ACTION MINUTES

DALY CITY PLANNING COMMISSION

Regular Meeting

Tuesday, August 7, 2007

Council Chambers, Daly City

 

 

Chair Kelly called the meeting to order at 7:00 p.m.

 

ROLL CALL:         Present:             Smith, Satorre, Kelly, and Tallerico

                              Absent:               Salamy

                                   

      Staff Present:     Berger, Schott, Mothershead, Lee, Naughton, and DeFries

 

APPROVAL OF MINUTES:  Moved by Commissioner Satorre, seconded by Commissioner Smith, to approve the minutes of July 3, 2007.  Motion carried 4-0.

 

PUBLIC HEARINGS:

 

10.       Major Subdivision SUB06-3 and Environmental Assessment for a 5-lot subdivision for single-family development – 200 Wellington Avenue at Brunswick Street

 

            Staff report presented by:       Howard Lee, Assistant Planner

 

            Mr. Lee presented the request to subdivide two previously subdivided lots into five new lots.  The site is located at the southerly corner of Brunswick Street and Wellington Avenue, one block southeast of Mission Street.  The existing 3-unit residential building will be demolished and replaced with the new 5-lot subdivision and 5 new single-family homes. Adjacent properties in the area include a combination of multi-family and single-family residential dwellings.  Across Brunswick Street to the west is a church and private school. 

 

            The 13,851 square-foot, 5-lot subdivision will create new lots ranging between 2,548 and 3,070 square feet.  Minimum lot size for the subject subdivision is 25 feet wide and 2,500 square feet, respectively.  The majority of lots in the neighborhood are 2,500 square feet.  Proposed lot sizes meet Zoning Ordinance standards in relation to lot size and width. 

 

            Mr. Lee referred to the staff report and requested that Condition #27, relating to utilities undergrounding and street light replacement, be removed.  Commissioner Tallerico asked why it should be removed.  Mr. Lee responded that it was considered excessive and was not a standard condition for a project of this size. 

 

            Each 4,000 square foot, three-story unit includes five bedrooms, three bathrooms, kitchen, living room and laundry.  The project meets off-street parking standards by providing two tandem parking spaces in the garage and one in the driveway.  Curb cuts along the street will be reversed, optimizing on-street parking.  The proposed building design and landscaping will be subject to Design Review approval prior to the issuance of building permits. 

 

            Mr. Lee noted that Gary Gee had replaced Mary Kurtis as the project applicant.

 

            Commissioner Smith asked if the narrower driveway was preserving a parking space on the street.  Ms. Mothershead replied that it would and noted that the zoning ordinance only requires two spaces.  Commissioner Tallerico said that the houses seemed large with five bedrooms and 3 bathrooms.  Ms. Mothershead explained that the zoning ordinance establishes parking standards, height restrictions and coverage restrictions and this meets all the zoning standards.  Commissioner Tallerico then asked for an explanation of the comments on page 4 of the staff report and wondered if they were to prevent the addition of a second unit.  Mr. Lee explained that when you have one contiguous unit with an internal stairway, which connects all the living area in the house, that establishes one clear unit and limits the possibility of an illegal unit. 

 

            Commissioner Smith commented that she was also concerned about the number of rooms and parking, but noted that the property was zoned for multi-family residential, so there was some reduction in the use of the property. 

 

            COMMISSION ACTION

 

            Moved by Commissioner Tallerico, seconded by Commissioner Satorre, to close the public hearing. Motion carried 4-0.

 

            Moved by Commissioner Satorre, seconded by Commissioner Smith, to adopt the findings as outlined in the staff report of August 7, 2007.  Motion carried 4-0.

 

            Moved by Commissioner Smith, seconded by Commissioner Satorre, to affirm the Environmental Assessment.  Motion carried 4-0.

 

            Moved by Commissioner Tallerico, seconded by Commissioner Satorre, to approve Major Subdivision SUB06-3 subject to the Findings and Conditions as outlined and amended by the deletion of Condition #27 in the staff report of August 7, 2007.  Motion carried by a unanimous roll call vote.

 

11.              Minor Subdivision MS07-3, Variance V07-1 and Environmental Assessment for a two lot subdivision, two below market rate single family dwellings and a variance to deviate from R-1/A Zoning District standards – 101 Parkview Avenue

 

Mr. Lee presented the request by Habitat for Humanity to subdivide one lot into two.  The applicant has entered into an agreement with the City to develop the former Parkview Clubhouse with the intent to build two new below market rate affordable housing units.  The site is located at the southwest corner of Parkview Avenue and Miriam Street, to the west of Mission Street. 

 

The existing Parkview Clubhouse will be demolished and replaced with the proposed residential units.  Surrounding land uses are predominantly single-family residential, including some multi-family residential units.  The 3,000 square foot lot will be subdivided into two lots, 1470 and 1530 square feet respectively.  The proposed development requires a variance to deviate from R-1/A Zoning standards in relation to lot size, setbacks and lot coverage.  The proposal will meet all other Zoning and Subdivision Ordinance standards.

 

Each two-story, detached 1,728 square foot dwelling unit will include 3 bedrooms, 1.5 bathrooms, study, kitchen and two off-street parking spaces in the garage.  Curbcuts will be minimized to 16 feet each to optimize on-street parking.  Building design and landscaping will be subject to Design Review approval prior to the issuance of building permits. 

 

Commissioner Smith commented that she lived in this neighborhood and parking is a problem, but in this case, they are well compensated by the value of affordable housing.  She supports this project as it is. 

 

            Speakers:        Scott Woodman, Habitat for Humanity

 

            Mr. Woodman thanked the City of Daly City for being a strong advocate for affordable housing.  Commissioner Satorre asked him if there were any other projects planned in Daly City.  Mr. Woodman said they were hoping to do more projects in Daly City and they were working on one now.

 

            COMMISSION ACTION

 

            Moved by Commissioner Tallerico, seconded by Commissioner Satorre, to close the public hearing. Motion carried 4-0.

 

            Moved by Commissioner Smith, seconded by Commissioner Satorre, to adopt the findings as outlined in the staff report of August 7, 2007.  Motion carried 4-0.

 

            Moved by Commissioner Tallerico, seconded by Commissioner Satorre, to affirm the Environmental Assessment.  Motion carried 4-0.

 

            Moved by Commissioner Satorre, seconded by Commissioner Tallerico to waive Parkland Dedication Fees.  Motion carried 4-0.

 

            Moved by Commissioner Smith, seconded by Commissioner Tallerico, to approve Minor Subdivision MS07-3 and Variance V07-1 subject to the Findings and Conditions outlined in the staff report of August 7, 2007.  Motion carried by a unanimous roll call vote.

 

12.       Minor Subdivision MS07-4 and Environmental Assessment for a Tentative Parcel Map for a two lot subdivision in conjunction with the new construction of two single-family dwellings – Southwest corner of Castle Street and 3rd Avenue

           

            Ms. Naughton presented the request by Theodore Tronoff to subdivide one 5,000 square foot lot into two 2,500 square foot lots for the construction of new single-family homes on each parcel.  The existing vacant site is located at the southwest corner of Castle and 3rd Avenue and is zoned R-1 Single-family Residential with a General Plan Land Use Designation of Medium Density Residential.             Adjacent land uses include single family residences and a nursery. 

 

            The two new lots would have 25 foot wide frontages and be 100 feet deep, totaling 2,500 square feet for each lot.  The proposed lot dimensions meet the minimum lot size permitted by the Zoning Ordinance.  The applicants are proposing a 5 foot wide access easement along the rear of Parcel 2, for the benefit of Parcel 1.

 

            The applicant is proposing the construction of two single family residences.  Each will be two stories and contain approximately 2,650 square feet of living area, including a 382.5 square foot garage, which will provide two off-street parking spaces.  There is also sufficient space in the driveway for two additional parking spaces.  The resulting lot coverage would be 55%, the maximum allowed in the R-1 Single-Family Residential District.  Both houses will go through the design review process.

 

            Ms. Naughton then called the Commissioners’ attention to a revised Condition of Approval in relation to Condition #21 by the Water/Wastewater Resources Dept.  The original condition stated that the main would need to be extended north approximately 50’ along 3rd Avenue.  Upon further review, there is a possibility that the applicant can use one of three possible laterals on Castle Street.  The condition has been revised to state that upon further investigation, if one of these laterals is a viable option, then the applicant can utilize that rather than having to extend the main.

 

            Speaker:          Ted Tronoff, applicant

 

            Mr. Tronoff stated that the Conditions of Approval were generally acceptable, but felt that the Parkland Dedication fees are excessive.  This project is requiring over $32,000 in Parkland fees.  The purpose of the fee is to pay the City to buy more park space, but the current method of determining the dollar amount is not directly related to what it would cost to the City to buy park land.  He suggested that the City look at formula in the future and consider what they normally pay for park land.  Commissioner Smith asked about the fair market value and Ms. Mothershead explained that we use the latest transaction cost, the value at the time of the transaction.  In this case the purchase price was $380,000 which gave a $3.3 million per acre value.  She acknowledged that we have seen these fees skyrocket recently and perhaps there is a need to look at the system.  For this project, the fees were calculated based on the ordinance that we have. 

 

            COMMISSION ACTION

 

            Moved by Commissioner Satorre, seconded by Commissioner Tallerico, to close the public hearing. Motion carried 4-0.

 

            Moved by Commissioner Tallerico, seconded by Commissioner Smith, to adopt the findings as outlined in the staff report of August 7, 2007.  Motion carried 4-0.

 

            Moved by Commissioner Tallerico, seconded by Commissioner Smith, to affirm the Environmental Assessment.  Motion carried 4-0.

 

            Moved by Commissioner Satorre, seconded by Commissioner Tallerico, to approve Minor Subdivision MS07-4 subject to the Findings and Conditions as outlined with a revision to Condition #21 in the staff report of August 7, 2007.  Motion carried by a unanimous roll call vote.

 

            STAFF COMMUNICATIONS:

 

            Ms. Mothershead announced that Assistant Planner, Howard Lee, is taking a position with the County of Alameda.  He will be missed and we wish him well.  Commissioner Satorre thanked Mr. Lee on behalf of the City of Daly City.

 

ADJOURNMENT:

            Moved by Commissioner Tallerico, seconded by Commissioner Smith, to adjourn at 7:30 p.m.

 

                                                                        Respectfully submitted,

 

 

                                                                        Richard Berger

                                                                        Assistant Director of Economic and Community Development

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