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HomeMy WebLinkAboutMin - PC - 1965.01.25CITY OF BURLINGAME PLANNING COMMISSION COMMISSIONERS PRESENT Brauner Cistulli Edwards Kindig Norberg Pierce Stivers CALL TO ORDER COMMISSIONERS ABSENT None January 2S, 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 of the meeting of December 28, 1964, previously submitted to members, were approved and adopted. The minutes of January 11, 196S, were approved and adopted following an amendment to include Commissioner Brauner's comment on the Sherman Company Colf Course Feasibility Study that he would like to see an additional report prepared by experts on land utilization with their comments on the uses of the land. HEARINGS Public hearings, pursuant to public notice, were conducted as follows: 1. SIGN VARIANCE GRANTED PENINSULA CONSERVATORY OF MUSIC. Chairman Cistulli announced that the hearing on the application of Peninsula Conservatory of Music, 731 E1 Camino Real, for a sign variance, continued from the meeting of December 28, 1964, would pro- ceed at this time. A letter dated December 7, 1964, was read from the applicant request- ing permission to install two identification signs, as follows, on the premises at 731 E1 Camino Real: (1) A galvanized iron sign 24 inches by 36 inches, attached to the El Camino real archway entrance; (2) A 3/4" plywood sign, 12 inches by 10 feet, on the school building. Drawings of the signs and a plot plan were filed. Mr. Paul Constantino, member of the Conservatory's Board of Directors, representing the applicant, informed the Commission that the sign at the entrance to the property will not overhang, the pub- lic sidewalk, will be a two-faced decorative sign of non -rust gal- vanized material, suspended t a height so as not to interfere with pedestrians. Ile stated that Pftl be no illumination, the sign to be for the purpose of identifying the location to the day students; the second sign, attached to the building proper, and well within the property lines, will not be illuminated. - There were no comments from the audience, in reply to the Chair's inquiry. The City Planner mentioned that he has been informed by the Build- ing and Fire Inspectors that the required structural corrections have not been made. The City Planner read from a copy of a fire department Abatement Notice, dated January 8, 1865, and addressed to Mrs. Adele Adler, Executive Director, to the effect that a certificate of occupancy will not be issued if the corrections are not commenced within a period of thirty days. Mr. Constantino assured the Commission that the city's requirements will be met, the problem is one of financing. Expressing an opinion that the Commission should proceed on the sign variance, presuming that if the school does not comply with the necessary regulations action will be taken by the appropriate authorities, Commissioner Brauner introduced a motion to approve the variance in accordance with the drawings submitted, with the con- dition that the lowest part of the sign at the arch entrance shall be not less than eight feet from ground level. Motion seconded by Commissioner Pierce and declared carried unanimously on roll call. Mr. Constantino informed the Commission that he will pursue the mat- ter of the structural alterations with Mrs. Adler and report to the City Planner. The hearing was declared closed. 2. O'NEILL REALTY COMPANY SIGN VARIANCE. (continued) A request from Alt. Gilmore O'Neill for a variance to erect a pole sign to identify the O'Neill Realty Company building at I00 El Camino Real was scheduled for public hearing at this time. Mr. John R. Greene, Q,R.S. Neon Company, San Francisco, represented the applicant. Sketches of the proposed sign and a plot plan were submitted. Mr. Greene stated that the sign will be of plexiglass, will be double- faced, illuminated and mounted on poles to a height 13 feet above grade; the overall height will be 17 feet above grade as the sign, proper, will be 4 feet by 8 feet. Mr. Greene stated that the sign will not give off a brilliant light, rather it is intended that there shall be a steady, subdued light of -2- j(' medium density to be visible to traffic on the E1 Camino. lie stated that the yellow and brown color combination has been selected by '\ Mr. O'Neill to identify with the "for sale" signs used in his busi- ness, the brown, being transparent will appear black at night; a light shade of yellow will not create a gaudy effect, The City Planner, in reply to the Chair, stated that a pole sign may not exceed 20 feet in height; the proposed sign. would be within code regulations on commercial property but the variance is required here because of the residential zoning. In reply to the Chair, there were no comments from the audience. Referring to the plot plan on file, Mr. Greene pointed out that the sign will not interfere with the 20 foot setback on the El Camino frontage. In reply to Commissioner Norberg, the City Planner stated that there are plans in his office, submitted by the owner of the building, for decorative fencing on the roof to screen the air conditioning equip- ment and reproduce the appearance of the concrete block of the new building, which the Commission discussed when the variance was granted for the new building. Commissioner Brauner, commenting that the applicant is entitled to a sign to identify his place of business, questioned whether the pro- posal is appropriate in the location. He discussed the matter of precedent, expressing the opinion that favorable action by the Commission would set a distinct precedent for signs along the El Camino. In a period of discussion, Commissioners pointed out to Mr. Greene that because the property is prominently located at one of the entrances to the city the proposed sign was not entirely satisfactory,. It was suggested that he reconsider the design, perhaps reducing the size and selecting a different color combination, buff and black were offered as a suggestion. Mr. Green agreeing, the hearing was continued to the regular meeting in February. 3. SPECIAL PERMIT GRANTED ANZA PACIFIC CORPORATION FOR RESTAURANT. An application filed by Anza Pacific Corporation, bearing the sig- nature of David ti. Keyston, Executive Vice President, requested a special permit for construction and operation of a restaurant in a proposed new office building to be located at 1310 Bayshore highway, being a portion of the Lands of Keyston In a letter dated January 8, 196S, the applicant stated that the build- ing will be erected immediately north and west of the Hyatt Music Theatre; the area to be used for the restaurant to be leased to the Manor Restaurants, operators of a coffee shop family -type restaurant. A plot plan and preliminary building plans were submitted,, Mr. George Keyston, Jr., representing the applicant, stated that the building will be two stories, the restaurant to occupy about two- thirds of the ground floor, having approximately 12S seats. o3d e The City Planner stated that the plan indicates sufficient off- street parking for the restaurant and the office building. He noted that the building site is an area presently used for parking for the Hyatt Music Theatre. Referring to the discussion at the last study meeting concerning parking and traffic problems in the area, particularly parking for the theatre, the City Planner stated that in discussions with the Keystons it has been determined that there is sufficient land avail- able, including the theatre site, and adjoining properties owned by Keyston, to uteet off-street parking requirements. The City Engineer, in reply to the Chair, confirmed that all public improvements have been installed. In a discussion with members of the Commission, Mr. Keyston pointed out that there is more than adequate off-street parking for their buildings; the major problem involves movement of traffic out of the area after theatre performances. lie informed the Commission of con- ferences with representatives of the State Highway Department, with the City Manager and other measures taken in an attempt to find a solution but the freeway overpass creates the problems There were no protests to the application, oral or written. On a motion introduced by Commissioner Pierce, seconded by Commissioner Brauner and declared carried unanimously on roll call the special permit was approved in accordance with the plans submitted. The hearing was declared closed. 4. SPECIAL PERMIT APPLICATION FOR RESTAURANT WITHDRAWN. A public hearing was scheduled to proceed at this time on an applica- tion for a special permit to operate a restaurant in the industrial area at 1675 Rollins Road, lair. Ralph L. Howe, applicant. A communication was read from Mr. Howe dated January 2S, 1965, with- drawing the application for the reason that it was not possible to consummate the lease for the restaurant with the building owners. On a motion introduced by Commissioner Brauner, seconded by Commissioner Pierce and unanimously carried, the request to withdraw was granted. S. PARKING VARIANCE GRANTED TO SWARD F. STOOPES. (Broadway Theatre). An application for a variance from off-street parking requirements in connection with the reopening of the theatre at IIS7 California Drive was scheduled for public hearing at this time. (Lot 4 and portion of Lot S. Block 1, Easton Addition). A letter from the applicant dated January 12, 196S, stated that it is intended to put back into operation the theatre formerly known as the "Broadway Theatre", after extensive remodeling to bring the building to present day standards. -4- The communication described improvements proposed to be made, includ- ing installation of approximately 630 seats, about 300 less than the original number. The communication stated further that there was no 1 provision for on -site parking when the building was built, therefore, permission was requested to use the commuter parking arei directly across California Drive where space is available during the night hours when the theatre will operate. A sketch of the proposed exterior improvement was submitted, The City Planner informed the Commission that the zoning is proper for the use, the problem involves the parking. The 630 seats pro- posed by Mr. Stoopes would require 63 on -site parking spaces, which are not available. Submitting a drawing of the off-street parking area at the Southern Pacific Depot, Broadway and California Drive (owned by the City of San Francisco and leased to the City of Burlingame), the City Planner commented that it would be reasonable to assume that commuter cars start to clear from the lot at about 6:00 p.m., so there should be free spaces into the night hours. Mr. Stoopes, in reply to Commission inquiry, stated that the theatre will open at 7:00 p.m. Mr. Mark Dillon, owner of the property, and owner also of the SO foot lot adjacent to the theatre, presently under lease to the Standard Oil Service Station, informed the Commission that the lot is used for parking during the day but there should be some spaces for the j theatre's use. lie stated, however, that he had not had an opportunity to discuss this with the lessee. Mr. Stoopes stated that he was advised by the service station manager that there are 20 to 2S parking spaces but authorization for their use by the theatre must come from the San Francisco office of Standard Oil Company, Chairman Cistulli recognized Mr. Earl J. Krawitz, proprieter of the Dynamic T.V. Music shop, 1159 California Drive, spoke in favor of the variance, stating that he was very familiar with the area and there should be sufficient parking to accommodate theatre patrons. The City Planner referred to a copy on file of a letter written by the City Fire Inspector to Mr. Stoopes, dated January 21, 1965, outlining installations requisite to reopening the theatre. Mr. Stoopes, in reply to Chairman Cistulli, declared his intention of complying fully with Fire Department requirements. Mr. Charles Jessup, 1447 Alvarado Avenue, spoke in favor of the variance. In reply to Commissioner Brauner's inquiry concerning the type of movies to be shown, Mr. Stoopes stated hs intention of operating a "respectable" theatre, showing first -quality films, A motion was thereafter introduced by Commissioner Kindig approving the parking variance, conditional upon compliance with the _. fire department's requirements outlined in the City Fire Inspector's -5- letter dated January 21, 1965, to Mr. Stoopes, Motion seconded by Commissioner Edwards and declared carried unanimously on roll call. The hearing was declared concluded. RECESS Following a recess called by the Chair at 9:50 p.m., the meeting re- convened at 10:00 p.m. [HEARINGS (continued) 6. TO AMEND ORDINANCE CODE TO PROVIDE FOR "TIDAL PLAIN DISTRICT REGULATIONS". Chairman Cistulli announced that this was the time and place scheduled, according to published notice, for the Commission to conduct a public hearing for the purpose of considering an amendment to the Ordinance Code, adding a new section to be entitled "Tidal Plain District Regu- lations". At the request of the Chair, the City Planner reviewed circumstances pertinent to the drafting of the proposed regulations. He stated that the matter of filling the bay, or any portion of it, has been of tre- mendous concern to residents throughout the entire Bay Area for the past few years. Referring to the moratorium declared by the Association of Bay Area Governments and the activities of the State Legislative Study Com- mission to the end that the entire bay, or certain portions of it, shall be preserved, the City Planner stated that this question is of particular importance to the City of Burlingame because of the bay water within its boundaries. The City Planner stated that the regulations now before the Commission came about as the result of discussion with Mayor Martin following a meeting of the Association of Bay Area Governments where the question of a moratorium on the development of privately owned tidelands was debated. Stating that since there is no zoning classification attacfbd to these lands an owner may request approval of a use permit to allow develop- ment but there are, at present, no rules by which the Commission may judge whether or not a proposed use is reasonable or appropriate. The Tidal Plain District Regulations have been prepared for this purpose, to provide -a "better tool" to work with if any proposals should be submitted, not to bar but to assure that the land is developed accord- ing to the city's ideas. Copies of the proposed regulations, having been previously furnished to Commissioners, the material was read in its entirety. A lengthy letter dated January 15, 1965, from Ideal Cement Company, bearing the signature of Cris Dobbins, President, was read, stating that "the proposed regulations are not necessary to give control to the city, which it already has; zoning would be premature at this time until it is known what type of zoning will be appropriate; the City of Burlingame has the assurance of Ideal Cement Company that it has no intention of filling or developing its- property within the limits of the City of Burlingame without first informing the City; the public interest stands fully protected". -6- The City Attorney, in reply to Commissioner Brauner, stated that the Commission, at this time, is considering rules and regulations, which at some future time, after public hearings, could be made to attach to particular parcels or properties, Chairman Cistulli recognized Air. Gilbert Rodli, Jr., representing Ideal Cement Company, who maintained that the proposed amendment is unnecessary and premature and may have to be undone at a future -time. Chairman Cistulli recognized Mr. John Meacham, Assistant General Manager for Operations, San Francisco International Airport, who pro- tested that the regulations make no provision for nor recognize air- port uses; he stated that there is concern over the future growth and well being of the airport and, for that reason, a master plan up -dating study has been authorized. Fie referred to discussions which have been taking place for some time concerning the use of tidelands to develop cargo facilities but pointed out that other locations, not involving tidelands, may be con- sidered. The airport is hopeful that their planners are able to approach the master plan study knowing that certain areas will be assured for a specific use. Mr. Meacham stated that the airport desires to submit the master plan to the Burlingame Planning Commission, when the study is completed, and, at that time, discuss the matter of tidal plain regu- lations. Airs Ralph N. Jacobson, 2995 Summit Drive, ilillsborough, noting that the area under discussion is water, requested the Commission to not consider the bay as real estate but as water. Mr. George Keyston, referring to the studies under way by State Legislative Commission, the Association of Bay Area Governments, Pacific Air Commerce Center and the Airport master plan study, stated that inasmuch as the city has control of the bay developments, it would be premature to take any zoning action without taking advantage of these four reports. fir. Meacham, in reply to an inquiry from Commissioner Brauner, stated that the tideland area was purchased some years ago for airport pur- poses, but it could be conceivable that there would be no airport use to which it could be put. In a period of Commission discussion, Commissioner Pierce stated that he believed studies underway by other agencies would be helpful, that by waiting the Commission may come up with better regulations. Commissioner Norberg and Commissioner Edwards concurred, each express- ing the opinion that since the city does have control through the use permit procedure the regulations would. seem to be premature. Commissioner Kindig spoke in favor of the amendment, stating that he is willing to recognize that there may be extensive revisions, some expanded uses and possibly rezoning but, in his opinion the city should proceed on its own. Commissioner Brauner stated that the city would have regulated control not present under existing rules, therefore, was in favor of the -7- ,1 amendment. Commenting on the differences of opinion expressed by the Commission, Chairman Cistulli suggested a continuation of the hearing for a Period 6f sixty days. A motion was thereupon introduced by Commissioner Edwards, seconded by Commissioner Pierce to continue the hearing to the regular meeting of March 22, 196S. Motion declared carried on roll call, six Commissioners voting in favor, Commissioner Brauner opposing, Chairman Cistulli suggested to Mr. Meacham that the Commission would appreciate hearing a report from him at the March meeting. RESOLUTIONS 1. RESOLUTION N0: 1-6S "Recommending The Amendment Of Section 1904 Of TKe Burlingame r inance Code Of 1941 And The Zoning Map Therein Incorporated By Reference By Reclassifying Certain Properties In The Lyon And Hoag Subdivision Which Are Now Classified R-1 (Single -Family Dwelling) District To R-3A (Low -Density Multiple Family) District" was introduced for passage by Commissioner Brauner, seconded by Commissioner Norberg and declared carried on unanimous roll call vote, NEW BUSINESS 1. FEBRUARY REGULAR MEETING RE -SCHEDULED, Because of the Holiday, February 22, 196S, the next regular meeting of the Commission was scheduled for Wednesday, February 24. 2. PUBLIC HEARING SCHEDULED TO AMEND M-1 (INDUSTRIAL) DISTRICT REGULATIONS. On a motion introduced by Commissioner Kindig, seconded by Commissioner Brauner and unanimously carried, the Planning Commission scheduled a public hearing for Wednesday, February 24, 196S, for the purpose of considering an amendment to the Ordinance Code deleting certain com- mercial uses from the M.1 (Industrial) District. ADJOURNMENT The meeting was regularly adjourned at 11:35 p.m. Respectfully submitted, John J; Brauner Secretary -8- /zs/�s --� -.