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Min - PC - 1958.06.23
16 CITY OF BURLING ME PLALNNING C:OMPLIESSION CUMEISSIONER.S PRESENT Diederichsen Finger Henderson Martin Norberg Stivers CALL TO ORDER MINUTES COMMISSIONERS ABSENT Kindig Regular meeting June 23o 1958 WhERS PRESENT City.6ttorney Karmel City Engineer Darr Plano Cons. Mann A regular meeting of the Burlingame City Planning Commission was held on the above date. Meeting called to order at 8:00 p.m. Chairman Martin presiding, In the absence of Secretary Kindig, Commissioner Diederichsen was ap- pointed secretary pro-temporea NiMUTES PREVIvUS bEETING The minutes of the regular meeting of May 26, adjourned meeting of June 9 and study meeting of June 9, 1958© were approved as submitted to members of the Commission PUBLIC HEARINGS: Public bearings, scheduled in conformance to appropriate procedure, were conducted on the following: 1. RESUBDIVISION - Parcel B. Block 7. Mills Estate No. 3 Subdivision. An application, proposing to resubdivide a portion of the property of the California Teachers Association, was submitted to the Commission for formal action. The resubdivision proposed to establish Parcel "H" with frontage on Trousdale Drive, Chairman Martin requested comments from the City Engineer and the Planning Consultants City Engineer Marr referred to a "proposed 5 foot public utility easement" - designated on the map at the southerly boundary of Lot H m and questioned the status of said easement, pointing out that provision must be made for a sanitary sewer system to serve the remaining undeveloped portions of the Teachers' property fronting on Ogden Drive. Mr. Marr requested that the matter of a properly recorded public utility easement be resolved prior to acceptance of the map. Planning Consultant Mann reported that from information he had received the purchaser of Lot H was aware of a reservation upon his property for the easement. Mr. Dann stated that in his opinion the proposed resub- division was in order. Chairmen Martin recognized Mr. Legore of Cold.well-Banker Company, who PC 6.23-5% identified himself as an authorized representative cis the California Teachers Association. Mr. Lenore advised that the sales agreement executed between the property owners and the prospective buyer pro- vides for recordation of the easements as it appears upon the map, at the time of transfer of title to the property. Mr. Lenore stated fur- ther that should the future pattern of development prove the easement unnecessary appropriate measures would be taken for its abandonment, The City Engineer thereupon expressed approval of the resubdivision. There being; no objections heard from the Commission, a motion was in- troduced.by.Commissioner Henderson that the resubdivision of Parcel B, Block 7, bills Estate No, 3 be approved. Potion seconded by Com- missioner Finger and carried unanimously on roll call of members present., 2. HESUBDIVISION a Portion of Lot 28 Block 1, Unit No. 1, Hillsdale Industrial Park. A proposed resubdivision of a portion of the property of the H.A.G. Corporation was submitted to the Commission for formal action. Said resubdivision proposed to establish Parcel "f" with frontages on Broderick Road and Rollins Road. Questioned by the Chair concerning the map submitted by the applicants, City Engineer Harr indicated his approval, contingent upon there being a properly recorded easement for purposes of over -head power lines into Parcel " f" o Jaok Dovey, engineer, representing; the property owners confirmed that the preliminaries to recording said easement were under way and re- cordation would be accomplished as soon as possible. The City Engineer and the Planning Consultant, stating no objections„ a motion was introduced by Commissioner ?ix4;er,, $seconded by Commissioner Henderson that the resubdivision of portion of Lot 2, Block 1„ Unit No. 1, Millsdale Industrial Park be, approved. Motion carried unanimously on roll call of members present. 3. VARIANCE @ John A. Gellman re: Proposed enlargement to Burlingame Nursing Home. A hearlrk� was field on the request of John A. Gell.mann for a variance to remodel the property located at 1012 El Camino Real ® used for the operation of the Burlingame Nursing Home a by removing a wooden accessory structures and constructing a cement block addition to the main building, A prepared statement in support of the request, also a plot plan, Was submitted by the applicant and accepted for filing with related papers. In reply to Chairman Martins inquiry concerning the appropriatness of the variance procedure in relation to the use, the Planning Consultant advised that the use is non -conforming in an R-3 zone, necessitating a variance to legalize the enlargement proposed by Mr. Gellmann and, at the same time, permit the operation to continue in its present location. A letter dated June 9, 1958, from Fire Chief Reginald E. Moorby advised -2- that the new construction to be undertaken by Mr. Gellmaau. Vaould greatly Increase the fire safety of the property as well as neighboring properties The communication was accepted for filing. Commissioner Finger, through the Chair, requested information from the ap- plicant concerning parking requirements and a Alable facilities. In reply, Mr. Gellmann stated that at the present time there are 8 park- ing spaces and past experience has proved these to be more than ample,, providing sufficient parking for tKe staff members whose cars are on the vremises, as well as visitors. Mr. Gellmann advised that should the need arise, parking areas would be made available in the front and along one side of the property. Questioned by the Commission regarding the type of construction for the new building, Mr. Gellmann stated that local and rotate laws regulating hospital structures apply. Lommissioner Stivers, expressing sympathy with the need for licensed nursing homes, maintained his stand in opposition to business establish- ments along the E1 Camino Real. A letter dated June 3a 1958, from Jack Poisniek, H.D.,, 1740 Plarco Polo lay, advised that as a medical peactitioner and as Eva?!uatinF Physician for the Medical Social Service Division of the San Mateo County health and Wel- fare Department, he had on numerous occasions visited the Burlingame .+cursing Home and at all times found the operators conscientious and cooperative. The communication recommended, without reservation,, that the applicants be authorized to expand their facilities. Commissioner Henderson through the Chair questioned the Planning Consul- tant concerning the existence of conditions of hardship which would justify approval of the variance application. Mr. Mann replied that while the application possibly did not meet the variance requirements defined in the ordinance, there was another phase to be considered, i.e.,, the good of the community„ hr. Mann stated that in his opinion it was within the authority of the Commission, in appraising an application, to determine whether or not there was a civic need or a civic advantage to be gained, Commissioner Norberg declared that he could find no objections to Mr. GellmannPs destre.to improve his property and,, with adequate parking facilities, the operation, in his opinion, was appropriate to the El Camino Real. Chairman Martin requested comments from the audience. John M. Fisch, resident of 1011 Capuchin Avenue, advised that his home abuts Mr. Gellffann°s property at the rear. He stated his position in favor of the improvements providing that there was no interference with his privacy nor property rights. In reply, Mr. Gellmann advised that the building must meet the require- ments of the city°s ordinances and expressed assurance that there was nothing contemplated in the operation or character of.his proposal to -3- disturb neighboririg properties, Commissioner Finger roved that the application be granted subject to a restriction limiting the number of patfents to a maximum of 22 and pro- viding that ti.ere be no less than eA;it 8 ) o!' ='ctlectpar.an; spaces o Motion seconded by Commissione Nor berg and carried on the following roll call vote: Ayes: Commissioners: Diederichsen, Finger, henderson9 Norberg, Martin Noes: Commissioners: Stivere Absent: Commissioners: Kindig Chairman Martin advised the applicants that the variance was granted, pro- vided that no appeal was received prior to Tuesday, July 8, 1958, The hearing was thereafter declared concluded, 4e VARIAACE - David A. Nicalaides in re: Lots 5 and 6. Block 8, Burlingame Gardens Subdivision, A public hearing was held on a variance application submitted by David A. Nicolaides, concerning two lots located on Larkspur Drive, westerly from the intersection of Bayshore Boulevard, and designated as Lots 5 and 6. Block 8, Burlingame Gardens Subdivision, (Mr, Nicolaides originally appeared before the Commission at the study meeting of June 9D 19580 and requested permission to resubdivide said tote, in order to legally apply a small corner piece from Lot 6 to Lot 5e In reviewing the map at the study meeting, Commissionert dis- covered that the combined street frontage of the two lots was less than the minimum standard of 50 feet per lot established by city ordinance, Mr. Sicolaides was advised that he must apply for a variance and his application would be considered under that procedure.) Chairman Martin recognized Mr. Hicolaides, in attendance, who addressed the Commission and explained that he had recently purchased Lot 5 with the intention of constructing a four -unit apartment building. Subse- quently, it was determined that a previous resubdivision (1953) had transferred aapproximately 23.94 feet from Lot 5 to Lot 6, resulting in there being insufficient land area to accommodate the proposed building with proper side line set -backs and easy access to the garages. Mr, 141colaides pointed out that under the present resubdivision, Lot 5 would acquire a total street frontage of 52.44 feet and the necessary land would be made available for his purposes. Questioned by the Chair, Planning Consultant Mann explained that the two lots, in spite'of being ill -formed, must be recognized as existing lots and the application at hand was an attempt at improving one parcel, City Engineer Marr advised that the map was mathematically correct. In further comment, Mr. Marr pointed out that the two lots could not be made to meet the ordinance requirements for 50 foot street frontage, there being a total frontage between the two lots of 89 feet. Chairman Martin invited commentsfrom the audience. Mr. C. Bo England, 921 Larkspur Drive, spoke in opposition to the ap- plication. fir. England maintained that there was insufficient area in _ a4e the proposed location to accommodate a multiple Unit. In addition,, there would be considerable increase In automobile traffic in a nei''.hbor hood already beset with traffic problems, Mr. P,, Roth, 913 Larkspur Drive, sustained the remarks of the pre vili o s speaker. For the information of those in attendance, Chairman Martin pointed out that the issue before the Commission was one of lot frontage and not a question of the proposed use. The property was zoned `apartment" Commissioner Norberg stated his Objection to the lot lines proposed and suggested certain revisions to accomplish a "more reasonable resubm diviaion" , In reply, Mr. Nicolaides advised that the proposed resubdivision became a matter of record in the probate of the former owner's estates It would be a complicated procedure should it become necessary to revise the map, A motion was introduced by Commissioner Finger that the variance be granted, thereby establishing the lot lines as designated in red on the map submitted, and conveying to Lot 5 a street frontage of 52.44 feet and to Lot 6 a street frontage of 3.-12 feet - Block 8, Burlingame Gardens Subdivision. Motion seconded by Commissioner Henderson and carried on the following roll call vote: Ayes: Commissioners: Diedericheen, Fln6er, Henderson, Martin, Stivers Does: Commissioners: None Abstain Commissioners: Norberg Absent Commissioners: Kindig Chairman Martin advised the applicants that the variance was granted' provided that no appeal was received prior to Tuesday, July 8. 1958., The hearing was thereafter declared concluded, 5. R.&CLASSIFICATION 9 Lots 10, 11 and 12,, Block 10, Burlingame Land Company Subdivision from F�-4 District to C-1 District., A hearing was held on an application, submitted by Dorothea Jean Cock- croft, Gs W. Douglas Carver and Flarshal ho Fisher, requesting a rezon- ing from Fourth Residential to Retail Commercial of three lots situated on the southeast corner of the interdection of El. Camino Real and Bellevue A venue o Communications were read from the. Burlingame Chamber of Commerce Board of Directors, Burlingame Investment Company and better Burlingama Association endorsing the proposed rezoning and requesting favorable action by the Commission. John Cockcroft, Burlingame realtor, appeared to represent the applicants. Mr. Cockcroft advised that the reclassification was, requested bo provide a site for construction of a super -market building End parking area to be used by Mayfair F;arketsD Inc. Mr, Cockcroft -submitted preliminary drawings and elevations and pointed out that the use would occury approx- 05® ,matey, 24,000 square feet, extending lfr= Bel.iF:vuo Avenue throw, 40 Chapin Avenue. The lots facing on Chap_=_n Avenue, lrepr•eseati.n6, one third of the area, are zoned for commiercial use,, Mr. Cockcroft stated that the buildiraC; would sit. back approximately 125 feet from the 61 Camino frontage, with ingress sand egress driveways on Bellevue and Chapin Avenues. In describing the parking facilities, Para Cockcroft stated that a larger area would be provided and more cars able to be accommodated than at the Ducky Market located in Burlingame. A masonry wall was proposed to shield the vice, of the truck loading zones from the street The point was rmade t ,at the property is bounded by commercial zoning on Chapin Avenue and the building housiz_ the headquarters of the American Red Cross on Bhlleirue Avenue. In concluding his remarks,, hr. Cockcroft stilted that it was -the opinion of the owners that the large commercial enterprise proposed for the properties would be of greater value to the community than should the parcels be individually developed by the separate owners. Proponents were invited by the Chair to speak. There being none, the Chair invited opponents to speak. Earl Garrison, owner and resident of an apartment; house located at 1445 Bellevue Avenue, submitted to the Commission a petition signed by approximately 90% of the property owners on Bellevue Avenue protesting the application. Mr, Garrison advised that the petitioners were unanimous in their op- position to the encroachment of commercial zoning; into the residential sections of the City. Mr. Garrison pointed out that the super -market with the accompanying increase in automobile traffic, truck deliveries and other activities inherent to the operation would result in injury to neighboring properties and destroy the residential character of the area. In conclusion, Mr. Garrison urged that the properties remain in their apartment zone for eventual use as such and that commercial uses be confined to the locations provided for their development under the City°s established zoning pattern, C, Coolidge Kreis, director of 5t. Paul's Episcopal Church and R. Moyer, vestryman, stated that the church was in opposition to the application on the grounds that the proposed use would be detrimental to their properties and a disturbing factor during the hours of religious services, nro Kreis maintainOd that the properties could be profitably developed for apartment use. In reply to the Chair, Planning Consultant Dann advised that he had given considerable thought to the reclassifications A prepared statement was read in which Mr.- Mann cited the pros and cons of the matter. The conclusion was made that the advantages resultinE; to the community from the proposed use would out -weigh the disadvantages. Mr. Dann reported that he had discussed the application at some length with the City Attorney concerning ways and means of controlling the property and assuring that the use would be as depicted. It was their -6- Joint recommendation that the application be oons:ir?e ' e d j..d_'2G(?P t.t4ln variance method Q as opposed to out -right rezoning - t..e reby inve s C. ,-ag In the Commission the power to regulate and limit the use. nr. Mann - suggested that upon completion of construction ttie nc-cessary steps be taken to effect the reclassification of the properties. In reply to Chairman Martin's inquiry to the applicant concerning the recommendation of the City Attorney and the Planning Consultants Mr. Cockcroft stated that a variance would be acceptable. The following persons in attendance protested the application, stating that the location was not suitable for the propoBed use; LeRoy Preston, 1441 Bellevue Avenue; Lien Anderson, 1460 Bellevue Avenue, J. L, Mathias,, 1435 Bellevuue Avenue. Comments in favor were made by: Bruce F{irkbride, local business man, who stated that he spoke as the representative of a group of owners of commercial properties located on Burlingame Avenue and Lorton Avenue, Mr. Kirkbride stated that he felt the project would be of value to the City's.tax structure and bring benefits to home owners and business owners alike. John Mack, President Burlingame Chamber of Commerce, recommended that the properties be permitted to be developed as a single unit. Chairman Martin requested comments from members of the Commission. Commissioners Henderson and Finger stated their preference for hearing the application as a variance and declared that the single development of all of the properties appeared to offer the highest benefits to the community. Commissioners Norberg, Diederichsen and StiverB indicated opposition, pointing out that the suggested use was not desirable along the "U Camino. Chairman Martin stated that in his opinion the market would be less of a problem in the neighborhood than a large apartment building, which by reason of the constant in and out traffic of the occupants could bring traffic aiid parking congestion. A motion was introduced by Commissioner Henderson to continue the hear - Ink, to the meeting of July 14, 1958, to permit the applicants to prepare revised drawings offering an improved plan of use for the property. Motion seconded by Commissioner Diederichsen and unanimously carried. Chairman Martin suggested to the applicants that the truck loading zones be relocated to the Chapin Avenue frontage and that a greater area of the property be landscaped. The hearing was thereafter continued to the meeting of July 149, 1958. CyMhUNICATIONS 1. Burlingame Town and Country Realty in re: Tract Office, E1 Quanito Acres. A letter dated June 3. 1958, was read from the Burlingame Town and Country Realty Company requesting; permission to operate a real estate, a7m • $ tract office on the proDerties of El Quanito Acres Chaircian Eartin com4mented that there appeared to be a sales office and architect's office in operation on the site at the present time There being no one in attendance to represent the applicants, a motion was introduced by Commissioner Aorberg, seconded by Commissioner Hender- son that the matter be continued to the meeting of July 14, 1958. %lotion carried unanimously. A letter was directed to be written to the applicant advising of the action of the Commission and requesting their attendance at the ti,®e of tree hearing. PdTITIONS 1. TEATATIVE MAP 0 Darius Park Subdivision. The tentative map of Darius Park Subdivision,.a proposed residential development of approximately seven acres located to the north of the canyon area in the upper Mills Estate, was submitted to the Commission for formal consideration. ,Jack Dovey, engineer, representing the developers, advised that the map was identical to that previously submitted at: the study meetings of May 12 and June 9. 19580 A letter was read from Trousdale Construction Company outlining their agreement to give the canyon area to the City and to make certain minor improvements, all of which were described in their letter. The communication was accepted for filings The City Engineer and the Planning Consultant, indicating no objection to the map, a motion was introduced by Commissioner Henderson that t}ie Tentative -Nap of Darius Park Subdivision be recommended to the City Council for acceptance. Potion seconded by Commissioner Norberg and unanimously carried, 2. TSdTATIVE hAP ® East Millsdale Industrial Park. A tentative reap of a proposed industrial development, lying between the Bayshore Freeway and the San Francisco Bay, and extending southerly from the Millbrae -Burlingame line, was submitted to the Commission for formal consideration. Jack Van Zandt, engineer, representing the developers, outlined plans for filling an approximate S5 acres of inundated land, which extend into the waters of the Bay. Mr. Van Zandt advised that filling opera- tions are expected to commence in Millbrae within ten days to two weeks. The drainage system and street pattern were described and it was pointed out that in compliance with suggestions previously made by the Commission, the main street, ailbreth Road, will be 34 feet wide,, curb to curb, with the cross streets widened to 38 feet. Mr. Van Zandt pointed out that there will be sidewalk on one side and tree planting spaces provided on both sides of the right of way.' Janes Brett, Coldwell=Banker Company, real estate brokers, spoke con- cerning the 60 foot lot frontages and advised that this size facilitates the sale of the land in parcels which are most desirable to potential -8- 0 . % buyers and eliminates the possibl%lity £a,' and the resultant costs coal- nected with resubdivislons, After some further discussion concerning the geneeral developw :nt of tne area, a motion was introduced by Commissioner Henderson that the Tentative Map of East Hillsdale. Industrial Park be recommended to the City Council for acceptance. Motion seconded by Commissioner Stivers and carried on the following roll call vote: Ayes: Commissioners: Finger, Henderson, Norbergo Stivers Does: Commissioners: Martin Abst�C.ain Commissioners: Diederiehsen** Absent Commissioners: Kindig **Commissioner Diederiehsen explained that he preferred to abstain be- cause of reluctance ' to condone the establishment of 60 foot lots in an Industrial district,, AEW BUSINESS 1, Election of Officers: Chairman Martin announced that this was the time for election of Commission officers for the ensuing year and nominations were in order, CHAIRMAN: Commissioner Martin nominated by Commissioner Henderson, seconded by Commissioner linger and unanimously elected, VICE CHAIRMAN: Commissioner Stivers nominated by Commissioner Finger, seconded by Commissioner Diederiehsen and unanimously elected. SECRETARY: Commissioner Kindig nominated by, Commissioner Hender- son, seconded by Commissioner Norberg and unanimously elected, Elections were thereafter concluded and declared offiolal� A DJOURNIZN T There being no further businessv the meeting was regularly adjourned at 11:35 P.M. �q� Respectfully submitted, Everett K. Kindig Secretary