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HomeMy WebLinkAboutMin - PC - 1965.03.22CITY OF BURLINCAME PLANNINC COMMISSION COMMISSIONERS PRESENT Brauner Cistulli Edwards Kindig Norberg Pierce Stivers CALL TO ORDER COMMISSIONERS ABSENT None ?March 22, 1965 OTHERS PRESENT City Attorney Karmel City Planner Mann City Engineer Marr 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 CALL The Secretary's roll call recorded all members present. MINUTES Minutes of the meeting of February 24 and the meeting of !larch 8, 1965, previously submitted to members, were approved and adopted. HEARINGS Public hearings, pursuant to public notice, were conducted as follows: 1. SPECIAL PERMIT APPROVED FOR HOTEL AND RESTAURANT BAYSHORE HIGHWAY. An application filed by B.I. and Teresa Bearint, 101 South Magnolia Avenue. Millbrae, owners of industrial Property in the City of Burlingame, requested a special permit for hotel and restaurant use of Lot 4, Bearint Industrial Park Subdivision, on the northeasterly line of Bayshore High- way. A letter of explanation from the applicants dated February 20, 1965, a map of the location, a set of Preliminary plans and Proposed preliminary specifications for a P.arada Inn hotel were filed. When the Proposal was first presented to the Commission at the study meeting of March 8, Dr. Bearint stated that he is negotiating a land - lease agreement whereby the property will be improved and developed by Ramada Inns, Inc., owners and operators of a chain of hotels and restaur- ants, Chairman Cistulli recognized Dr. Bearint who introduced MT. M.Jack Ferrell, Senior Vice President and Director of Ramada Inns, Inc. A sign detail was not included in the drawings submitted by the appli- cant. The City Planner, in reply to Commission comment, explained that the sign permit is processed independently of the use permit in compliance with the requirements of the sign code. Mr. Ferrell stated that the standard "Ramada" sign measures 24 feet wide by 36 feet high; however, where there is conflict with local cones, the sign is redesigned to conform. Mr. Ferrell mentioned that there will be 154 guest units in the hotel. To provide the proper ratio of on -site parking, the building will be three stories in height. lie stated that in some locations frame build- ings have been built due to local influences but in the majority of situations the construction is reinforced concrete, which is the developer' preference; soil tests for foundation requirements will determine whether this method of construction is practical in this location. An artist's depiction of the completed project was placed on display. Dr. Searint stated that the site is approximately 3-1/2 acres in size. Commissioner Norberg expressed the opinion that the applicant should be required to comply with the submitted plan, which indicates Class A i steel frame construction, otherwise, submit a revised proposal. Commissioner Kindig suggested that if the permit were to be granted con- ditioned on a specific method :of construction which later proved im- practicable due to conditions inherent in the property the applicant resubmit on this phase only. Mr. Ferrell stated that for economic reasons he would not attempt to com- mit to a specific method of construction before test borings were made. Ile requested approval of the use permit assuring the Commission of the developer's willingness to comply with local building regulations and code requirements. Commissioner Norberg stated that economically there are distinct advan- tages to concrete over frame, particularly in hotel construction where safety is of primary concern. In reply to Commissioner Kindig, Mr. Ferrell stated that the restaurant building will include a lounge and meeting rooms accessory to the hotel; the restaurant, including a pancake shop and ice cream parlor, will operate 24 hours; drive-in service is not offered. Commissioner Norberg, commenting on the existing traffic congestion in the area and the additional burden to be created by the proposed pro- ject, questioned whether an assessment district might be formed by the owners in the area to improve the situation as an interim measure until reconstruction of the overpass is accomplished. In a period of discussion, Mr. Ferrell stated that the hotel will serve the airport primarily, providing its own guest transportation to and from the hotel. He stated that it is not expected that there will be a heavy volume of guest automobile traffic. -2- The City Planner stated that at present conditions are not favorable for j the temporary road proposed by the Keyston interests to bring traffic in from the freeway southerly of the overpass since the.cost will be con- siderable and the State will not provide any of the financing; so far as the .overp°ass construction, an optimistic guess would be three years. The City Planner mentioned that it is now possible to travel old Bayshore Highway as far as the airport. Commissioner Norberg suggested a plan whereby a cutoff at the easterly end of the overpass, dividing the traffic as it comes off the overpass, would direct two lanes into Bayshore highway. The City Engineer and City -Planner stated that this has been discussed, in fact, was mentioned by York and Dady, Civil Engineers, in connection with the overpass reconstruction but up to the present has not been pursued as. a separate project, The City Planner suggested holding the subject for the Commission's next study meeting. A communication dated March 22, 1965, from Reginald E..Moorby, Fire Chief, stated that adequate on -site water mains and hydrants will be required for fire protection, in accordance with code provisions; final working plans should show the installations when application is made for a build- ing permit. The City Planner reported that he discussed the matter with the Fire Chief who pointed out that the distance from the nearest existing fire hydrant to the rear of the.property is considerable, therefore, a fire hydrant should be located in that area and possibly another installed on the property between the restaurant and the hotel buildings. In reply to the Chair's invitation for comments from the floor, Firs, Alice Steele, who stated that she resides in the Broadway -Burlingame area, speaking from personal experience, reported that Bayshore Highway from Millbrae north to the airport,'is extremely congested, carrying its full capacity of vehicular traffic at the present time, The City Engineer stated that after careful study he finds no basis for objecting to the project from an engineering standpoint. All of the off -site utility installations have been completed, fie commented that existing traffic congestion undoubtedly will increase but the city is hoping for a solution in a few years. In reply to Commission inquiry, the City Engineer reported that there are adequate water mains for two on -site fire hydrants. In reply to Commissioner Brauner's inquiry whether the applicant would accept the Fire Chief's requirements for_on-site installations, Mr. Ferrell replied in the affirmative. Reference was made to a strip 36.,67 feet in width between the face of the curb and the property line, which is city -owned and held for possible future street widening purposes, shown on the developer's site plan as part of the area to be landscaped. ?sir. Ferrell explained that Ramada Inns will landscape and maintain the area under whatever restrictions the municipality may care to impose, -3- } A motion was introduced by Commissioner Norberg to approve the use in accordance with the plans submitted; except that in the area where the sketches vary with actual property Lines the developer will provi-de and maintain suitable landscaping (city -owned strip 36 feet wide between curb and property line); approval of the use shall not imply approval of the sign, which shall be processed.in accordance with sign code require- ments; developer to meet fire department conditions for on -site fire protection. Motion seconded by Commissioner Edwards and carried unani- mously' on roll call. The applicant was advised that the permit would be effective on April 6 provided there was no appeal. The hearing was declared concluded. 2. TO AMEND ORDINANCE CODE M-1 DISTRICT REGULATIONS. (continued) Chairman Cistulli announced that a public hearing to consider amending or revising code sections permitting certain commercial uses and residential accessory uses in the industrial area (M-1 District), continued from the meeting of February 24, would proceed at this time. The City Planner, in reply to Chairman Cistulli, reported that several communications were received in his office in response to a letter from the Chamber of Commerce to members and industrial firms for opinions on the proposed changes. The City Planner read communications from: Burlingame Chamber of Commerce, signed by Alan M. Hedden, M.D., President, to Chamber of Commerce Members and Industrial Firms; Harry N. Nelson, .President, Adolph Blaich, Inc., 1800 Rollins Road; Karl It. Mausser, Mausser Electric Co., Inc., 236 Lorton Avenue; Florence Gunnburger, President, General Distributors, 860 Mahler Road; R.W. Reed, President, Montgomery Brothers, Inc,, 1831 Bayshore Highway; D.B. Dalziel, Dalziel Plumbing Supplies, 2741 Sixteen Street, San Francisco (warehouse - 825 Mahler Road) ; Percy A. Wood, President, Peninsula Manufacturers Association; M.J. D'Anjou, President.First Federal Savings and Loan Association of Burlingame; Director, Burlingame Chamber of Commerce; W.C. Stafford, P.R. Mallory and Company, Inc., 801 Mahler Road; George-N. Keyston, Jr., President, Anza Pacific Corporation, 1290 Bayshore Highway; S.E. Orr, Jr., Diesel Parts and Equipment Company, 1390 Rollins Road; Donald J. Robertson, Manager, South -Western Publishing Company, 11 Guittard Road. In general, comments from correspondents (1) recommended regulations pro- hibiting retail or commercial activity in the area because of problems of traffic, parking and general confusion generated by retail businesses; (2) differentiate between consumer -oriented retail and commercial estab- lishments and industry -oriented retail and commercial establishments, permitting the latter in industrial areas and confining consumer -or family -oriented retail outlets to existing commercial districts; (3) if zoning of a more restrictive nature is contemplated, all owners of such lands should be notified by letter and extended the opportunity to state their opinions to the Planning Commission and City Council; public notices in newspapers are .insufficient. -4- The Chair recognized Dr. Alan M. Hedden, Chamber of Commerce President, who reported that the Board of Directors at its last meeting unanimously endorsed the proposed revisions, recommending adoption of regulations which will restrict the area to industrial use and eliminate ambiguity which may exist in the present rules. Mr. Albert Kaufmann, owner of Kaufmann's Camera Shop, 1352 Broadway, stated his position in favor of the amendments. Referring to the communication from Air. George N. Keyston, Jr., that an attempt be made to redraft a set of zoning regulations differentiating between "consumer oriented" and"Industry-oriented" types of operation, the City Planner requested the Commission to consider this approach. The City Planner expressed concern that the commercial uses permitted thus far may create a precedent whereby the city has no defense against retail or service businesses locating in the industrial area, which was never intended; he mentioned particularly the super -market type of grocery store and discount houses, which require large areas of land for buildings and parking. The City Planner commented that it is his opinion that restaurants, motels or hotels are useful and useable by the people in industrial areas. A period of discussion was initiated by Commissioner Brauner's comment that a discount house possibly would contribute substantially to the city's tax revenue; he questioned, therefore, whether this type of business should be arbitrarily excluded. The City Planner explained that such facilities are permissible.in com- mercial zoning; however, large retail establishments and the resultant traffic are not desirable in an industrial zoning. Chairman Cistulli and Commissioner Edwards commented briefly on their personal knowledge of this type of operations concurring with the com- ments of the City Planner that they are not appropriate where the use is predominately industrial, Commissioner Edwards stated his opinion that there -is an area of sepa- ration between commercial uses compatible with industry and those which are not. He suggested that by working with the present code regulations it may be possible to define and separate the uses. RECESS The Chair declared a recess at 9:45 p.m. CALL TO ORDER The meeting was called to order by Chairman Cistulli at 9:50 p,m. HEARINGS (coat.) Chairman Cistulli reopened the hearing and invited further comments from Commissioners. Commissioner Kindig stated that rather than name specific '-•uses as 050 1 "permitted uses" he would prefer their inclusion in the section providing for "conditional uses" requiring a special permit from the Commission. The City Planner recommended continuing the hearing for one month; in the interim, he would attempt to prepare material for Commission approval, Commissioner Norgerg suggested, in addition to a list of named uses, a policy statementtbe incorporated in the appropriate code section. All members of the Commission consenting, the hearing was declared con- tinued to the meeting of April 26. 3. ORDINANCE CODE AMENDMENT TO ADD "TIDAL PLAIN DISTRICT REGULATIONS". - Chairman Cistulli announced that a public hearing to consider adding a new section to the ordinance code entitled "Tidal Plain (TP) District Regulations", continued from the meeting of January 25, 1965, was scheduled to proceed at this time. In reply to Chairman Cistulli, the City Planner reported that there has been no further word from Mr. John Meacham, Assistant General Manager for Operations, on the San Francisco International Airport Master Plan. The City Planner referred also to the recent development wherein the City of San Francisco withdrew from the Pacific Air Commerce Center tide- lands fill project. Iie stated that the Bay Conservation and Development Commission, requested by Senator Eugene McAteer, undoubtedly will be formed and will investigate the matter of all permits for bay fill. The City Planner recommended, therefore, since there are no imminent plans for the city's tidelands, that the proposed ordinance be dropped from the Commission's agenda, The City Planner posted a mar of the city's tidelands showing city -owned and privately -owned areas and the filled land of the San Francisco Airport beyond the city's boundaries° Commissioner Kindig stated that he is hopeful that the city will take the necessary measures to protect areas for the drainage system and open space for recreation that the city not find itself in the position of being surrounded by filled lands from Coyote Point to the airport. The City Planner reported that the firm of William Spangle and Associates is preparing a proposal for City Council approval for the preparation of a general plan in connection with the city's application for a Federal "open space" grant.. On a motionintroducedby Commissioner Norberg, seconded by Commissioner Edwards and unanimously carried the matter of the Tidal Plain District Regulations• was dropped from the agenda of Commission business. 4, DISCUSSION RE: OFF-STREET PARKING BROADWAY BUSINESS DISTRICT. The City Planner informed the Commission that at the request of Councilman George he made a study of the parking situation in the Broadway business area and submitted the completed report to the City Council. Since the Planning Commission was not furnished copies, the City Planner read the first few pages, an analysis of the parking situation. He pointed out that there are 228 off-street parking spaces; code require- ments, based on the parking formula, 463 spaces; existing deficit 235 spaces. A map showing two existing city -owned parking lots, the leased lot, and two -proposed lots was posted by the City Planner. Chairman Cistulli acknowledged a group of merchants from the Broadway area Mr, Alfred Kaufmann, 1352 Broadway, stated that adequate and convenient shopper parking will provide the incentive toward revitalizing and upgradin the entire Broadway area by attracting responsible businesses offering quality merchandise and service, which, in turn, brings new customers into an area, Mr. Stanaway of Stanaway Bros, Food Market, 1160 Broadway: The store provides its own parking. Parking is essential to a successful operation but as time goes on and land values increase, the cost of acquiring property for parking will be prohibitive, Mr. David Simpson, Simpson's Appliance Service, 1452 Broadway: The majority of stores on Broadway do not have facilities for rear delivery. The mall concept is ideal where there would be rear access. For the present, any acquisitions for parking purposes should be in that section where parking is needed most. There is nothing to be gained by providing parking away from the busiest section and then at a later date, at greater expense,;provide parking where there is the heaviest business activity. Mr, Frank S. Weisl, Weimax Liquors, 1178 Broadway: The lot at Laguna Avenue and Broadway, under lease by the city from a private owner is filled most of the day;. it serves the stores between Laguna and Paloma Avenues. Suggests that the city purchase this lot o there is no structure :to remove nor preparation necessary to make it useable e it is in use now. He stated that from personal observation, after four years in business on Broadway., there is just one period during the week when there is critical congestion, this is on Friday evening, Concerning the mall: Would rather 'see the street remain as it is; closing it off for- 'a, mall would harm rather than benefit the district. Mra Peter Campanile, Tower Delicatessen, 1184 Broadway: Additional park- ing lots will be the first step toward business growth, Mr. Philip S. Newman, Broadway Drug, 1300 Broadway: Will require -con- siderable planning and study to arrive at a final plan which will be workable and profitable to the merchants. Convenient parkins is extremely important to the shopper; the matter of economics must be considered The plan should not be so costly that it is unfeasible, In comparison with other shopping areas, Broadway is small, therefore, should lend°itself to the mall concept. If it were not so expensive that financing would be impassible, the mall would aid the merchants by distributing the 'business more equitably; a mall atmosphere attracts custom stores -7- The City Planner pointed out that undoubtedly there will be further discussions with the Commission and at the City Council level con- cerning acquisition of additional lots in the Broadway area, but, of necessity, the purchases would be extended over a period of years. The City Planner suggested to the gentlemen in attendance that they pursue the possibilities of forming a parking district with the land owners in the business district and the City Council. ADJOURNMENT The meeting was regularly adjourned at 10:45 p.m. Respectfully submitted, John J. Brauner, Secretary -8-