Loading...
HomeMy WebLinkAboutMin - PC - 1964.11.23CITY OF BURLINGAME PLANNING COTIMISS.ION November 23, 1964 C0�,iFIIS"S 1JONERS PRESENT COMIM! SS TONERS ABSENT OTHERS PRESENT Brauner Cistulli Ed;vards Kindig Norberg Pierce Stivers CALL TO ORDER None City Attorney Karmel 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. v Chri rma►, Cistulli_ presiding,. ROLL CALL The Secretary's Roll Call recorded all members ;Present,, MINUTES 'he minutes of the meeting of October 26, 1964, previously submitted to -- emuers; were approved and adopted, fallowing a correction changing the date `November 28, 1964" to "November 23, 1904" in the second paragraph, page two. The minutes of the study meeting of November 9, 1964, previously submitted to members, were approved and ado-piedo HP zNCS 1,. IzESHBDIVISION Lot_ 4_, look 41, Hills Estate No,, 17. rRivera Drive} A resubdivision nap filed with the City Engineer by the, owner, Mr. ',-anuel A, Casali€. -.reposing to resu'cdivide Lot 4, Block No,, 41, Mills Estate No. 7, by relocating the rear property line, was reviewed at the s¢udv neeting and scheduled for formal consideration at this time. Referring to a profile prepared by Carl E., K_rker; Civil Engineers, indicating existing grade and locations of property :lines, fences and buiit'iyi';s, the City Engineer pointedt out that_ the level land at the top of %he s t Opt; is presently a part Of the low lot which fronts on Rivera Drive; v shifting the rear riot line of this lO'-aler lOt, the level section then wit' be attached to the property at the top of the bank, thus cor.- for sir: to the pattern which the city attempted to arrange on all of the lope lots in the Mills Estate, The i-'it v rEnpineo recommended approval of th? resubd_ivisiono Mr Richard Barberian, who irate-nes to purc-iase the strip to he sepa-rated, dl s cur-:>cd the -proposal wl lh t he i,ol�-mnission:: There were protests recorded, oral or written, On a mention introduced by CoMillsslotier # —indig, seco,ided by Commissioner Norberg and carried nanirr°ous?y on roll call, the resubdivision was approved in accordance with Ae map on file with the City Engineer, 2, PALO CORPORATION HEIGHT VARIANCE APPROVED, Chairman Ci.scul?i announced that; a hearing continued from the meeting of Ocbber 26, 1964, would proceed at this time on an application filed by Mr. Marry Lehrfold for Palo Corporation for a variance to p*-.V.)it construc- tion of an apartment: building 15 stories, 15S feet in height, in excess of code provisions limiting construction to 6 stories or 75 feet in height:, located at the northwesterly corner of Bellevue Avenue and Primrose Road, (Lots C, D, and I, Block 9, Burlingame Land Company Subdivision, Zone: R-4), A letter of justification, accompanying the application, bearing the signature of Edward 11. deliolf, project architect, read at the meeting of October 26, was re -read at this time, Reference was made to a communication dated October 12, 1964, from Mr. and Mrs. W.C,, Livingston, 1113 Rosedale Avenue, protesting the variance, read at the meeting of October 26., Chairman Cistulli recognized Mr, deWolf who placed on display a scaled model to illustrate the proposed improvement of the property and an artist's rendering of the building,, sketch submitted by Mrs del+olf shoved a contemplated change in the build- ig design - an offset approximately 10 "act to elini.nate the flat slab effect. Working with a scaled model to illustrate the type of building possible under present code Iii:iitations, Mr. dellol.f pointed out that practically the entire •,)roperty would be covered, In reply to inquiries concerning comparative population density, Mr, delvoif explained there would be a total of 144 apartment units in the 6 story building, figuring 24 units per floors in the proposed building, a total of 141 units. In reply to Commissioaer Pierce°s inquiry concerning -the reasoning which determined the 15 story height., Mr. deWolf pointed out that the building will contain approximately the sar.;e number of dwelling; units as would be legal according to code, with the added advantages of greater open areas and distinctive building design, thereby preserving to the owner the value of the property, In reply to Chairman Cistulli, Mr.. deWol£ rienti ones 212 parking spaces for the 141 units; the City Planner stated 209 are required, A paper prepared by the City Planner entitled "Analysis of Highrise Apartment �roposal, primrose and Bellevue" t=,as distributed to the Commission and read . its entirety. It was the Planner's conclusion that: "both the proposed :,ensity and height: aze too great", that the building not exceed II stories, 125 feet in height and contain no more than 1,.10 units;; "a reduction to 110 units w-i j-1 result- in a densit- of 1 80 r`:3rsons per acre, a limit: beyond which I do not: tllirik we s bull go°E -2- Commissioner Norberg, in reply to the Chair, expressed his position in favor of the higher building, in preference to the 6 story. Stating that she matter of population density is of primary concern, Commissioner Norberg uestioned the differing opinions of the project architect and the City elanner concerning the number of dwelling units the property could accommodate 141 units, according to the architect; 126 units, the maximum calculated by the City Planner. Commissioner Norberg commented additionally that the rectangle design of the building does not conform to the shape of the property. Modifications in the design would create a more attractive building. The City Planner stated that on a mathematical basis probably 141 units would be possible but that number, or even the 126 units possible under present height and story limitations, would result in severe crowding making the building unlivable and not economically feasible. Mr. deWolf stated that it has been established, following considerable study and planning, that 141 luxury -type units can be produced. In reply to an inquiry from Commissioner Kindig concerning water service installations and Fire Department requirements, a letter from Fire Chief Moorby, dated November 19, 1964, was read recommending installation of a 12 inch water main on Primrose Road, additional fire hydrants in the neigh- borhood and fire safety installations within the building proper. Concerning access for fire apparatus to the rear and possibly the sides of the building, Mro deWolf staffed there would be entry from either Primrose r Bellevue Avenue and space to drive completely around the building. Commissioner Kindia stated that he was not particularly opposed to the taller building but to the extremes proposed here; the square massive effect of the building should be modified; further, -the suggested density would establish a precedent for all similar properties. Commenting on the economic aspects of the project, Commissioner Brauner stated that he was willing to recognize that some increase in height is justified but the applicants have not established to his satisfaction the extent to which code limitations may be exceeded. Commissioner Pierce, agreeing that density is a matter of concern, stated that he would be willing to accept the City Planner's proposal of 180 persons per acre as a satisfactory guide for the present, which may cause hardship to the deve1q)per, but the Commission is entitled to a definitive answer on the degree of hardship. Commissioner Edward?. explained that in the past he has opposed high apartment buildings, when, in his opinion, the .location was not satis- factory; however, in the present situation this objection would not appear to exist since the area holds the potential for tremendous future apartment development. He stated that it is his belief that the building can be re- duced in height without jeopardizing the developer's investment, also there is room for improvement in the exterior design. Referring to the evident lack of neighborhood objection, no protests having been heard at the prior meeting, nor on this occasion, Commissioner Stivers stated that be would not object, despite the fact that the height far exceeds his ideas of what is best for the city. -3- Commissioner Norberg repeated his earlier comments in favor of the higher building, rather than the usual 6 story structure, commented on the seriousness of the density situation and requested that the architect rem )esign the building. Chairman Cistulli concurred with the previous comments expressing concern overtire impact of a tremendous concentration of people upon the cityls services and facilities and the neighborhood, itself, and suggested to Mr. deW olf that he consider a compromise in view of comments heard from men- bers of the Commission. In a lengthy period of discussion, For deWolf agreed to reduce the height by two stories. Fir, Peter Paplas, 960 San Antonio Road, Palo Alto, repre- senting the prospective purchaser of the land, Mr. E.T. Comstock, agreed that the owner would assume the cost of installing the water main on Primrose Road and the fire hydrants., The City Engineer indicated an approx- imate cost of $7,000,00 to $8,O00o00 for these installations. A motion was thereafter introduced by Commissioner Edwards approving a variance to Palo Corporation forthe property described in the application and plot plans on file; the building not to exceed 12 stories and 130 feet in height, measured from ground level; to contain no more than 120 dwelling units; the developer to meet all of the requirements of the Department of Public Works and the Fire Department outlined in the letter dated November 19, 1964, bearing the signature of Fire Chief Moorby; the building to be redesigned from the present rectangular shape; either two rectangles offset at least 15 feet or two wings set at an obtuse angle, Motion seconded by Commissioner PL-rce and unanimously carried on roll call rote. The applicants were advised that the variance would become effective on December �, 1964, provided there was no appeal. The hearing was declared concluded,, RECESS The Chair declared a recess at 10:15 p.m. CALL TO ORDER Chairman Cistulli called -the meeting to order at 10:20 p.m., HEARINGS (cont")" 3a REZONING TO R-3A IN LYON AND HOAG SUBDIVISION, Chairman Cistulli announced that a public hearing, continued from the Ocbber 26, 1964, meeting; on reclassification of certain properties in the Lyon and Eloag Subdivision from R"l (single —Family) District to R-3A (low density multi -family) District would proceed at this time. The City Planner, in *reply to Chairman Cistulli, recalled that the hearings .,:ere continued over a period of some months for the Public Works and Fire Departments' comprehensive study of the water supply in the area and the City Engineer's cost estimate for the service installations for multi- family zoning,, The City Planner referred to his report, suhmitted previously to the -4o Commission, entitled "Water Supply For Rezoned Area", commenting on the costs of replacing existing water lines The City Planner reviewed the backcyround of the city's adepting the R-3A zoning classification and circumstances which influenced the Commission to consider its application on a limited basis in the easterly section of the city. The City Planner referred to a comprehensive land use survey of the Lyon and 11oag Subdivision, completed in 1963, showing the: use and physical condition of every property in the area. A map,with the boundaries or the area proposed to be rezoned delirL�.Cated thereon, was placed on display and reviewed by the City Planner at some length; multi. -family construction permissible under the proposed rezoning was explained. Stating the purpose of the rezoning "to permit redevelopment of some older buildings which are dilapidated, past remodeling, or re -building as single-family dwellings" the City Planner explained there will be pro- vided a type of classification where those who do not wish to change their buildings, or sell., can live with the new construction, since the height limitation is identical with that in the R--1 classification. A report prepared by the City Engineer, dated November 20, 1964, stated that tests conducted by the Fire Department established that the present flow is adequate for R-1 properties; however,the proposed multifamily zoning will require a flow or' 3000 gallons per minute, double the existing flow The report stated that there will be required all new installations with a considerable amount of 12 inch and 8 inch water mains within the area; also, outside of these limits. The City Engineer estimated an aplrroximate cost of $50,000,00, or,for an average lot, 50 by 150 feet, roughly $540.00 per lot. He stated that, in addition, the city would be: required to expend a similar amount to replace part of the system which is at present inadequate. In reply to an inquiry from the Chair, the City Engineer and City Planner discussed assessment district procedures whereby the property owners would pay for the cost of the improvements. Comments from the audience were invited Mr. W.H. Dalton, 133 Bloomfield Road, protested the engineer's estimate as exorbitant; he questioned whcufier the cost would be reduced if services were replaced throughout the entire area at one time, also if there would be an additional cost for sewer installations The City Engineer explained that funds are not available to finance the city's share of the costs of replacing the entire system; he stated that new sewer installations are not considered necessary, Mr. Joseph Giacalone, 233 Arundel Road, objected to the crest side of Arundel Road, between Burlingame and Howard Avenues being included within the area to be rezoned. tie Footed that, with the exception of this one street, all other properties similarly located, between Burlingame and Howard Avenues, have been excluded,, he stated that his property is in excellent condition as are others on both sides of the street, Mr. Joseph Flanagan, 229 Arundel Road, whose property is within tho arAa proposed to be. rezoned, objected to intrusion of apartments into a resi- ential neighborhood and stated that the i►iprovemett q4 st quoted by the ity Engineer would create a financial hardship to puny of the home owners. Mr. Robert L. Anderson, 129 Clarendon Road, stated that he was not particu- larly opposed to the reclassification but protested strongly expenditure of city funds for the installations on Peninsula Avenue, described by the City Engineer, which, he stated, would create a double burden on the . properties within the proposed rezoning. He objected to the three story height limitation -in R-3A and requested a reduction to two stories. Commissioner Edwards, commenting on the many requests for variances to; permit multi -family use in the area, submitted to the Commission over the past several years,. and the land use study accomplished by the City Planner at the request of -the Commission, stated that limited apartment use wi13 upgrade the area..by permitting new and modern construction, replacing older properties in poor condition. Mr. Angelo Dellacasa9 141 Victoria Road, stated that, there are some properties throughout the area which should be condemned as unlivable. In reply to Commissioner Kindig's inquiry concerning; the height of apartment buildings permitted by variance in other sections of the city, particularly in the Broadway area, the City Planner stated that in most cases the build- ings are two stories with garages and dwelling units on the ground level and additional units above. the City Planner stated thatthe minimum square footage area per unit in the R-3A classification would limit the majority of properties to no more than five units and :1-three story, five unit building is highly unlikely. In additional comment, the City Planner stated his opinion that the reclassi- fication will prove beneficial; some properties will suffer initially but the end result will be a form of self -redevelopment of advantage to the entire city, The City Planner suggested, in deference to those concerned over possible assessment district costs, that the hearing be declared closed at this time, the Commission to withhold its decision until the next regular meet- ing when additional material would be submitted pertinent to the improve- ment costs. In reply to an inquiry from Commissioner Kindig, the City Planner firmed that the -Commission may take action at the next rei:ular Poetinl+ to roduce the hnundartes'of the subject area, if the hearing were to be declared closed at this time. Mr. W. Downey, 120 Bloomfield Road, urged the Commission to disapprove -the re- classification at the present meeting. Commissioner Kindig introduced a motion declaring the public hearing closed, the subject to the continued to the meeting of December 28, 1964,, for_. action. Motion seconded by Commissioner Edwards and declared carried unani- mously on roll call. Commissioner Kindig suggested the three story height limitation and deletion of properties on the westerly side of Arundel Road between Howard and Burlingame Avenues be pursued at the next study meeting. -6-* 4. DIRECTIONAL SIGN ON BAYSHORE HIGHWAY APPROVED. A letter dated October 17, 1964, was read from Mr. henry Paerl requesting permit to place a sign on vacant property on the Bastexly side of Bayshore Highway, opposite Cowan Road, to direct patrons to The Flying Dutchman coffee shop at 835 Cowan Road. The communication stated that authorization to place the sign has been given by the Mel Massolo Realty Company, Millbrae, representing the land owner. A sketch of the sign was submitted, showing the face; board 3 feet high by 6 feet long, attached to ground posts, the sign to be mounted on the posts 4 feet above ground level. Stating that he is familiar with the situation, the City Planner informed the Commission that Mr. Paerl does have a problem. His location in an industrial building is difficult to find and the small sign at the front is not easily seen. The City Planner suggested approval of the permit. Mr. Paerl explained that the sign will be more or less temporary in the location since the land is being filled for eventual development. There were no protests recorded, oral or written. Commissioner Pierce introduced a motion approving a permit to Mr. Paerl„ personally, for a period not to exceed one year from date, the sign to conform to the draw- Ing on file. Motion seconded by Commissioner Norberg and declared carried on the following roll call: AYES: COMMISSIONERS: Brauner, Cistulli, Kindig, Norberg, Pierce NOES: COMMISSIONERS: Stivers (objected to granting a permit for a sign on property not owned or occupied by the applicant) ABSTAIN COMMISSIONERS: Edwards (stated he was absent from the discussion at the study meeting) ABSENT COMMISSIONERS: None S. VARIANCE APPROVED APARTMENT BUILDING ON DUPLEX PROPERTY.1125 Capuchino Ays An application for a variance filed by Mr. W.R. Cullen proposed to construct a six unit apartment building on second -residential property at 112S Capuchino Avenue (Lot 10, Block S. Easton Addition Subdivision). A letter dated November 6, 1964, from the applicant informed the Commission that an older home on the property will be removed; the site, situated between two existing six unit buildings, is on the street where there are six multiple buildings in existence. A set of preliminary drawings accompanied the application. The City Planner, in reply to the Chair, noted that construction follows the pattern of other developments on the street,which the Commission per- mitted by variance. The Chair invited comments from the floor. -7- Mr. Stephen Sacco, 1142 Capuchino Avenue, reviewed the plans and thereafter indicated no objection, !r. Nicholas Melnick, 1127 Capuchino Avenue, immediately adjacent to the subject property, when informed that the building would not exceed two stories, stated that he would not object. The applicant, in response to an inquiry concerning landscaping, called the Commission's attention to data included on the drawings. On a motion introduced by Commissioner Norberg, seconded by Commissioner Kindig, the variance was approved in accordance with the plans on file, on the following roll call: AYES: COMMISSIONERS: Brauner, Cistulli, Kindig, Pierce, Norberg, Stivers NOES: CON04ISSIONERS: None ABSTAIN COMMISSIONERS: Edwards ABSENT COMMISSIONERS: None The hearing was declared concluded and the applicant advised the variance would become effective December 8, 1964, provided there was no appeal. 6. LOT COVERAGE VARIANCE FOR GARAGES GRANTED LEDGER CONSTRUCTION COMPANY. An application filed by Ledger Construction Company requested a variance to. exceed permitted lot coverage in the garage portion of a proposed apartment building at 41-47 E1 Camino Real (portions of Lots 25 and 26, Dlock 1, Glenwood Park Subdivision, Zone: R-3) . oil'ye A set of preliminary drawings was filed. A letter dated October 30, 1964, from the applicant stated that it is pro- posed to erect an 18 unit apartment building on the property - spaces for 24 cars in underground parking; a concrete deck over, the parking area will be approximately 3 feet 6 inches above grade. Exclusion of the deck from the lot coverage percentage is requested since it is intended to convert this area into an attractive patio for the convenience of the tenants. Mr. Gunther Alberts, the building designer, was in attendance representing the applicant. The City Planner, in reply to the Chair, informed the Commission that the building proper is within the required lot coverage; only the garage portion below the deck is excessive. He stated that the parking is rather difficult but the required number of spaces are provided. The deck will become an open court, which -is rather an attractive improvement. The City Planner stated that so long as the building, is within the legal coverage he finds no objection to the variance. Comments from the floor were invited. A gentleman representing Dr. Charles Z. Terris, owner of the Carol Apart- ments, SS E1 Camino Real, indicated no objection, following examination of the plans. In reply to Commissioner Norberg's inquiry, Mr. Alberts described land- scaping planned for the deck patio and the front of the premises. >gm A comment from Commissioner Norberg objecting to the open parking at the rear initiated a period of discussion, during which :it was pointed out that the arrangement is in conformity with the code. .; motion was thereafter introduced by Commissioner Brauner approving the variance in accordance with the plans on file, the area at the front of the building to be attractively planted and maintained. Motion seconded by Commissioner Kindig and declared carried on the following roll call: AYES: COMMISSIONERS: B3aune r, Cistulli, Kindig, Pierce, Stivers NOES; COMMISSIONERS: Norberg ABSTAIN COWU SSIONERS: Edwards ABSENT COWiISSIONERS: none The applicant was advised the variance world become effective December 8,1964 provided there was no appeal. The hearing was declared concluded. Commissioner Kindi; suggested a review of parking regulations at a future study meeting. 7. SPECIAL PERMIT GRANTED FOR DRIVE-IN THEATRE. The City Planner, in reply to the Chair, recalled that several months ago the Commission approved it principle a drive-in theatre on a portion of the Lands of Keyston, easterly of the Bayshore Freeway, but reserved final decision until reports were submitted by the City;s Engineering and Fire lepartments. The City Planner stated that he has been informed by Fire Chief Moorby that the plans include all of the Fire Department requirements. Reference was made to a sign shown on the plans, to be located off the theatre site, which the City :Manner stated is not a part of the present hearing. A letter was read from Mr. David H. Keyston, dated November 11, 1964, releasing the city from any responsibility for drainage problems or flooding that might occur at the proposed drive-in theatre property. The City Engineer pointed out that the site is not now nor will it become part of a subdivision until the land is filled to an elevation meeting the city's standards. The City Engineer stated that presumably there will be no operation of the theatre until public utilities are installed and accepted to serve the site. In further comment, the City Engineer insisted,.since there is the danger of water on the property and possible flooding, the developers take the necessary precautions to prevent storm waters from entering the city's sanitary sewer system. 4r. David Keyston agreed that pureping equipment will be installed. Mr. Keyston discussed entrance and exit routes, pointing out that there will not be the concentration of traffic entering or leaving at a certain tire, such as exists at the Hyatt Music Theatre, He stated that there will be a choice of three routes open to drivers leaving the grounds, 9- In reply to an inquiry from Chairman Cistulli concerning policing, Mr, Vincent Rainey, architect, explained that he has had considerable ex- perience with such operations and rarely are there problems of policing within the grounds. The City Planner referred to a letter on file from Chief of Police Lollin to the effect that no unusual, or other than ordinary, police surveillance is required. On a motion introduced by Commissioner Norberg and seconded by Commissioner Pierce, the use permit was approved in accordance with the plans submitted, subject to the owners meeting all requirements of the City Engineer. Motion declared carried on following roll call vote:: AYES: COMMISSIONERS: Brauner, Cistulli, Edwards, Kindig, Norberg, Pierce NOES: COMMISSIONERS: Stivers ASSENT COMMISSIONERS: None The hearing was declared concluded. ADJOURNMENT On a motion introduced by Chairman Cistulli and seconded by Commissioner Kindig, the meeting was adjourned at 12:10 A.M. in respect to the memory of James H. Mitchell, former member of the City Planning Commission for many years, who recently passed in death. Respectfully submitted, John J. Brauner Secretary -10