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HomeMy WebLinkAboutMin - PC - 1963.04.30CITY OF BURLINGAME PLANNING COMMISSION COMMISSIONERS PRESENT Brauner Cistulli Edwards Kindig Norberg Stivers CALL TO ORDER COMMISSIONERS ABSENT Moore April 30, 1963 OTHERS PRESENT Mayor Johnson City Attorney Karmel City Planner Mann City Engineer Marr An adjourned regular meeting of the Burlingame Planning Commission, from April 22, 1963, was called to order on the above date at 8:05 p.m�- Chairman Kindig presiding. ROLL CALL In the absence of Commission Secretary Edward Moore, Commissioner Cistulli was appointed Secretary pro tempore. The above -named members answered roll call. Commissioner Moore, absent due to a business commitment, was excused. PURPOSE OF MEETING Chairman Kindig announced that the meeting was called for the sole pur- pose of conducting a public hearing on the variance applications of the Burlingame Shore Land Company, as related to a proposed high-rise apartment development on a parcel of 13.2 acres, bounded by Bayshore Boulevard, Carolan Avenue and Industrial Way. The City Attorney, at the request of the Chair, summarized proceedings to date and explained the position of the Commission, as follows: The applicant's request for reclassification of the property is presently before the City Council without recommendation from the Planning Com- mission, as the result of a tie vote by the Commission at the conclusion of a public hearing. When the matter came before the City Council for hearing, Council took the position that the variance requests are an integral part of the pro- posal, to be considered with the application for reclassification, and returned the matter to the Planning Commission with directions to con- tinue to a conclusion ft hearing on the variances and report its action to Council. The City Attorney explained that in the event the Commission shall ap- prove all or any part of the variances, such approval would be con- ditional upon favorable action by the City Council of the rezoning. Any action taken in the present hearing shall in no way reflect upon the Commission's action on the rezoning. on a procedural point concerning the voting privilege of a member who was absent at the time of the preri.ous hearing, it was the ruling of the Chair that said previous hearing was confined to, the reclassification application, therefore, all Commissioners in attendance on this present occasion may participate in the hearing and vote. Following an announcement by the Chair th07Nuld appear to be no purpose served by reviewing the entire project, Cyrus J. McMillan, attorney, representing the applicant, was invited to proceed with his presentation. Mr. McMillan referred to questions raised by the City Council at the meeting of April 1, to a communication from the City Engineer to the Planning Commission, dated April 19, and to a summary prepared by the City Planner dated April 8. Mr. McMillan stated that on the assumption that the City Council will approve the reclassification of the 13.2 acre parcel from M-1 District (Light Industrial) to R-4 District (Fourth Residential Multi -Family), the developer submits as follows: Land Use between Industrial Way and Broadwa 1:. Land owned by Burlingame Shore Land Company to be improved and developed for office use a as indicated on the scale model of the project, subject to many contingencies, including reconstruction of the Broadway overpass. It must be recognized that the applicant does not control all of the properties on the block. Installation of central or recreational area. Project will probably take fbur to five years to complete. Plans call for two buildings in the first phase; at the time of their completion, common atess to be installed. UTILITIES: Water: There appears to be sufficient flow., If the developers are in by the City Engineer that there is need for additional mains or appurtenant facilities, the applicant would bear the expense. Water lines for the entire project would be installed at the time of the first phase of the development. The City Engineer reported that the proposed installation will have no bearing on the water pressure in the Mills Estate and Burlingame Hills. This is an entirely different source and system. Sanitary Sewers: There appears to be no great problem. The City Engineer advised that at the present time there is a study underway for enlargement of the Treatment Plant, which must be accomplishe in the very near future, regardless of the present proposal. The project may hasten the need for the expansion. The City Engineer stated that he has made no comment concerning a con- tribution from the developer toward the cost of the expansion. Mr. McMillan declared that the developer should not be required to bear any part of the cost. The apartment buildings will not be completed for four to five years, therefore will not prove a sudden burden upon the facilities. -2- Drainage: Project engineers are negotiating with.the City Engineer to provide suitable drainage facilities through the property to Sanchez Creek. _ The City Engineer advised thatthe plans are generally satisfactory. Reference was made to a point raised in the City Engineer': report of April 19 concerning a flooding situation on Broadway - westerly of Rollins Road on the.southerly side of the street:. Mr. McMillan advised that the developer has agreed to correct the con- dition. The City Engineer stated that this situation will be resolved with the project engineers. TRAFFIC Mr. McMiIlan maintained that any development on the property will generate traffic and contribute to existing traffic congestion. Mr. McMillan referred to a proposed reconstruction of the Broadway grade - separation structure, should a city -County Highway bond issue be voted in June and advised that the plan prepared by George S. Nolte, Engineers, indicated that the structure would cross a small section at the northerly corner of the project. The City Engineer and the City Planner stated that plans prepared in connection with the proposed bond issue are preliminary. There is no definite knowledge of who will engineer the project nor of structure alinements. The City Engineer stated that it is possible for initial construction at the northerly end of the property to work a hardship on the city by obstructing the most economical and practical alinement of the grade separation structure. Mr. Person stated that construction will not start before January or February, 1964. If the bond issue is successful, conferences with the construction engineers will be inevitable. STREETS Carolan Avenue: The developer will contribute to an assessment district to improve Carolan Avenue from.Broadway to Toyon Drive - each property owner with frontage on the street to be subject to assessment, The developer does not intend to imply that he will install the structure crossing Sanchez Creek for the full width of Carolan Avenue. This should be a part of the overall improvement of the street. Bayshore Boulevards Will be widened 10 feet at the frontage of the project, at the expense of the developer, to provide stacking lanes for ingress and egress from the apartments; sidewalk, standard curbs and gutters to be installed. An additional easement will be granted the city for an existing 2401 sanitary sewer, now within the property of the developer. .-3- The City Engineer advised that 10 feet on Bayshore Boulevard will help circulation of traffic in and out of the project. There are no plans at the present time for widening the remainder of the street. Industrial Way: Will be improved to city specifications and dedicated —as a public street. RECESS A recess was called at 9:30 p.m. -CALL TO ORDER The meeting was called to order at 9:37 p.mo, by Chairman Kindig. Mr. McMillan referred to specific variances for which application is made: 1. —Height: Gross height will not exceed 150 feet. Code requires 6 stories and 7S feet. 2. More than one residential buildinper lot: Four to five parcels have been combined into one large parcel under one ownership. It is not intended that the property shall be divided into ten individual lots. 3. No separation between principal buildings and garage structures, 4. Uncovered or open parking in excess of code requirements. Less parking spaces than required. S. Five feet of setback on Carolan Avenue and Bayshore Boulevard. Code requires 1S foot front setback. Parking Structures and Setbacks. Mr. Edward deWolf, project architect, presented a series of diagrams of parking structures and building sites. He advised that there will be two levels of parking beneath each building - the apartments start about 9 feet above grade level. In actuality, the principal buildings are directly connected to the parking structures. It is possible to walk from any building to another under concrete cover. Open parking on the upper level of the parking structure around the perimeter of the project will be screened by a masonry grillage -type structure to a height of 3 to 4 feet. The height of the grill would be 7 to 8 feet from ground level. Five feet front setbacks will permit 8 to 9 feet of terraced landscaping to further screen the parking structure. Mr. dewolf maintained that any person viewing the project from the street would be aware of the tall buildings rather than the parking structure. The principal buildings will be approximately 40 to 4S feet from any property line. -4- Number of Parkin$ Spaces. Mr. McMillan stated that for the number of residential units proposed, (980), the Code requires 1467 parking spaces - 2/3 or 978 to be covered. The project proposes 1440 spaces - 779 covered. SCHOOLS:. Mr. McMillan referred to a communication on file from George White, Superintendent, Burlingame Elementary School District, to the effect that children from kindergarten through six grade will attend Coolidge School. Referring to number of children in residency, Mr. McMillan stated that this is a matter of opinion. Their experts project 130 to 140; the City Planner estimates 180 to 200. Mr. McMillan agreed that crossing guard service would be required for the children from Carolan Avenue across California Drive. PROTECTION: Reference was made to a statement in the summary prepared by the City Planner concerning a "high lift lifesaving platform or snorkel". Mr. McMillan maintained that it is debatable that this project alone will place a burden on the city's fire department or create a need for additional fire fighters or equipment. The City Planner advised that the subject was thoroughly discussed with the Fire Chief, who stated that the time is not too distant when the city will be required to add additional men and equipment. The pro- posed project will expedite the need. POLICE Reference was made to the comments of the City Planner in his summary of April 8. The Planner, upon recognition by the Chair, stated that additional police would be required since the number of police is actually connected to the population of a city. This project will add approximately 2000 people. Mr. McMillan presented Mr. Swanson who advised that the electronic firms of Ampex and Lenkurt were selected as a basis for comparison. It was possible to obtain actual figures; in addition, it was felt that these represented the most highly desirable type of light industry. Mr. Swanson stated that city and county tax revenue from an R-4 use of the property would probably be two to three times greater than M-1. Air. Swanson declared that the project will "more than pay for itself from the standpoint of tax revenue. =5- The City Planner, in reply to Commission inquiry expressed the opinion that such comparisons are not conclusive since certain areas can develop a great deal more tax revenue, and the area of comparison is ordinarily carefully selected. The Planner stated that residential areas of a community will require far more in tax expenditures for services from the city than industrial areas of warehouses, office buildings, etc. A sketch prepared by Mr. deWolf, architect, projected the relationship of the proposed project to developments in adjacent areas, particularly along Bayshore Highway, in the area of Hyatt House and the Keyston properties, and future recreational improvements proposed for city - owned tidelands. Chairman Kindig invited comments from the floor. A.G. Westcott, president Suburban Protective Association, spoke in opposition on the basis that the applicant has failed to meet the four conditions necessary to a variance grant. The Commission was re- quested "to control the height and location of buildings in the absence of a Master Plan and not create a precedent for favors which might be hard to grant or refuse to others". Robert Meyer, 449 Bloomfield Road, stated that the location is not proper for the use, that the area was zoned industrial to give tax balance to the city. Henry Stephens and James E. Carroll, 848 Walnut Avenue, expressed con- currence with the remarks of the previous speakers. Carl Hagstrom, 131S Alvarado Avenue, spoke in favor, stating "a project like this will put new life into North Burlingame.' C. Richard Broback stated that the project is a "'radical" change in the city's zoning plan but the applicant has failed in his presentation to prove his point that it will be an asset. In a period of discussion. Commissioners individually expressed opinions: Commissioners Norberg and Cistulli spoke in favor on the basis that the project is a desirable, well -planned type of community development. Commissioner Brauner stated that the applicant has failed to prove the four requisites for variance grants and in his opinion the location is not suitable. Commissioner Edwards opposed variance grants as spot zoning and poor planning. Commissioner Stivers stated that the applicant has failed to impress with his presentation, the project is not properly located and will change the entire image of the city. c; Chairman Kindig stated that the development may very well set an un- favorable precedent for the future development of the entire north end of the city. -. There is reason for concern in the proposed density of population. -6- Chairman Kindig thereupon declared motions to be. in order on each variance request. 1. Commissioner Brauner introduced a motion to deny the applicants request for a variance to permit 12 story buildings, plus 1 story of penthouse, 13 stories in all. Motion seconded by Commissioner Edwards. Declared carried on following roll call vote: AYES: Brauner, Edwards, Kindig, Stivers NOES: Cistulli, Norberg ABSEN,r: Moore 2. Commissioner Brauner introduced a motion that if the City Council approves the reclassification of the land that the apartment buildings conform in height to existing code requirements for R-4 Districts: 6 stories and 75 feet. Motion seconded by Commissioner Edwards. Declared carried on following roll call vote: AYES: Brauner, Edwards, Kindig, Stivers NOES: Cistulli, Norberg ABSENT: Moore 3. A motion was introduced by Commissioner Norberg approving a variance to permit 10 apartment buildings on a single parcel m buildings to be sited according to plot plan. Motion seconded by Commissioner Cistulli. Declared carried on following roll call vote: AYES: Brauner, Cistulli, Edwards, Kindig, Norberg NOES: None ABSTAIN: Stivers ABSENT: Moore Commissioner Brauner explained-Ithat his aye vote is to be considered only in the event of a possible affirmative action by the City Council in connection with the reclassification application. Chairman Kindig stated that he is not in favor of reclassification but if approved prefers project to be treated as proposed, as a single parcel. Commissioner Edwards stated that should the City Council see fit to rezone the property he would not be opposed to 10 buildings on a single parcel providing applicants conform to height limitations and all other code requirements for R-4.Districts. 4. A motion introduced by Commissioner Norberg to approve the variance request to permit no separation between principal buildings and garage portions of the buildings was seconded by Commissioner Cistulli. Declared carried on following roll call vote: AYES: Brauner, Cistulli, Kindig, Norberg NOES: Edwards ABSTAIN: Stivers ABSENT: Moore Commissioner Brauner requested that his.qye vote be qualified as on No. 3 above. S. A motion introduced by Commissioner Norberg approving a variance to allow less than the required covered parking but not less than the required number of parking spaces was seconded by Commissioner Cistulli and declared carried on following roll call vote: -7- AYES: Cistulli, Kindig, Norberg NOES: Brauner, Edwards ABSTAIN: Stivers ABSENT: Moore 6. A motion introduced by Commissioner Cistulli and seconded by Commissioner Norberg approved five foot setback variances on Carolan Avenue and Bayshore Boulevard, providing that landscaping and grilled walls to screen parking shall conform to plans. Declared carried on following roll call vote: AYES: Brauner, Cistulli, Kindig, Norberg NOES: Edwards ABSTAIN: Stivers ABSENT: Moore' At the suggestion of the City Attorney, a motion was introduced by Commissioner Edwards and seconded by Commissioner Brauner, providing as follows: 1. Each variance approved by the Planning Commission shall become effective upon the effective date of rezoning, if any, of the property by the City Council from M•1 District to R-4 District; 2. Each variance is subject to all of the conditions set forth in the City Engineer's report dated April 190 1963, excepting -that Carolan Avenue widening from Broadway to Toyon Drive to be negotiated with the City Council. Motion declared carried on following roll call vote: AYES: Brauner, Cistulli, Edwards, Kindig, Norberg NOES: None ABSTAIN: Stivers ABSENT: Moore Mr. McMillan was requested to submit a letter to the Planning Commission setting forth commitments made by the developer, in the event the land reclassification is approved. Mr. McMillan indicated that the present action of the Commission would be appealed to the City Council. ADJOURNMENT The meeting was regularly adjourned at 12:1S p.m. Respectfully submitted, Edward A. Moore, Secretary og-