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HomeMy WebLinkAboutMin - PC - 1963.01.28CITY OF BURLINGAME PLANNING COMMISSION January 28, 1963 COMMISSIONERS PRESENT COMMISSIONERS ASSENT OTHERS PRESENT Brauner None City Attorney Karmel Cistulli City Planner Mann Edwards City Engineer Marr Kindig Moore Norberg Stivers CALL TO ORDER A regular meeting of the Burlingame Planning Commission was called to order at 8:00 p.m. on the above date - Chairman Kindig presiding. ROLL CALL The Secretary's roll call recorded all members present. MINUTES Minutes of the adjourned regular meeting, January 14, 1963, study meet- ing, January 14, 1963, and adjourned study meeting, January 22, 1963, previously submitted to Commissioners, were approved and adopted. I CAPITAL IMPROVEMENT BUDGET 1962-1963 RECOMMENDED TO CITY COUNCIL. Chairman Kindig announced that the Planning Commission has spent con- siderable time studying capital improvement proposals submitted by de- partment heads and City commissions, for the purpose of recommending a 1962-1963 Capital Improvement Budget to the City Council.. A report of Commission findings, prepared by the City Planner and pre- viously submitted to members of the Commission, listing capital im- provement projects and the priority of each, was unanimously accepted and recommended to the City Council for consideration on a motion in- troduced by Commissioner Cistulli and.seconded by Commissioner Norberg, II PUBLIC HEARINGS. 1. VARIANCE - Lot sizes - Armsby Court Subdivision. Carl E. Kirker, Consulting Civil Engineers, applicant. An application filed by Carl E. Kirker, Consulting Civil Engineers, re- quested a variance to permit 117000 square foot lot size" in the newly annexed Armsby Court Subdivision - acreage at westerly extension of Roosevelt Avenue. 4' t A letter dates oecember 13, 1962, irom snail parcel of land recently withdrawn i 1 and annexed to the City of Burlingame, section B7, requiring all land annexed residential district to be divided -into square feet, the applicant referred to the from the Town of Hillsborough and to Code Section 1926, sub - to the City of Burlingame in a lots of not less than 10,000 The letter included statements of justification as follows: 1. The 10,000 foot limitation apparently did not anticipate annexa- tions such as the subject property, but was directed toward the hills areas where small lots could be a problem to the City. 2. Existing Jots adjoining the subject property are in a 5000 square foot zone; nearby lots, in an area similar to the subject property, are in a E000 square foot zone. Chairman Kindig recognized Mr. Louis A, Arata, Engineer, representing the applicant, who referred to the discussion at the study meeting of January 14, 1963, at which time the Commission was advised that the subdivision proposes a total of seven lots. Lots numbered 2,3,4,5 on the proposed final map represent the area of annexation. The re- maining land was within the City limits and is not a part of the present application. In a period of discussion, Commissioners agreed that the proposed lots are of a size to adapt to the pattern established in the area., Mention was made that the 10,000 foot limitation did not anticipate annexations of close -in properties. It was the intention of the Commission to control building sites and prevent subdivisions of small lots in the hills where topography and contour create problems. There being no protests recorded, oral or written, a motion was in- troduced by Commissioner Cistulli, seconded by Commissioner Moore, to approve the variance as requested. Motion carried unanimously on roll call vote. The applicant was advised that the variance would become effective February 5, 1963, provided there was no appeal. The hearing was thereafter declared concluded. I 2. FINAL MAP Armsby Court Subdivision. The proposed Final Map of Armsby Court Subdivision, seven residential lots at the westerly extension of Roosevelt Avenue, prepared by Carl E. Kirker, Consulting Civil Engineers, having been reviewed at the study meeting of January 14, 1963, was submitted to the Commission at this time for formal consideration. The Cite Engineer advised that he has requested one revision - deletion_ of a. fire foot p^ blA^ utility easement at the rear of Lots 2,3,4. ti° -re,: than that the ,yap is the same as the previously approved et G "tl've Map:: Thc City Engineer advised that the snap has been .ex- am &ned and meets Cade requirements. There Being no protests recorded, oral or written, on a motion intro= diced by Commissioner Cistulli, seconded by Commissioner Brauner, the Finap Map of Armsby Court Subdivision was unanimously approved and rec orinea ed to the City Council for adoption, 3. TENTATIVE MAP m Mills Estate Subdivision No. 19. A proposed Tentative Map of Mills Estate No. 199 prepared by George S. Nolte, Consulting Civil Engineers, Inc.., for Eichler Homes, Inc., owners and developers, was submitted to the: Commission for formal consideration at this time.. Mr. James J. Roemer, representing the Nolte Company, advised that the present map attempts to conform: to the original map, prepared approx- imately one year ago by the former owners. The Commission was advised: the number of lots has been increased by approximately 13, to a total of 292; the minimum lot size is 7500 square feet, the ordinance requires 7000. The City Planner, in reply to the Chair, noted that some changes in street design will improve the lot pattern. On the former map, a large interior lot off Mariposa Drive, had street: access by a panhandle strip. In the present crap, a small cul-de-sac is; proposed. Another improvement, the park site has been increased in area. In reply to the Chair's request for comments from those in attendance, Mr. E,L, Pierce, President, Burlingame Mills Estate Improvement Association requested information on the 5011owing: 1. Fire Station site. 2. Library. 3c Additional Schools. 4. Freeway structures, (feeder roads, arterials, etc,) at Trousdale and proposed Junipero Serra Freeway, S. Tree preserve on Skylirze Boulevard.- 6,> Access to homes which will front Skyline Boulevard, (Skyline Boulevard). The City Planner referred to the subdivision map on display to illus- trate the route of the proposed Freeway in Burlingame and explained that "the design is such that Trousdale to go south will be under- neath instead of an overpass structure", The City Planner advised that all of Skyline Boulevard, now a State Highway, will be a City street, by dedication.. Vilth regard to the existing tree belt on Skyline, the City was interested- in preserving the natural beauty and a windbreak, and was successful in obtaining a commitment from the State Highway Department to change the Freeway route to permit the belt to be preserved in Burling�me in its entirety. The ownership will be in the City. Ten lots will fade Skyline Boulevard, separated from t:,e street by the trees. The plan provides five driveways through this trees, in effect„ access easements over City -owned property, to se-ve the.homesu one driveway to two properties. Skyline Boulevard and Trousdale Drive will provide the rout, for com- plete circulation of traffic in the area, which is badly neeAed and has been a matter of some concern to the City, MT,, Harry K, Wolff, Jr.., President, Mills Estate Home Owners' A%socia- Lion, advised that he has had an opportunity to study the map an; re- quested information concerning the fire station. reference was made to the developer's expressed intention to build three, four and fire bedroom houies _ whic-0 :indicate a rather serious increase in the scho,l pcvi:,.> atin_n any _ for additional school facilities. Also, tho 3 question of architecture is of primary interest to the people in the Mills Estate 1) (Schools) Mr„ A..L.,, Shapro, Vice President, Eichler Homes, Inc., in reply to the previous speaker, noted that the Mills Estate has been zoned for single family residences for many years, It: would seem that the matter of adequate schools :could have been determined prior to this time. The City Pll?-nne;r stated that it is his recollection from conversations ir: the nest with school authorities that Benjamin Franklin School was to be the elementary school for the entire area. Sufficient land was purchased at glee site to provide considerable expansion, if necessary. The School Board has indicated that there is no intention of operating a second school plant The subject was referred to the City Planner who was requested to contact Mr. George White, Superintendent Burlingame Elementary Schools, for a statement of the School District's intentions in the area,, (Fire Station) Mr„ Shapro advised that Eichler Homes, Inc., will designate Lot 15¢ Block 41, immediately adjoining the park site for fire station pur- poses, The City Engineer and City Planner were requested to confer with the Chief of the Fire Department to determine his position on the proposed Site, (Architecture). Mr. Shapro mentioned a price range of $34,000.00 to $38,000.00, and referred to the fact that Eichler Homes have become identified with a certain type of building referred to as "contemporary". The subject of architectural controls was discussed. Mr. Wolff, Mr. P,. Salvaressa, 1830 Sebastian Drive; Mr. J.C. Sauer, Z Rio Court, referred to covenants, conditions and restrictions enforced by the Atlanta-c Life Insurance Company as the original owner and questioned whether the same restrictions were asigned to the new owner. The Commission was advised that the residents in the Mills Estate are cork erned that the houses conform in value and character. The City attorney stated that the City was advised by the Trousdale people that: deed restrictions were to be filed. However, this is not people area of municipal concern but a contractural matter between the developer and those who own the properties after him. Reference was Meade to a discussion at the study meeting of January 14 concerning the developers retaining a strip of land along the rear of tlee lots on Trousdale Drive, between the lots and the street it— self, to prevent access to the street. Following discussion concerning legal problems involved, and with the consent of Mr. Shapro, the matter was referred to the City Attorney to be resolved with the developer, Commissioner Norberg referred to questions raised concerning the -4- 5�'t4?sTA .._..'G`.": house s-4c and vhc ?NsiL'lire JC$'3_n3 slicu l d. be settled prior 'to act s,.c. n "In _. c7;=. .'�«.:t i;{?'LP �.'.f to con-t inue thte s f '�i�.-�,:�:: �i E: fe�:izr Ti.52g (.'�a. '%ly:i 's> .� to 'Ci f; imer::. C. :..,,:.r ,,; ti ? 1963, Motion seconded by Commi.ssioznnr Moore and unanimously carried on roll tali vote A suggestion -was made to !bra Shapro, as a matter of information for the residents Of "he a'�.rLay that drawings or pictures of the homers proposed to -,be built, or in existence in other locutions, be able st =:he-ontinu-ed hearing Da` of �iscussi€ n concerning a library site.. Conmiss i.oner Edwa-rd, recal led � as a former member -of the Library Board, that a.c.cc�rd i rr .., to t'ze Sc'i� it District there was available laud at the Benjamin FrzarikI.il-- Schcoi all of the required school facilities and a multi... RECES '. The `Mvi - c -eclared a recess at 9:25 peen. CALL TO ORDER The meeting was called to order at 9:35 p,,m. by Chairman Kindigo HEARII?GS fcoat . i NC' ',ohnx Conway. Height, Side and Rear Setbacks, Da t-ment Building., Bellevue Avenue and Almer• Road, Art app by .John Conway, 112 Skycrest Center, San Bruno, requested, ::,._ ...;z :P.s .o permit an apartment building eight (8' stories in height ;:pi,_,- lesser side and rear setbacks" on Fourth Residential prope �.,' ._ . 1430 Bellevue Avenue .and 502 Almer RaIad. (Pox _,• ,r,. .; i. y_ small rear por. Lot 11A Block 9q Ourlingame The included the information than, the property is preseiv;-ly y;up--v�d rit � frame dwellings used for :multiple family parr- uoseso A Statement of Justification from the applicant accompanying the appAl. cation re—fe�'re toSection1929 o the Ordinance Code snot t inl h. fort as heS ght lim 4.C't o4 Districts of Pix (6) stories yr 5 .iLe'. etCi The. Pro >>sed e' _.',.ding c,,411 not exceed 75 feet bul: w;� F l corstair, eight (8) stories above grade Reference was made to a variance on the sate property, -to the previous owners, for an eight (8) story 8S feet in hsi ghl , , The state`ne,Yst rg ,-i s ::= further that the property is i r r ular i r, shape. - The has been designed to make the attractive us'� e2if_ y :, r',; c -f) preserve two existing trees, a JN< request is to ern :a_� of 9 feet at two points; 10 JfFiep :_ ,notyyher and For t'.. pzc—porel the Code requires 12 feet of side etbact and 2 �� L li .i t:: `--. 1. - _' �.`. 7. h _ rear, o�� A letter rated January, b e 1963, from Mrs,, Esther M, Dick-ie$ owner of Lot a ,331ock 9. i. �lingame Land Company., Map .Ilqo, 2t, protested the variance as are infringement upon the rights of neighboring prop- erty owners to "privacy, sunshine and circulation of air". Chairman Kindig recognized C.J. McMillan, Attorney representing the applicant, who submitted a plan illustrating the proposed protrusion into tie setbacks; also, an artists rendering of the proposed building;, T- r MrM 1-ar ^a l led attention to the existing apartment building,, ap- proximately CS meet in height on the property immediately to the east o ` the s;Sabi ect paropertyA and advised that in this area there will be an �;;; � f.� setback far in excess of Code requIrements In reply to the Chair's request for comment from those in attendance,, l�r., AoCa Westcott., President, Suburban Protective Association, pro- tested veri.ances except in situations of extreme hardship. Mr. Westcott expressed the opinion gnat the present applicant has not established a condition of hardship, Mr. Neil Dougherty, 2414 hale Drive, owner of property to the west of -11e svbject property, requested information concerning lot cover- age. Mr. McMillan, in reply, advised approximately 4.41 coverage, providing a maximum amount of open area,, Mr. McMillan stated that in actuality the proposed setbacks vary from three to four feet of the Code. Mr. Conway, in reply to the Chair, advised that to meet the parking requirements of 1-1/2 to 1, it was necessary to plan some excavating. Consequently, there will be 2-1/2 floors of parking, including the surface parking, for a total of 140 spaces, against Code requirements o- '9 - 117 spaces will be covered, Mr, Conway advised that through inadvertence he was furnished a copy cif the Ordinance which was in effect prior to the recent amendments and on that basis computed side and rear setbacks,, the City Planner expressed the opinion that height alone need not be a point of controversy. Tall buildings, with sufficient open area, and properly located, can be of benefit to the community. Reference was made to the fact that the present application is the first before the Commission under the amended ordinance. Particular mention was made of the requirements for surface landscaping where underground parking is contemplated, and the requirement for approval of such landscaping by the Planning Commission prior to the issuance of a. bsil& permit, it Mr:. McMillan,, in reply to Commission inquiry, briefly described the planting a.ea but advised that complete plans have not been prepared: A motion was introduced by Commissioner Cistulli to approve the vari- ance application, in accordance with the plans submitted, subject to approval of landscaping plans by the Commission. Motion seconded by Ci-:mrz°,issioneY Norberg and carried unanimously on ro11 call vote_ '.e a-apbzyart was instructed by the Chair to return to the Commission with detailed landscaping plans when available. -6- aep - Chairman Kindi ; announced a public hearing at this time on the appli- cations of Burlingame Shore Land Company, Oscar 'Fo Person, President, as follows: (1) RECLASSIFICATIO , M--,1 District (Light Industrial) to R 4 District (Multi -Family,, Fourth Residential.), Approximately 13.2 acres -lying between Bayshore Access Road, Carolan Avenue (proposed) and being southerly of Industrial Way rp 'opCs ed j e (2) VARIANICE - To exceed height limitation R-4 District, More than one residential building on a single plot. More open parking spaces than legal. Setbacks Bayshore Boulevard and Carolan Avenue (proposed). A statement from the applicant submitting justification for the variance application was read in full and accepted by the Commission fo: filing. In part, the statement read as follows: 'Because of its location, the property is not suitable for development with small, two-story apartment buildings'.' "By permitting the construction of ten buildings on this relatively large parcel, it is possible to take advantage of maximum open areas and common recreation areas",, "On the south, the property is bounded by light industrial uses which would not be hindered by the proposed apartment develop- ment",, "_,..,.,At ,it would serve to provide increased city and county taxes; _,..,,,,provide material and substantial benefit to merchants`°. A copy of a letter addressed to the City Council,, dated December 18,1962 from the Suburban Protective Association of Burlingame, A.G, Westcott, President, opposed the applicant's intended use of the property. A communication from the Burlingame Chamber of Commerce, dated January 7, 1963, submitted a Resolution adopted by the Board of Directors recommending approval of the applications. A communication dated January 23, 1963, from J.H,., Roush and Company,, owner of a commercial building located at 1060 Broadway, urged approval of the project, Chairman Kindig recognized Cyrus Jo McMillan, Attorney representing the applicant, who placed on display a photograph of the area, desig- eating the subject property and the boundaries thereof, The Commission was advised that the greater portion of the land is un- improved. Buildings in existence will be demolished. A plot plan indicated 10 high-rise apartment buildings; each 12 stories, plus a penthouse story; 98 apartment units per building for a total of 980 units. -7- Tot coverage exclusive of parking - lei%; with parking structures, close to 40%., A central community area, including swimming pool, landscaping, ' ) children's play area, were described. Detailed renderings of particular studies were displayed, including views of the area and of the project from various locations. A model to scale was placed on exhibit. The parking was described: A total of 1444 spaces on three levels; 564 upper level; 261, ground; 619 lower level. A 4 c�a is dr�_za _g of the sanitary sewer plan, a diagram of the water systehi and the storm sewer system, shoeing a culvert across Sanchez. Creek, were explained. Mr. McMillan advised that the engineers for the project have contacted the City Engineer concerning the sanitary sewer and stone sewer. There are problems in connection with the water system and the appli- cant has on file with the City Engineer a letter indicating his willing- ness to bear a fair and equitable share of the cost of the water im- provement facilities to take care of the project. The domestic water situation is satisfactory; there are some problems of obtaining suf- ficient flow for fire protection. Figures were quoted to compare the total tax revenue between the project and a development for electronics firm, which Mr. McMillan stated "is considered one of the most desirable light industrial uses", indicating a greater return to the city from the apartment complex, having a project value of $18,000,000.00. Mr, McMillan mentioned, in addition, the impact on sales tax in the city from a projected population of 1900 residents. Mr. McMillan referred to two aspects which have been of some concern: I Traffic Mr,, McMillan agreed that there is a traffic problem in the area. However, if the property were developed .for light indus- trial, using electronics as an illustration, at the peak hours there would be approximately 30% more traffic than in an R-4 use,, Re"erring to the Broadway. -Rollins Road-Bayshore Boulevard intersection, Mr- McMillan stated that the developers contemplate a gradual program which will extend probably three to four years,. It is possible that there will be a solution by that time to the Broadway traffic pattern, Mention was made of the fact that the latest engineering report pre- pared in connection with the City. -County Highway Construction Program indicated a s3fiall area at one corner of the property will be affected. Improvement of Carolan Avenue will greatly relieve the traffic load. 2:. Land Use. There is not a parcel in existence within the recog- nized apartment districts to accommodate the type of development pro- posed here, Bounded as it is by the Bayshore Freeway and Southern Pacific right-of-way, the location "can be made into an integrated development, a complete community within itself" -8- Mr, McMillan stated that the area has not developed in its own zoning and cited the few small industrial uses in existence, The City Engineer, in reply to the Chair, commented on the following: 1. The structure which will necessarily have to be installed in the Sanchez Creek channel is fairly well resolved with the project engineers, 2. The water system. There have been no discussions nor information forthcoming ass to tote source of supply for fire flow. The City Enginaer read a letter dated January 21„ 1963, from Cyrus J, ReMi llan stating in part "on behalf of the corporation, we are authorized to advise you that the corporation will cooperate in pro- viding the required flow. This cooperation would consist in eontribu�.i=,g a fair and equitable share of the costs attributable to the apartment development", 3. Sanitary sewer system. Not as serious a problem as water. Some information has been made available which will require a thorough study. The City Engineer mentioned a problem in connection with an existing sanitary sewer easement within the Burlingame Shore Land Company property on the westerly side of Bayshore Boulevard which must be resolved 4. Improvement of Carolan Avenue to Laic Grove Avenue, This will become a necessity if the project is approved. From Toyon Drive to Oak Grove will be entirely at the City's expense. There are agreements of record which prohibit an assessment district against the property owners. s. The developer's plan proposes the widening of Broadway with no in- dication as to financing. 6. Some study should be made of the possibility and feasibility of minor widening of Bayshore Boulevard. The City Engineer stated that from the standpoint of engineering and utilities, he would prefer to process in the manner of a subdivision with complete details to be verified by the Cit;y's engineering department,, In reply to the Chair's invitation, the following were heard from the floor: My, Russell L. Engel, 1117 Sanchez- Avenue, read from a prepared state- ment presenting a number of arguments in opposition to the applications., The statement was accepted by the Commission for filing with related papers, Mr, A,,G, Westcott, President Suburban Protective Association, objected in principal to the variance application and requested the Commission f°to require Code CORformity except in hardship cases". Mr„ C.F: Wehking, 912 Toyon Drive and Mr. Robert Meyer, 449 Bloomfield, spoke in opposition, %Mr.- Neil Daugherty, 2414 Hale Drive; Mr., JD, Refvem, 827 Walnut Ave,.:,, -9- the grounds that the project will benefit the tax structure of the City and prove an asset to the community. Referring to an objection raised by a previous speaker concerning the burden to be placed upon the City°s schools, Mr. McMilian recalled a communication from George White, Superintendent, Burlingame Elementary School District, which was read at the Commission study meeting of January 14, advising that the projected school -age population of 134 to 174 can be accommodated at Coolidge School. Mr. McMillan stated that Mr. Oscar Person, President of the Burlingame Shore Land Cevg:any, will meet with the City Engineer to resolve the Matter of the sanitary sewer easement on the westerly side of the: Bay - shore Boulevard, Mr. McMillan advised that the applicant is willing to participate in an assessment district. to improve Carolan Avenue. The City Engineer advised concerning the water system, in reply to Commission inquiry: Maximum consumption for normal household use can be provide. However, information from the Fire Underwriters indicates that over and above the normal consumption, adequate fire flow will -require 4000 gallons per minute. This is of major concern and will require considerable ex- pansion outside of the immediate area. The City Engineer stated that on the basis of the present industrial zoning, there is a plan to install a new 8 inch main and a small Seca. tion of 4 inch when Carolan Avenue is improved to provide a circulating system of normal flow for industrial uses; to be financed through an assessment district.. The Chair recognized Mr. Person who advised that he has been informed that the grater flow is not adequate in the area to meet the require- ments of the Fire Underwriters and that an improved system should be installed to serve the industrial uses on both sides of Broadway. He stated that it was on this premise that his offer was made to "bear a fair and equitable share" of the cosh Following indications of agreement from members of the Commission to a continuance, a motion introduced by Commissioner Brauner and seconded by Commissioner Moore to continue the hearing to the meeting of February 25, 1963, was unanimously carried. The meeting was thereafter regularly adjourned at !1:45 p.mc to Monday, February 11, 1963, at 8:00 p�m,, Respectfully submitted,, Edward A. Moore, :secretary 10