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HomeMy WebLinkAboutMin - PC - 1964.12.28CITY OF BURLINGAME PLANNING COMIC{ISSION COMMISSIONERS PRESENT Brauner Cistulli Edwards Pierce Stivers CALL TO ORDER December 28, 1964 COMISSIONERS ABSENT OTHERS PRESENT Kindig City Attorney Karmel Norberg City Planner Mann City Engineer Marr Councilman Diederichsen A regular meeting of the Burlingame Planning Commission was called to order on the above date at 8:00 p.m., Chairman Cistulli presiding. ROLL CALF The Secretary's roll call recorded the above -named members present. Commissioner Kindig, away from the city on vacation, was excused, Commissioner Norberg, absent due to another commitment, was excused, MINUTES Ainutes of the meeting of November 23 and the meeting of December 14, 1964, previously submitted to members, were approved and adopted, RECLASSIFICATION FROM R-1 District to R-3A District Certain Properties in Lyon and Hoag Subdivision. Chairman Cistulli announced that the public hearing initiated by the Planning Commission at the meeting of August 24, 1964, in the matter of reclassifying certain properties in the Lyon and Hoag Subdivision (said properties being particularly described in the Notice of hearing) from R-1 (single-family) District to R-3A (low density, multi -family) District, having been declared closed at the meeting; of November 23, 1964, the Commission at this present meeting will review facts pertinent to the subject for the purpose of decid- ing whether or not reclassification of the properties shall be recommended to the City Council, The City Planner, in response to a request fron the Commission, described the boundaries of the area under consideration, pointing out that it is the pur- pose of the proposed R-3A classification to encourage private redevelopment of neglected older properties in a type of low density multi -family dwelling restricted in the number of units to a property so that the resultant build- ing will be compatible with neighboring single-family dwellings, The City Planner referred to the discussion at the meeting of November 23 then the Commission was informed concerning cost of new water lines which the Fire Chief and the City Engineer determined would be required to meet the specifications of the Board of Fire Underwriters and the demands of multi- family living, the cost for such installations to an average lot roughly estimated by the City Engineer at $540,,00. •'r The City Engineer confirmed the estimated cost of $540.00 for a lot measure =,ng 50 by 150 feet, which, he stated, applies to water installations only; ;z his opinion, the sanitary sewer system is adequate. The City Engineer stated further, in reply to the Chair's inquiry, that financing can be ac- complished by cash payment or through formation of an assessment district, assessments to be paid as determined by the bond attorney. The City Planner stated that it was his recollection that there was not a great deal of objection from the property owners as to the reclassification, however, there was considerable objection at the last hearing on the assess- ment of utility costs against the properties. The City Planner, in additional comment, pointed out. that should the Com- mission recommend the reclassification to the City Council it may be possible to suggest to Council a method of financing which would not prove burdensome to the property owners, that expenditure by the city of public funds for water lines to foster redevelopment of poor properties is a much less costly method of redeveloping than if the city were to be confronted at some future time with redevelopment on a larger scale at tremendous costs. Commissioner Pierce, taking the position that the city must look to the future, stated that in his opinion reclassification, as proposed, in a limited area on a trial basis, is a constructive plan to be pursued. lie mentioned his concern that the costs of the utility installations not create a burden upon the property owners. Commissioner Brauner stated that he has toured the easterly section of the •ity on many occasions for the express purpose of familiarizing himself with he area. lie noted that from their appearance it is easily determined that a number of buildings date back to the early 19009s, but there are also many fine homes and the proposed reclassification may create some hardship to those who have maintained their properties. Commissioner Brauner stated that he was in favor of the proposal in the interests of some immediate im- provement in the area and long-range benefit to the city as a whole. Commissioner Edwards referred to the number of variance applications which have come before the Commission in the past from owners in the area for apart- ment construction, to the land use survey of the Lyon and Iioag Subdivision, including an app7ai.sal of the condition of every property "and the many months of study which influenced the Commission to recommend the R-3A regulations to the City Council. Ile expressed the opinion that application of the regu- lations on a limited basis at this time will provide the method for gradual Ind orderly upgrading of the area. Commissioner Stivers, commenting that since there is the possibility some property owners will be injured by reason of the proposed reclassification, stated his position in opposition. Chairman Cistulli stated his approval of the plan and expressed the hope that after a trial period the new zoning can be extended beyond the presently proposed boundaries. During the course of the Commission's deliberations, there were a number of ;omments from unidentified persons in the audience protesting the proceedings, Chairman Cistulli reminded the speakers that the public hearing was declared closed at the meeting of November 23, 1954. Upon advice from the City Attorney, the Chair announced that the Commission may not legally reopen the hearing without "Notice of Public IIearing" as required by law. -2- Following comments from the City Attorney concerning procedure, Commissioner Brauner introduced a motion directing the City Attorney and the City Planner to prepare "Findings" and submit a report and resolution by which the lommission shall recommend to the City Council that the land in question be ezoned from R-1 (single-family) District to R-3A (low density multi family) District, !lotion seconded by Commissioner Pierce and declared carried on the following roll call vote: AYES: COMMISSIONERS: Brauner, Cistulli, Edwards, Pierce NOES: COMMISSIONERS: Stivers ABSENT COMMISSIONERS: Kindig, Norberg The City Attorney, in reply to the Chair, stated that the City Council is required to set the matter for public hearing and must conduct a hearing, at which time the property owners have the right to be heard by the Council. The discussion was declared concluded. HEARINGS 1. RESUBDIVISION OF LOTS 20 and 21. E1 Ouanito Acres. A resubdivision map of Lots 20 and 21, E1 Quanito Acres proposed to divide Lot 20 into two parcels: one parcel with an existing residence to front on El Quanito Way; the second, vacant land, to front on El Prado Road; also, to transfer from Lot 21 to Lot 20 a small triangular area on the El Prado Road frontage. A letter to the City Engineer dated December 1, 1964, from Mr. Bruce A. Mann, El Quanito Way, owner and occupant of the home on Lot 20'and prospective purchaser of Lot 21, explained that Lot 20 has frontages on El Quanito Way and El Prado Road or Summit Drive. The communication stated that the por- tion of the lot proposed to be separated is at the top of the slope and creates an impression of a vacant lot between the houses at E1 Prado and Summit, consequently, the site is used in the neighborhood as a place to dis- pose of garden refuse and debris. The City Planner stated that the new lot meets all conditions requisite to a legal resubdivision. The City Engineer informed the Commission that the drawings have been revised from those originally submitted at the study meeting; revisions, for the most part, include certain utility improvements to service the new lot. Outlining in detail requirements which have been included on the map to provide for storm drainage, the City Engineer recommended that should the Commission approve the proposal the map not be signed until such drainage installations are installed. fie suggested a time limit of six months for performance of the work. Following a period of discussion with the applicant during which he indicated his willingness to the condition of the drainage installations, a motion was introduced by Commissioner Brauner approving the resubdivision in accordance with the map on file, with the condition that the map shall .not be signed until drainage facilities are installed, within a period of six months from date, and approved by the City Engineer. Motion seconded by Commissioner ?fierce and declared carried unanimously on roll call vote. In reply to a statement from the applicant that he would prefer a longer time than six months to complete the installations, he was advised of his right to return to the Commission to request an extension. -3- RECESS A recess was called at 9:10 p.m. ALL TO ORDER The meeting reconvened at 9:15 p.m. BEARINGS (coat,), 2. TENTATIVE SUBDIVISION NEAP "Skyline Terrace". A tentative subdivision map of acreage in the northwest corner of the Mills Estate owned by Mr. R.Douglas Pringle, bordering Trousdale Drive and Skyline Boulevard, was submitted for Commission consideration, Mr. Stan Chope of the firm of Wilsey [lam and Blair, Civil Engineers, repre- sented Mr. Pringle. The City Planner explained that the map includes the additional acreage purchased by Mr. Pringle from Texo Realty Company. The City Planner stated that there is a letter on file from the State Division of Highways to the effect that Mr. Pringle's development will be neither harmful nor interfere with the State's plans for the Trousdale Drive inter- change at the Junipero Serra Freeway. The City Planner suggested approval of the map as submitted. The City Engineer called the Commission's attention to the Junipero Serra Freeway line shown on the map, indicating the property which the State in- tends to acquire. The City Engineer informed the Commission that practically all of the utilitie to be installed have been resolved. There being no protests recorded, oral or written, a motion was introduced by Commissioner Edwards recommending adoption of the map to the City Council. Motion seconded by Commissioner Brauner and declared carried unanimously on roll call vote. 3. O'NEILL REALTY COMPANY SIGN VARIANCE., (continued) A request from Mr. Gilmore }'Neill for a variance to permit an identification sign on the building occupied by O'Neill Realty Company at 100 El Camino Real was scheduled for formal consideration at this time. Mr. John Greer, of Q.R.S. Neon Company informed the Commission that Mr. O'Nei.11 has decided to revise the sign design and requests permission to submit new drawings at the study meeting in January. Commissioners indicated no objection. 4. EQUITABLE LIFE ASSURANCE SOCIETY SIGN VARIANCE. (approved) A letter dated November 10, 1964, was read from Equitable Life Assurance Society of the United States, bearing the signature of A. Douglas Maas, District +Manager, requesting a variance to install a sign to identify the new office .location at 100 E1 Camino Real. -4- The City Planner explained that a variance is required because the com- mercial building is located on third residential property by reason of a ,variance approved by the Commission. Because of the land's residential .)oning, any signs on the building require Commission approval. Mr. John Green, Q,,R.S. Neon Company, representing the applicant, submitted an artist's rendering of the proposed sign; describing the sign and the installation in detail, Mr. Green used the blackboard to explain the light- ing. He informed the Commission that there will be a steady light, neither flashing nor flickeringo Mr. Green submitted an artist's drawing of the building proper, pointing out where the sign is proposed to be mounted. Chairman Cistulli invited comments from the audience. There were none, Mr, Ouye, one of the owners of the building, informed the Commission that the wall on which the sign will be placed is 34 feet high by 24 feet :,ride the bottom of the sign to be approximately IS feet above eye level of any- one viewing the sign from the sidewalk. Mr, Green stated that the "Equitable lady" measures g feet 7 inches high; lettering spelling the word "Equitable" measures 9 feet in length. Following further comments from Mr. Green concerning the type of electrical material to be used. a motion was introduced by Commissioner Brauner approv- ing the variance for the sign as shown on the drawing. Motion seconded by Commissioner Fierce and declared carried, tour Lonmissioners voting in favor, Commissioner Stivers abstaining. r. Green was instructed to file with the City Planner a drawing representativ. of the sign approved by the Commission. The hearing was declared concluded. 4. PENINSULA CONSERVATORY OF MUSIC SIGN VARIANCE. (continued) A hearing on the application of Peninsula Conservatory of Music to install two identification signs on the property at 731 El Camino Real was con- tinued to the regular meeting in January upon determination by the Chair that the applicant was not in attendance nor represented. The City Planner was requested to inform the applicant of the Commission's action_. 5, VARIANCE FOR FIVE UNIT APARTMENT BUILDING, IN R-2 DISTRICT APPROVED An application filed by Roger Evangelista requested a variance to construct a five unit apartment building on property zoned R-2 (second residential) at 1132 Capuchino Avenue, Lot 23, Bloch: 4, Easton Addition. A statement of justification, filed by the applicant dated November 20,1964, explained that the property was purchased in August, 1964, from the previous owner who had been granted a variance for a five unit building, but the variance had expired, The letter stated that the building now proposed differs from the one originally approved by the Commission since new plans were drawn. A set of preliminary plans were submitted. The City Planner informed the Commission that the lot is 50 feet wide by ll5 feet deep, 05� Mr. Bruce Johnson?, architect, informed the Commission that there will be four two -bedroom units and one one -bedroom, with a total of five parking -paces, as required by code, The City Planner informed the Commission that the present drawings have been revised from those originally submitted to include windows at the front of the building as requested by the Commission at the study meeting. The City Engineer indicated no comment, in reply to the Chair. In response to the Chair's inquiry concerning landscaping, the City Planner stated that there is on file a landscaping plan indicating greenery at the front of the building, including a lawn and plantings. There were no comments from the audience in response to the Chairs inquiry. There was discussion concerning materials to be used in constructing the driveway during which Mr. Evangelista agreed to use concrete topping. A motion introduced by Commissioner Pierce approved the variance for the building according to the plans submitted, the driveway to be in concrete. Motion seconded by Commissioner Brauner and declared carried unanimously on roll call. The applicants were advised the variance would be effective on January S,1965, if not appealed. The hearing was declared closed. 1. RECLASSIFICATION PROPERTIES ON CRESCENT AVENUE FROM Ral TO Ra2 An application filed by Mr. C. Clifton Nye, 152 Crescent Avenue, requested reclassification of two properties on Crescent Avenue from R-1 (single- family) District to R-2 (second residential) District, Lots 15 and 16, Block S. Burlingame Park Subdivision No. 2. The application form included the information that the properties consist of one two -bedroom home at 146 Crescent Avenue and one two-story stucco duplex with servants' rooms and office at 152 Crescent Avenue. Mr. Nye, upon recognition by the Chair, requested favorable action by the Commission. The City Planner submitted a map of the area showing the location of the subject properties, Explaining that the present R-1 zoning has been in ex- istence for many years, the City Planner stated that the structure at 146 Crescent Avenue is a single-family dwelling in very good condition. The building on the corner was originally a single-family dwelling but in 1945 the city's records show a building permit was issued to raise the building to pwmit installation of a full basement. The City Planner stated that it is his opinion that a second dwelling was added at that time, converting the use to duplex, which was prior to the time that the present owner, Mr. Nye, acquired the property. The City Planner stated that there are two other properties on Crescent Avenue, both corner properties, which have been non -conforming for many years; one building which was converted to two flats several years ago with approval of the City Council, the other building converted by the owner without the city's permission. �6� in, �. 1. �..... gig. � s> -z3s are ai-ti'o tunatc but no bearing on the present application, the City Planner recommended that until the city is prepared to change the zoning of the area on the basis of a series of lots on both sides of the street, thereby, creating a reasonable ttern, individual properties not be considered for reclassification. in individual comment, members of the Commission concurred with the City Planne In reply to the Chair's request for comments from the audience, Mr. K.L. Daniel 121 Crescent Avenue; Mr. C.D. Cole, 117 Occidental Avenue, Mr. E.G. Chandler,Jt 144 Costa Rica Avenue, Dr. W. Ward, 120 Occidental Avenue, opposed the reclassi fication. Mr. J. Tassos, 50 Arroyo Seco, Millbrae, spoke in favor pointing out that the building owned by Mr. Nye is duplex in use, that there are other duplex build- ings in the area, therefore, the city should take the: appropriate steps to recognize the existing uses. A letter dated December 27, 1964, from Arthur A. Levin, 137 Crescent Avenue, opposed the application. Air. Nye addressed the Chair, expressing his desire to, withdraw the application, A motion introduced by Commissioner Edwards accepting, Mr. Nye's offer of with- drawal was seconded by Commissioner fierce and unanimously carried. The hearing was declared concluded. 8. BURLINGAME-SAN MATEO 4-I1 CLUB PROJECT APPROVED. letter dated December 8, 1964, from William If. Weitkamp, Jr., 4-I1 Farm Advise ,an Mateo County, referred to a 4-I1 livestock farm proposed to be located on a portion of the lands of Anza Pacific Corporation and requested the Commission, -- approval of the projects A letter dated December 10, 1964, from Anza Pacific Corporation, bearing the signature of David If. Keyston, Executive Vice President, addressed to Mr. Weitkamp, confirmed the availability of the land for the purpose. Mr,, Richard M. Bays, representing the 4-11 Club of San Mateo -Burlingame, in- formed the Commission of the functions and purposes of the 4-I1 program fie stated that the present project involves the care and. raising of lambs by the children for a period of .approximately six months from some time in April, possibly, until August or September, under adult supervision. Mr..Bays described the shelter structures, explaining, that these are pre- fabricated, easily set up and dismantled. fie stated: that the area will be fenced. Mr. David Keyston, representing the Anza Corporation, stated that an area approximately 100 feet square has been offered to the group. Mr. Bays informed the Commission that the program includes a forestry project and requested permission to plant Monterey Pines and Douglas Firs on the grounds, to which the Commission agreed. 'here were no comments from the audience, in response to the Chair, In reply to Commissioner Brauner, Mr. Keyston stated that temporarily a water truck will be available until a 16 inch water line which the Bayside Improve- ment District will install is completed in about 90 days. 7 a_3�?'s'��iJn wi3iiCs2niIig pos=3fjle' fire ?;eI i GS / i.':ire Howard Pearson, the Commission. that the grounds will be inspected regularly to assure good housekeeping and regard for fire safety. Air. Ray Ankra, San Carlos, spoke of his association with the 4-11 movement, )ssuring the Commission that every effort will be made to maintain the area in a satisfactory manner. A motion introduced by Commissioner Edwards approved a use permit to the Burlingame -San Mateo 4-H Club for a period of one year for a livestock farm on the land offered by the Anza Pacific Corporation m the animals to be limited to sheep. Motion seconded by Commissioner Pierce and carried on roll call, four Commissioners in favor, Commissioner Stivers abstaining. 9. VINCENT G. RANEY, ARCHITECT, APPEALING BUILDING INSPECTOR'S RULING, (Cont, Chairman Cistulli announced that this was the time and place scheduled to con- duct a hearing on the appeal of Vincent G. Raney, architect, from.the decision of the Building Inspector pertaining to certain underground cable installations at the Burlingame Drive-in Theatres° A letter dated December 100 1964, from Mr. Raney requested the use of direct burial cable for all of the branch circuits in connection with car heaters at the theatres. The letter stated that such installations are not at variance with general practices in other areas, the method having been approved in drive-in theatres in cities in the East Bay, the South Peninsula and in Sacramento. Chairman Cistulli recognized l!lr. Raney who requested permission to use the blackboard; he stated that he had not invited expert witnesses to assist .tim in his presentation. Mr. Raney stated that it is not an unusual situation to install underground wiring, as proposed; tie stated that such installations have been approved and used with success in the drive-in theatres specifically named in his letter of December 10, 1964. By illustration on the blackboard, biro Raney explained that the method pro- poses that wires shall be carried to distribution boxes in conduit but from those distribution centers to the individual car stations there would be simply three -wire buried cable, properly grounded both to the posts which support the metal heating device and to the conduit itself. Mr. Raney stated that there was some difficulty with direct wire method at the Redwood Drive -In Theatre but it was his opinion that the wire itself was inferior. He stated that there is a salty solution in the soil at the Redwood City location; in fact, soil conditions are similar at the Burlingame site, and if conduit were used, it would rust out. Mr. Raney maintained that with proper materials the system is entirely satis- factory; there are no problems from the standpoint of public safety; in 25 drive-in theatre installations, there has been controverssy in only three instances, including this present situation. Ile stated that the cable has double insulation; conduit would not add to the life of the system. :hairman Cistulli recognized John Calwell, City Building Inspector, Mr. Calwell informed the Commission that in discussing the matter with rr. Raney he inS3sted that the wiring be placed in plastic pipe; he stated that he refused to approve direct burial or metal tubing because of. the �g� szalt wat ex' in the soil,, Mr. Calwell stated that in November, 1964, the City Council adopted by ,reference the National Electrical Code, 1962 Edition, and the County )f San Mateo Electrical Code, with certain deletions„ One such deletion, ,rticle 339 of the National Electrical Code, permitted direct burial cable. Mr,, Calwell stated that by reason of this deletion from the city's code, direct burial cable is not permitted by the City of Burlingame Electrical Code. The Chair recognized Councilman Diederichsen who informed the Commission that the city's code, the codes of all other cities in the County and the County of San Mateo Electrical Code are uniform. Councilman Diederichsen cautioned that an unfavorable precedent will be established should the City of Burlingame deviate. Mr. Raney, acknowledging that he was aware of the provisions of the city's codes stated that the reason for the appeal was the code does not provide for the type of installation desired. Following a period of discussion concerning procedure, it was the opinion of the City Attorney that if an express provision of the code itself is involved the Commission does not have the authority to act. The Chair recognized Mr. David Keyston who referred to the comments of the Building Inspector concerning the deletions of certain sections of the National Electrical Code from the City of Burlingame Code but questioned whether or not the city's code actually prohibits direct burial cable. Mr. Matt Gallagher, representing the Electrical Contractors' Association sf San Mateo County, stated that the theatres mentioned by Mr. Raney, in which direct burial system was used, are in areas where electrical installatioi rules are less restrictive than in San Mateo County. Mr. Gallagher expressed the opinion that it would be a step backward should the Commission approve Mr, Raney's proposal. The City Planner stated that in a discussion with an engineer of the Pacific Gas and Electric Company he was informed that while direct burial system is used in some areas, the Company does not favor it, and does not use it in this County. It was thereafter agreed unanimously by the Commission to continue the hear- ing to the meeting of January 11, 1965, to give the City Attorney time to investigate the question of jurisdiction. 10. TIDRL PLAIN ZONING. (Regulations For Tidal Plain District) Chairman Cistulli announced that this was the time and place scheduled to conduct a public hearing in the matter of amending the Ordinance Code by adding a new section to the Zoning Article to provide for Tidal Plain Zoning. The City Planner, in reply to the Chair, stated that: it is the intent of the ordinance to regulate uses of the areas of the city included in Tidal Plain Districts to provide open space. The City Planner referred to continuing activities at: State and local levels, including the efforts of the Association of Bay Area Governments (ABAG), directed toward control of indiscriminate bay fill until some type of master plan was prepared. -9- The City Planner stated that the ;proposed Tidal. P!,.An Regulations will --,provide for treatment of the privately owned lands which lie under water �ithin the city limits of Burlingame. Lie referred to plans for the Pacific Air Commerce Center, involving a gigantic fill operation, which was revealed to the Planning Commission several months ago by representative of the developers, The Ideal Cement Company, Crocker Land Company and others lie stated that at the time it was indicated that a plan was in progress and would be submitted to the Commission when completed. The City Planner noted that the proposed ordinance simply provides for the regulations; if adopted, the next step will be to designate the areas which shall be so zoned. In reply to the Chair's request for comments from the audience, Mr, Gilbert Rodli stated that he was representing the Ideal Cement Company, owners of underwater lands within the City of Burlingame, and possibly the only privately -owned lands affected by the proposed zoning, Air, Rodli stated that he has been authorized by the Ideal Cement Company to inform the Commission that negotiations are definitely continuing amogjmg the principals of the Pacific Air Commerce Center and it is ex- pected that a decision will be forthcoming within the next two weeks whether the project will be pursued. Mr. Rodli, thereafter, in behalf of the Ideal Cement Company, requested the Commission to withhold action on the proposed ordinance for two weeks. Commissioners indicating no objection, a motion introduced by Commissioner Edwards and seconded by Commissioner Pierce to continue the hearing to the meeting of January 11, 1965, was unanimously carried. ADJOURNMENT The meeting was regularly adjourned at 11:50 p.m., to January 11, 1965 at 8:00 p,m. Respectfully submitted, John J, Brauner Secretary -10- 7 3 �9 .tip I- Ct- v v all I /-//- 6!;- 0