HomeMy WebLinkAboutMin - CC - 1973.05.02+53
Burl.ingame, California
l,ray 2, L973
An adjourned meeting of the Burlingame City Council from its special meeting
of April 9, 1973, was called to order on the above date at 8:Io p.m., by
Mayor R. David Martin, who announced that this was a joint meeting with the
Planning Comnission to hear the public on the issue of future growth in the
dovrntown a-rea.
Amstrup-Crosby-Cusick-Martin
Iulangini (just released from hospital)
Present :
Absent :
Councilmen:
counciLBen:
Plann.ing Conmissioners Present: Cistulli, Jacobs, Mink, Sine, Taylor
A.bsenL: Commissioner Kindig, out of the city and corunissioner Norberg, ill
The ctlair stated that thls is the third in a series of hearings on De Leuw,
Cather & Company I s "Parking Study, Burlingame Avenue Area." The first meeting
was concenned with parking revenues and the consensus then appeared to be
that on-street meter rates remaj-n unchanged, short-term lots not be metered,
but that some systen of pa.rking charges be initiated on perimeter or long-
term lots. At the second meeting, the consultants' rceco[unendations for
physical changes in existing lots to gain aalditional long-term spaces were
debated; some proposals were accepted, others considered unsuitable, and
others referred to staff for review.
Mayor Martin read excerpts from page 2 of the consultants' report wherein
the "Future of Burlingame Avenue Area" was discussed. Conmunicatlons were
acknowledged from f,awrence H. Putman, President, Burlingaae Chamber of
Conmerce, Paul Constantino, President, Burlingame Progress Association,
Robert Thompson, Past-President, Chan$er of Commerce, and Fr.ank rngersoll,
Chairman, Citizens' off-strceet Parking Committee. The latter group, at its
meeting on April 30, L973, adopted motions to the effect that (l) Regardless
of the future of the downtown area, there is an existing serious parking
problem and the Council should proceed with multi-level structu-res on the
perj-neter of the Parking District. (2) Legislation recommended by the con-
sultants should be enacted to requ.ire develotrnnents in excess of two stories in
height or 15,O0o square feet gxoss in floor area to provide code park.ing or make
the required in-Iieu pa]-ment to the Parking District. (3) The corunlttee
endorses ln principle instalLation of meters on long-term lots on an experi-
mental basis.
The Chair explained that questions raised by Council melrl]3ers as the hearing
progresses will not necessarily be indlcative of a personal opinion but
rather an attempt to claraify a point of discussj-on. Following a declaration
of ground ru1es, the Chair opened the floor to the audience.
William F. Orr, Chairman, Parking ColEoission, stated it is the Cormissionrs
position, after lengthy deliberation, that the citizens must come to a
decision on the future of the Burlingame Avenue Al.ea before it is possij]le
to make any reco mendations on what must be done about parking, because the
volurte of parking required will be a function of the direction that growth
takes .
T-awrence H. Putman, 1547 Cypress Avenue, President, Chandcer of Co[unerce:
Debate on the future of the downtown axea should not be allowed to deter
resolution of existing parking problems. A degree of growth must be antici-
pated, \^,hether nominal or rapid; new developments are in progress, others
pending; some old buildings wiII be replaced eventually but redevelopment
need not be high-rise- In the meantime, there must be adequate, convenient
parklng to encourage such redevelolment.
Mayor Martin explained that the Council has no illusions ttrat the futulre of
the Burlingame Avenue cormrercial area can be resolved in one meeting. The
hearing was considered essential to develop an overall pj-cture of volume
CALL TO ORDER
154
and type of parking that will be needed. Additional high-rise will demand
more parking, low-density wj-ll not. The Council does not intend to delay
on-going studies of the current pa,rking situation.
Roger Duncan, 404 Prinrose Road: Ten new firms have moved into the Burlingame
Avenue aIea within the tast 30 days, representing anl.where fron $15O,0OO.O0
to $250,000.00 in inventoxy, wj-th resultant influx of people and traffic. The
parking situation throughout the entire city, including the bayshore area,
needs attention-
Mrs. John Barton, 734 winchester Drive: Filed petitions \"rith the City Clerk -
139 sheets, apploximately 2250 signatures, requesting consideration to an
ordinance "to ban, liJnit, restrict or otherwise control the construction of
future high-rise type buildings. " Citizens feet strongly about retaining
the charm of the downtown area and support a low-profile concepti "low-profite"
suggests buildings no higher than four stories; at that height, developers
should be required to provj-de underground parking.
Mayor Martin exptained there is neither height nor lot coverage restrictions
in the downtown area. This is true in all commercial districts with the
exception of C-3, a district geared to professional developments h'ith
amenities of setback and landscaping. He noted there has been no reference
to bulk and asked for reaction to a six-story builaling in the downtown area
covering 3OB of the 1ot, as opposed to four stoxies and 100t coverage.
MI:s. R. A. McNeill, 14II Sanchez Avenue: Height and bulk are equally i]nportant
and the people expect consideration to both.
Robert Ohlson, 211 Occidental Avenue: The key issue appeans to be the function
of the downtolrn corununity. In a city such as Burlingame, with a population
in the 20,000 to 3O,0OO range, the basic need is for day-to-day services,
dentists, doctors, barbers, pharmacists, and the like. Control-led density
is the major factor for preservation of the area in its present statei pro-
fessional developers should not be encouraged to come in.
ChaJiles Nolan, 221 Victoria Road: Three stories in an a.rea of service shops
would appear to be appnopriate, trading off hej-ght for reduced lot coverage
may not be sensible. Perhaps merctlants would consider installing awnings
from their entrances to parking areas as a method of protecting customers
fr.om the elements anal conteracting objections that existing parking is incon-
venient. Rather than double-decking core 1ots, parking should go underground
if the Parking District is expanded.
Edwin Taylor, 7Ol Burlingame Avenue: crovrth in san Mateo County has continued
at a rapid pace since the early part of the century. Iihile the xemainder of the
county continues to grow, this city should control or stop growth so that j-ts
cit1zens can circulate on their own streets-
Theodore Bhnnberg, owrler and developer of property within the Pa-rking District:
Rather than establish height liritations in stories, a better rray miqht be
maximum height in feet, thereby allowing for varying ceiling heights in
different types of conmercial uses. A building of 45 feet would not be an
objectionable high-rise but a suitable additlon to the communj-ty and a practj-cal
tax paying item. The city derives substantial revenue from j-ts commercial
areas. walgreenrs, Safeway Stores and the Crocker Bank Building, for example,
help support city schools but do not generate school-age popul-ation. The
city's rustic charm should be maintained but, hopefully, there can be relief
of existing parking congestion and a happy medium between no building and
unlj$ited building to foster reasonable, progressi-ve growth.
Councllman Cusick stated that De Leuw, Cather ma.].e reference to the Crocker
Building and their statistics indicate there is a deficiency of I43 spaces on
this property, resulting from the exelnption systeln inaugurated irhen the Parkj-ng
D.istrict was formed. she noted that 143 spaces at S45OO.00 per space represent
a cost of $643,000.00 that someone must pay to make up the deficiency that this
one buildinq created in the Parking District. Considering the city's low
155
Councj-Iman Amstrup stated there appear to be conflicting views, some favor
low-profile service shops, othens, office buildings. He asked if the people
want a combination of both or pri:narily retail corunercial uses.
Anthony Spare, 137 Costa Rica Avenue: The area should be service oriented
for the residents rather than a center for employment of people from outside
the city. The residential charm of Burlingame should not be destroyed by
speculative land developers.
TeEence J. ciomi, 1600 Forest view Avenue: Buildlng height should be
restricted to one or two stories, office buildings discouraged. The variety
of small businesses in Burl.ingame can provj-de all of the service needs of the
con'munity.
M.rs. Dennis Huajardo, 1400 Colunucus Avenue: In order to maintain the
character of t]le city, each prcoj ect should be reviewed by the Planning
Commission and City council, especially in the downto\dn area and Broadway;
architectural controls should be initiated and the Spanish design exploited.
PauI Constantino, member of the Parking Cornrnission: Retain 1ow-profile on
the Avenue, 40 to 50 feet maxiinum building height, improve apartment areas
on periphery, require every commerclal building to be self-contained as to
parking .
Mayor Martin noted that in R-4 aparhnent district adjacent to the downtown
area the buildings can go to 75 feet. He asked whether that height should
be maintained or reduced. Mr. Constantiao reported he had not considered
this but was convinced that a business distnict will never survive unless
there are customers.
Mrs. Philip Caulfie1d, 121 Pepper Avenue: fnstead of providing additional
parkj-ng, thereby inviting more automobiles, the Council should consider a
loca1 mini-bus service, bicycle racks ln convenient locations and encourage
1ocal merchants to furnish home delivery service.
Harry S. craham, 1555 Alturas Drive: Comnerclal services, not office bulldings;
building height restricted to three storles, undergiround parcking \^rhere there
are more than three stories. Height of apartment bui-Ldings on periphery is
not relevant to alowntown area. Existing parking lots south af Howard Avenue
should be double-deck and the Parcking District should purchase the post
offj-ce 1ot for short-term parking.
Frank Ingersoll, Chaiman, Citizensr Parking Committee: The comnittee has
worked ha.Id and diligently in an effort to assist the Council in resolving
parking deficiencies in the downtordn area ard supports the Chamber of Commerce
in urging that the parking studj-es continue, in order that some method can be
found whe.reby additional spaces needed at the present time can be accomplished.
I,lith respect to future growth; situations occur from time to tire that require
some remedy; the o1d city hall was one of these. ft was beautiful but had
outlived its usefulness and had to be torn down. There are other buildings
approaching that stage- In their report, Def,euv/, Cather mention a proposal
for a corsnerciat develolment in the first block of Burlingame Avenue off
California Drive on the north side. This would appear to be major redevetopment-
property tax rate, and annual taxes paid by this project, it could take as
long as 94 years for the developer to pay for the parking alone, without one
cent going to support police or fire services.
Robert H. Brovm, 3008 Arguello Drive: Each prioperty in the Parklng District
should be assigned a cextain numben of parking spacesi where the need arises
for additional spaces, these should be provided according to code, on site,
less credits for previous contributions to the District; J-f on site is
impossible, substitute pa-rking should be provided on another site within a
reasona.ble alistance, or the developer make a contrilcution to the District.
This could have the effect of discouraging major develolrnent but not harm
the t)?e of businesses consialered suitable in the downtown area.
456
In considering nely zoning regulations for the dovrntown area, perhaps the City
Counci.l shoul-d bear in miod that old bui.ldings will be replaced by new and
there may be instances where the city council should have the authority to
make discretionary decisions, to study a proposal with a view of determining
what j-s desirable and beneficial for the corununity.
Mayor Martin conmented that the suggestion ind.icates there may be occasions
where the Council should consider the Planned Unit Develognent approach.
RECONVENE
Following a recess at 9:55 p.m., the Chajr reconvened the meeting at IO:I5 p.m.
Mayor Martin, in conmenting on the issue of height ljmitation, explalned he
was not necessarily taking a position one vray or the other. He pointed out
it has been fairly well established that once thexe is a height lirit, the
maxi:num becomes the min jmr:rn. There have been suggestions that building height
be restricted to three or four stories, or 45 to 50 feet. Constructions costs
per floor become excessive in three or four-story buildings, because of
elevator installationsi a two-story building is not practical, the second floor
is usually marginal because of access. In buildings overc one story, ordinari-ly
some forrn of office use exists and if the idea of office use is not popular, then
the peopLe may wish to reconsider the height factor and remain vrith single
Story retail shops. He pointed out with respect to medical buildings that the
trend appears to be away from the center of the city toward Peninsula Hospital.
Lester Gunther, Jr.,333 Chapin Lane: It is evident from the corunents that
ttre majority prefer low-rise and one-story should probably be seriously con-
sidered. other cities that adopted this pattern have been successful, Carmel
is a classic example- Buxlingame should attempt to follow Carmel rather than
the high-rise, alensity situation in the City of San Mateo. Whatever direction
the cityrs future growth may take, parking lrilL be needed and the residents
cannot expect developers or landlords to build singIe-story builtlings and
provide parking, economically, this witl not work. The citizens of Burlingame
have a vested interest in the prosperity of the business community, the
general tax rol]. helps support parking, but the people benefit from j-t aIso.
Marie W. Graham, 958 Ctrula Vista Avenue: If parking were improved at Broadway,
this would help relieve congestion at Burlingame Avenue. The Council and
Southern Pacific ccmpany should be able to arange sone mutually satlsfactory
agreement for free parking on the strip north from Burlingame Avenue.
David Keyston, 1452 Eloribunda Avenue: An owner or developer should be
required to provide adequate parking, in one way or another, at his expense.
The Crocker Building polnts up the probfems that can be created in a downtown
area where every project is not self-contained as to parking. Mayor Mar.tin
is corect when he states that a height liritation turns out to be the height
to which all buildings a-re built. The question arises whether the city will
be better off with four-story buildings anal 100t ]-ot coverage, or five or six
stories and restricted coverage. Carmel does not have a one-story lirit,
recent develolxnents a.re two and three stories, usually with undergrounal parking,
requirements for open space, and the anenities of landscaping and patios,
create an .indoor-outdoor atmosphere throughout the shopping area and perhaps
some of these features can be incorporated in Burlingane's studies. Hopefully,
there can be a procedure that will allow some flexibility in architectural
design but maintain City Council control of what will be perrnitted; perhaps
the Planned Unit Developnent type of classification will accomplish this.
Mayor l,lartin Stated that the question was raised during the recess as to the
nature of the parking probl,em. According to De Leuw, Cather, there is a
shortage of long-term spaces and a surplus of short-term; however, the
situatlon is complicated to the extent that long-term is defj-cient in some
locations and, in others, the supply exceeds the needi simllar conditions
apply to short-term spaces. He discussed the systen of exceptions and
exemptions adopted prior to formation of the Parking District, whereby
merchants and property or.lners were not required to supply parking, and explaj-ned
that the District probably woulal have failed without the system of exeBrptions.
457
Because certain owners took credits against their assessments, they find
themseLves in the positlon now of not being able to improve thelr ProPerties.
Safeway stores ls one, and if a methotl cannot be developed for them to pay
into the District, against credits taken years ago, the city may be faced
with the prospect of Losing the Safevray operation. Two of the newest develop-
ments in the dovrntown area, rrhere crealits were never taken, volunteered in-lieu
payments to the Parking District to be used for acquisition of parkj.ng spaces-
In sone cases, it is impractical to require an owner to provide pa-rking where
there is a he.iqht limitation and perhaps a procedure can be develoPed whereby
atltlitional- in-lieu payments till, be made.
Paul Hinchcliffe, 904 Paloma Avenue, endorsed the idea of low-profile
builalings, conmented that Parking spaces aIe costly and asked how atlditional
park j-ng wiII be financed.
Councitran Cusick stated that the Citizens Parking Study conmittee, in its
letter filetl with the council, endonses the consultants t proposal that
developments two stories or under, or with less than 15r0oo gross square
feet floor area, be exempt from code parking. She pointeal out that 2o8
properties within the Parking District did not take credits and would be
eligible for such exemptions. This could result in millions of dollars of
parking costs to be financed somehow. she asked if there welce alternative
methods of repaying the people who alitl not tahe credits. To give all the
same value in credits is not reasonable, because the amount of the original
credits probably varied from property to property.
Mayor l'lartin and !,1r. lngersoll, responding to Councilman cusick, explained
that the bond counsel and the consultants felt that the 15,000 sguaJle feet
fonnula was reasonable. The bond counsel inalicated he could not defend a
position less than this. AaLnittedly, there is a problem, it must be resolvedi
orvners who paial their asses$nents have legal rights incurred many years ago.
councilman Cusick stated the taxpayers can refuse to pay for parking out of
the general fund. l'layor Martin noted that the city contributed one-third
of the cost of the Parking District, and the renainder was paid by property
owners within the District.
Charles !{. Mink, vice-Chairman, Planning Conmission, explained that the
Comission has no formal statement to make but he has been delegateal by the
me[lbers present to make some conments. There is agrceenent that developers
should furnish proper parking for their sites and consideration given to
percentage of Lot coverage. Lot coverage becomes critical in a compacted
area such as Burlingame Avenue, lirited land area should determine land use
and land use will alictate amount of parking. Parking requirements could be
based on dj-fferent types of uses in a buj-lding; street or ground-floor usage
for walk-in type activities might require a total-Iy different approach than
special uses permitted on second and third floors. If there a.re to be
parking structures, special consideration shoutd be directed to architectural
controls--appearance of structure and surrounding a.rea. An item of concern
to the Conrnission is the kind of entry into the downtown parking area.
Burlingarne Avenue has residential zones in close proxi:nity and other forms of
corunercial zon.ing; these have a profound effect on flow of traffj-c into and
out of the shopping area and on overall parking needs.
Councilman Amstrup stated that sone of the pa-rking prcobl,ems may be alleviated
as a result of the meter maids, their patrols shoutd have the effect of
forcing long-term parkers away frqn the shopper lots and the cj-ty may find
there is more parking available than presently indicated. He recornended
that the idea of a joint parking lot with Southe.rn Pacific Conpany be
pursued.
In srmmarizing the discussi-on, Mayor Ma-rtin stated it is apparent that the
residents prefer the downtown area to remain basicatly unchanged.
In thanking the Planning CorEnissioners for their interest and cooperatj.on,
Mayor Martin stated that Council and the Cqnmission wil-l work together in
an attempt to develop some type of zonj-ng contxols that will be acceptable
to the community.
,158
ADJOURNMEIflI
The meeting was adjourned at L1:10 p,m,, to reconvene on wednesday, May 23,
1973, at 8:oO p.m. to consider type of parking structures and methods of
financing.
RespectfuLly submitted,
H er K l-City Clerk
APPROVED :
R. D frlr Mayor