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.
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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.
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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.
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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:
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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
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