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HomeMy WebLinkAboutMin - PC - 1964.02.10'd' CITY OF BURLINGAME PLAINNING COMMISSION COMMISSIONERS PRESENT Brauno,- Cistillli Kindig Moore Norbe r p St.ivers CALL TO ORDER COMMISSIONERS ABSENT Edwards An adjourned regular meeting of the from January 27, 1964, was called to Chairman Brauner presiding. R01, CA#,I, February 10 1964 OTHERS PRESENT City Attorney Y.armel City Planner Mann Burlingame Planning Commission, order on the above date at 8:00 p.m., The Secretary's roil call recorded the above -named members present. Commissioner Edwards, absent from the city on business, was excused. HEARINGS Chairman Brauner announced that two public -hearings continued from the meeting. of January 27 would proceed at this time. 1. F ENCE HEIGHT AND SETBACK VARIANCES, RAYMOND L. SINES, APPROVED. An application filed by Raymond L. Sines concerned two variances: First, to exceed the legal P.iaximum fence height of six (6) feet and, secondly, setbacks for a proposed Sauna Bath and a garden house on property located at 400 Chapin Lane, at the intersection of Chapin Avenue and Chapin Lane. Members of the Commission agreed with the Chairman's suggestion to con- sider the application in two Parts and treat the matter of the fence height independently of the setback variances. The Chair recalled that the original request was for a variance to per - nit a ten (10) foot high fence but at the January 27 meeting; fir. Sines agreed to reduce the height to eight (8) feet. The proponent was invited to proceed, FENCE HEIGIM, Cyrus J. HcMillan, attorney, representing the applicant. referred to code section 1978 providing for fence height variances and recited con- ditions unusual to the subject property, as follows: The location is at the "dead-end" of Chapin W.arie and, including; the Sines` home, there; are just three properties on the block, One is in the Town of Iiills- borough and the other, on the opposite side_'of Chapin Lane from the Sines, is partially in Burlingame and partially in Hillsborough. There is little traffic so that there should be no problem of public hazard. Both of the other property owners are aware of the proposed fence and have voiced no objection. 11%fr. McMillan stated that the existing fence is wire covered with shrubbe,Yv and at least ten feet high. The fence is very old and the posts have deteriorated, The applicant proposes to substitute a now subbi%,ssi ial fence two feet less In heights in reply to the ChaiTls inquiry, there were no ether speakers, pro or cote, Conmissi.oners .:acre invited to .comment, Commissioner Cistulli slated that allter a personall vis-it to the property and close inspection of the exist- ing fence he was of the opinion that a now fence would not only improve the appearance of the property but would be pleasing to the neighboring owner as well.. Commissioner Stivers reported also of his personal inspection of the property. It was the consensus that the fence should extend high enough so as not to destroy the external appearance of the property since the garage and accessory structures extend to a height greater than eight feet, Commissioner Norberg introduced a motion to approve the variance to permit a fence to a height of eight (8) feet, as shown on the sketches submitted, on the Chapin Lane fyontaget extending from the garage'to the northwest corner of the property, including suitable landscaping between the fence and the sidewalkp Motion seconded by Commissioner Kindig and carried unanimously on -roll call vote. SETBACK VARIANCES CHAPIN LANE. Chairman Brauner announced that the applicant requests a variance from the provisions of code section 19SS,"Setback on Corner Lots' to per- mit a Sauna Bath and garden house to be built within one foot to two feet of the fence on the Chapin Lane side. The code requires that on corner lots in R districts there shall be a setback not less than 7=1/2 feet from the street which runs parallel with the length or the lot. Mr. McMillan stated that a garden house had been in use for many years but the lumber was deteriorating to the extent that it had to be removed. A concrete slab was left in place and it is the owner's intention to place new siding and a roof on the existing slab. The original structure was within one foot to two feet of the fence. Relocation would be diffi- cult due to a pond, which is part of a waterfall, and the swimming pool. The applicant requests permission also to convert a tool shed, constructed some years ago. as an addition at the rear of the garage, to a Sauna Bath within one foot of the property line utilizing the original slab floor. It is impossible to move the building further into the yard because of a large redwood Tree, -2- in reel*r to the choir's inqu q.r;.p there were no further -comments from the flour. Chairman Srauner stated that he inspected the property quite thoroughly to determine whether there were exceptional circumstances or conditions which would apply, The more or less isolated location at the "dead end" of the street, the absence of cross streets feeding traffic into the area and the fact that there are just three houses on the block certainly Mould appear to create a unique situation and variation from the setback requirements for a corner propez tyo Commissioners Stivers„ Cistulli and Norberg. expressed concurrence with the Chairs comments, A motion was thereupon iWtY•oduc;�:d by Co-mmissioner Alorberg app;•oving set-, Dock variances as rliq .est-ed to De"•_"m it eE nstruet.-io of a Sa+.831%, Bath in <5?? C -�, nsS ftg tool ?had within ons, of the Chapin Lane property line and ; w G d a ga d,-n uff ease or as`cing c onerete slab within two feet of the; Chapin ha��e pzope5 ty line, .gin accordance with sketches submitted " otion second-: d b tc-mmissio, er Cistulli and carried unanimously eh roll wall vote. The applicant was advised that the variances would become effective on February 18, 964, provided there was no appeal. The hearing was declared concluded, 2. PROPOSED `AMENDMENT TO ORDINANCE CODE (ZONING): Regulations for Ra3A District9_, Chairman Rrauner announced that the hearing on a proposed amendment to the ordinance code .to provide for a new zoning classification "R-3A District" (Multi -family, low density), and to regulate its use. con- tinued from the meeting of January 27, 1964, would proceed at this time. The City Planners in reply to the Chair's request to review proceedings to date, noted that the hearings have carried over through several meetings. At the meeting of January 27, the ordinance was not reviewed in its entirety but the discussion was limited more or less to the ques- tion of garage requirements and to a proposed new section which would provide a formula for computing; number of dwelling; units when two or more lots would be combined to create one property. Chairman Srauner referred to comments at the last meeting when the Commission was unable to reach agreement in the matter of garage require- ments and suggested, as a compromise, and to expedite the transmittal of the ordinance and related papers to the City Council, that'the section pertaining to garage requirements be amended by deleting the first sen- tence which provides that "Garages or carports shall be provided in accordance with the provisions of Chapter 25.70 of this Code". Commissioner Norberg noted that the basic parking ordinance provides for some open parking spaces in lieu of all covered parking; under certain conditions, i.e., when there are more than six units in an apartment building. It would seem to be only fair that a similar formula should apply in R-3A where an owner. who would build a small building. perhaps -3- up to six units,. would be permitted some open parking, fie suggested that such open parking could be considered when computing lot coverage, Commissioner Norberg stated that he was not satisfied that simply deleting the sentence, as suggested by the Chair, would be the answer, The majority of Commissioners agreed that the proposed R-3A Districto applied discriminately, on an area basis, or in some individual situa- tions where the existing R-3 would not apply, would fill a recognized need for a transitional or buffer zone between the R-3 and first resi- dential districts. it was noted that duplex,, or two-family construc- tion: wb ch for years was a form of buffer zoning, has been virtually at a standstill. Commissioner Find g stated that he Felt Commissioner Norberg: s comments I ad merit and deserved some consideration. However, he expressed con- cern that open parking, if permitted ?n the sy:aller apartment develop.- ments would lead to parking in the areas which should be reserved for yards and open spaces. In additional comment, Commissioner Kirdig offered. the suggestion that the ordinance be approved as written with the understanding that the Commission shall undertake a study of the basic parking ordinance. All Commissioners, except Covivissionor Sti.vers who stated that he (lid not understand what was b,,,d r agreed that there was a need for such an addition to the Code. A notion was thereupon introduced by Commissioner Norberg approving the ordinance establishing an R-3A District and regulating the use of real property in said District and directing the preparation of necessary legal documents by the members of the staff for submission to.the Commission at its next regular meeting. Motion seconded by Commissioner Moore and declared carried on the following roll call vote:: AYE: COMMISSIONERS Brauner, Cistulli, Kindig, Moore, Norberg NOES: COMMISSIONERS None ABSTAIN COWU SSIONERS Stivers ABSENT CONiI•fISSIONERS Edwards The hearing was thereafter declared concluded, ADJOURNMENT The meeting was regularly adjourned at 9:05 p.m., to be followed by the study meeting regularly scheduled for this date. -4- n FOR STUDY: 1. VARIANCE. Bernard Stack, 1225 Laguna Avenue. R-3 use of first - residential property. Mr. and Mrs. Bernard Stack and Mr. R.E. Onorato, the draftsman, were in attendance to discuss plans for a 'Lour unit apartment building and four covered parking spaces on property owned by the applicants. The Commission was advised that there is in existence a single-family dwelling* probably 45 to 50 years o d which in spite of regular repiairs. ?.Md maintenance. is in poor condition and wi11 have to be -replaced soon. 'glee lot is SO feet by 120 feet - -he zoning is R-J. , immediately a.d acen6� to R-3. The City Planter noted that there is Rw3 zoning starting on Laguna Avenue;, just south of RhinetWe, which carries through in a straight line to the El Canino. In discussing the plans, Mr. Onorato mentioned that the lot coverage is 48%. Commissioner Norberg questioned Mr. Onorato concerning a fire escape which was shown on the drawings. fir. Onorato stated that this is per- missible in I eu of a second staircase on two-story buildings. Commissioner Norbert; suggested that some thought be given to providing another staircase in place of a bilcony and eliminating the fire escape. The application was scheduled for hearing on February 24. 2. VARIANCE. Carl M. Fiske. 2012 Devereux Drive-. Lod: Coverage. An application filed by Air. and Pars. Carl M. Fiske requested permission to remodel and convert an existing :patio into a family room and, in ':he same remodeling�bake available to the main house by an inside stairway two existing roams which are accessible only from the outside. The re- sultant structure will exceed the permitted 40% lot coverage. . A preliminary drawing, photographs and a letter from the applicant were filed. Mr. R.E. Onoratoi °:draftsman, discussed the plans with the Commission and pointed out ghat the variancb request is to exceed the legal 40%.by 8%. Commissioners agreed to a public hearing at the meeting of February 24 and to inspect the.property in the meantime. 3. VARIANCE. Ub*al-do Siboldi. To permit lot with less than average _wjdtb of 50 feet A variance application filed by -Mr. and Airs. Ubaldo Siboldie 811 Bayshore Boulevard, requested permission to combine a portion of one lot with an existing Iota the result being a :lot with less than an average width of SO feet _Sd w A plot plan and a. letter of justification were filed by the applicant. The City Planner noted that the one lot which has :Frontage on Bayshore Boulevard (Lot 3) is an existing lot. The area,wh:ich the applicant } wishes to attach to that lot is a portion of a lot.. which is completely land -bound and cannot be used for building purposes'unless combined with a lot with `street frontage. The City Planner advised that a structural encroachment which shows on the drawings between Lot 11 and Lot 6 no longer exists. Following a review of the drawings and discussion with the applicant, the matter was scheduled for hearing on February 240 4. :VARIANCE - Sylvester J. McAtee. 724 Concord Way. To reduce rear setback from IS feet to 3 feet. An application filed by Sylvester- J. McAtee'. Jr., ;requested a variance to reduce the 15 foot setback on the rear property line at 724 Concord Way to 3 feet to permit construction of a 233 square feet (11 feet 8-inches by 20 feet) work shop and storage area to the rear of and attached to the garage, A letter of justification and plot plan accompanied the application. Following a discussion with Ar; McAtee, Commissioners agreed to inspect the property and scheduleda public hearing for February 24. 5. SPECIAL PERMIT 1500 Bayshore, Ltd. (Keyston Bros.).- Theatre, An application filed by 1300 Bayshore Ltd., requested a use permit to construct and .operate a theatre on property located at 1310 Bayshore Highway, on the easterly side of the street opposite Hyatt House Hotel. The zoning - M-1 (Light Industrial), A photograph and preliminary plans were submitted. Mr. David Keyston was in attendance representing the applicant. The Commission was advised that the building will actually be a "theatre in the round"iiith a seating capacity of approximately 2500. There are 188 parking spaces on the property. The lease arrangement with the; pro- ducer who will operate the theatre requires a total of 800 spaces on the premises or ion adjacent property, Mr. Keyston staked that the parking should present no problems since.there are spaces available on other properties owned by the applicants. Following a review of the plan and discussion with Mr. Keyston,the application was scheduled for the regular meeting of February 27a 6. UNDERGROUND GARAGE AND LANDSCAPE PLANS. Mr. Jack Clang submitted a plan for underground garages in connection with a proposed apartment building on Carden Court in the.Mills Estate. The code provides that where garages are to be constructed below ground level and there will be projection of such garages into any yard or building setback area, the parking plans and the landscape plan -6- for the surface of the structure shall come to the Planning Commission for approval before a building permit shall issue. In reviewing the riaterial submitted by Air. Clang, Commissioners requested that an actual landscape plan be submitted in time for the regular meeting of February 24. 7. PROBLEMS OF WATER SERVICE FOR INCREASED DENSITIES. A paper prepared by the City Planner reported of discussion with the Fire Chief and the City Engineer concerning the steadily increasing bur- den upon the city°s cater service facilities as the result of multiple dwelling construction and resultant higher population densities;and suggested as a possible solution to the problem that the Commission con- sider the ratter of water pipe replacements, where indicated, as a part of zoning or variance proceedings. S. IMPROPER USES IN M-1 DISTRICTS. The City Planner referred to a memo directed to the Commission under date of December 17, 1963, in which he discussed the matter of uses in the industrial zoning,and suggested that the Commission review the present ordinance at a. etudy meeting in the near future. ADJOURNMENT The meeting was regularly adjourned at 10:30 p.m. Respectfully submitted, Edward A. Moore, Secretary- -7-