounding the project. Mr. Kwan noted that this would be a massive fence and resolved that they would have full grown trees provide a natural buffer between the properties. Commissioner Prouty asked if the Homeowners Association would maintain the landscaping. He also pointed out that the Association fees are too low to allow for the landscaping to be maintained and that the fee should be increased in the CC&Rs. Assistant City Attorney Johnson noted that the CC&Rs before the Commission are not the final documents. She pointed out the final CC&Rs will be approved by the Council and any modifications would be made then. Motion Sim / Romero approve resolution #2641-2005 recommending that the City Council approve the proposed project with the additional suggestions of including a 4 and 12 pitched roof for homes 1 and 8, and exploring the possibility of adding a fence to the proposal. Commissioner Romero added that the fence and the design be discussed with the adjacent property owners. Assistant City Attorney Johnson noted that this could be an additional Condition of approval that the developer meet with the adjacent property owners and give their consent for the fence to be installed and then return to the Commission in 6 months. Commissioner Sim and Commissioner Romero concurred with Assistant City Attorney Johnson in adding the Condition of Approval to the recommendation for approval. Approved by unanimous voice vote. Chairperson Teglia asked that the final redesign for the roof be forwarded to the Commission. ADMINISTRATIVE BUSINESS ITEMS FROM STAFF . Planning Commission update on laws, regulations, and procedures. Chief Planner Sparks asked the Commission to continue the item due to the hour. Motion Prouty Second Sim to continue the item to April 7, 2005. S:\MLVI-(,(tes\FLVl-CilLzeci. MLVI-(,(teS\-:2.005\03-rj--05 R'PC,ci.oc 'PCi0e 4 of 5 Planning Commission Meeting of March 17, 2005 Assistant City Attorney Johnson noted noted that she would be looking at revised laws, timelines, Density Bonus ordinance changes and densities on projects. She suggested that the Commission review their Commissioners Handbook and e-mail specific questions to her for response during the discussion. ITEMS FROM COMMISSION None ITEMS FROM THE PUBLIC None ADJOURNMENT 9:58 P.M. Motion Prouty / Second Giusti to adjourn the meeting. Approved by unanimous voice vote. ~~~ Secretary to the Planning Commission City of South San Francisco (V Marc C. Teglia, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting April 7, 2005, Municipal Services Building, 33 Arroyo Drive, South San Francisco, CA TCS/bla S:\M,,,,,,,tes\F,,,,,~L,zec\ M'''''''tes\::2005\03-1.:r-OS R'PC.,c\OC 'P~ge 5 of 5