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HomeMy WebLinkAboutMin - PC - 1966.09.26A. - -�� CITY OF BURLINCAME PLANNiNC COMMISSION September 26, 1966 COMMISSIONERS PRESENT Brauner Cistulli Edwards Kindig Norberg Pierce CALL TO ORDER COMMISSIONERS ABSENT OTHERS PRESENT None City Attorney Karmel City Planner Mann City Engineer Mary Councilman Diederichsen A regular meeting of the Burlingame Planning Commission was called to order on the above date at 8:00 p&., Chairman Pierce presiding. ROIL CALL The Secretary's roll call recorded all members present, MINUTES The minutes of the meetings of August 22 and September 12, 1966, previously submitted to members, were approved and adopted. a )HEARINGS 1. RESUBDIVISION OF ACREAGE, DONNELLY AVENUE. A map prepared by Howard Q Hickey, Civil Engineer, proposing to delete interior property lines for the purpose of combining three existing par- cels into a single large parcel, extending from Donnelly Avenue through to Burlingame Avenue, was reviewed at the study meeting and scheduled for formal consideration at this time. Mr. Ceorge Coleman, representing the property owners, B$K Properties, 1209 Dannelly Avenue, stated that there are three commercial buildings on the property - two fronting Donnelly Avenue, and the third, Burlingame Avenue. He advised that eventually the buildings on Donnelly Avenue will be demolished for new construction. There were no comments from the audience, in reply to the Chair's inquiry. Commissioner Brauner's query on the status of an existing driveway between the subject property and the city parking lot initiated a period of dis- cussion during which the City Attorney stated that it was his understanding that ownership is divided equally between the city and the: private owners, that approximately one-half is on city lots, the remainder on ;private property. The City Engineer and City Planner reported no problems in :.he property. A motion introduced by Commissioner Kindig approving the resubdi-vision in accordance with the trap on i.le was seconded by Commissioner Cistu li and carried unanimously on Y&I call. 2. RESUBDIVISION LOTS 39 $ 40, BLOCK 39 EAST MILLSDALE PARK N0. 2. i" The Commission agreed to defer consideration of a resubdivision map relating to the above -described properties to the regular meeting in October upon determination by the Chair that the applicant was not in attendance nor represented. 3. RESUBDIVISION OF ACREAGE BETWEEN CADILLAC WAY AND BAYSHORE BOULEVARD. A map prepared by Howard V. Hickey, Civil Engineer, of acreage between Cadillac Way and Bayshore Boulevard, owned by Mr. Oscar Person, 1025 Cadillac Way, proposed to abandon a number of interior boundary lines and substitute one new property line for the purpose of dividing the acreage into two new parcels, "A" and ••B", The City Planner reported it is the owner's intention to create a lot upon which a building is proposed for an automobile agency; he referred to a parcel identified "an existing veterinary hospital's which is owned by a different owner and not part of the resubdivision. Advising that there are problems in the property involving relocation of an existing sanitary sewer easement, which must be resolved between the owner and the City Council, and a 20 foot wide strip off Carolan Avenue, apparently an access easement for the animal hospital will disappear if the resub- division is accomplished, it was the Planner's recommendation that the Commission approve in principle, that the map not be signed until these matters have been settled. The City Engineer related a further condition involving sewer construc- tion by the owner in a proposed five foot easement. Upon advice from the City Attorney that the Commission's action may be conditi6ned on the points raised by the City Engineer and the City Planner, and an indication from the owner of willingness to comply, a motion was introduced by Commissioner Gistulli approving the resubdivision in prin- ciple with the understanding that the map will not be signed until the following conditions are met: 1. Abandonment of 10 foot wide existing.sanitary sewer easement; 2. Substitution, therefor, of a new 10 foot wide sanitary sewer easement; 3. Installation of a sewer to replace present installations to the satis- faction of the City Engineer, and 4. Presentation by the owner of evidence showing that the owner of the veterinary hospital approves abandonment of the access easement off Carolan Avenue. The motion was seconded by Commissioner Norberg and carried unanimously on roil call. 4. RECOR'tMENDATION TO RECLASSIFY ACREAGE FROM R-4 TO C-1. Chairman Pierce announced the continued hearing, from the meeting of September 12, 1966, on the application of Burlingame Shore Land Company for reclassification of approximately 13 acres at Cadillac Maya Bayshore Boulevard and Carolan Avenue from R-4 (Fourth Residential) District to C-1 (Retail Commercial) District. Acknowledging the presence of interested citizens in the audience, the Chair requested the City Planner to review proceedings to date. -2- The City Planner explained that the property is presently zoned R-4 for the purposes of apartment construction - the proposal is to reclassify to C-1 for construction of retail stores; recalled that at the last meet- ing the proponents stated that apartment construction is impossible ` because financing is not available but that it would be possible to obtain financing for construction of business property; that requests were heard from property owners and merchants on Broadway for further information on the project and that the applicants were informed that the Commission would require evidence to prove that a shopping center would be feasible at the locations and additional facts substantiating; the petition for rezoning. A communication dated September 14, 1966, was read from Mr. John L.. Morrill, S05 Costa Rita Avenue, San Mateo, owner of property on Broadway, pro- testing the reclassification on the grounds that the location is improper, business on Broadway will suffer and financial gain to an individual is Insufficient grounds for zoning changes. Mr. Harry Somers, Citadel Properties, 1849 Ba.yshore Highway, Burlingame, panty to the application, distributed to the Commission copies of a com- munication dated September 6, 1966, addressed to Mr. Somers from Irving D. Shapiro $ Associates, A.I.A. Los Angeles„ engaged in Architec- ture, Planning, and Urban Land Economics, requested by the applicants to provide an economic evaluation of the local site. The communication, signed by Irving D. Shapiro, and read for the record, advised of the firm's experience in creating the MacArthur/Broadway Center in Oakland, stated that the writer personally inspected the Burlingame project site and was convinced that a development similar to that in Oakland would be successful if properly designed and properly leased and -stated "from a locational point of view, it is one of the finest for such a land use". The communication commented on ways and means of attracting and holding commercial business and concluded that the City "is more in a position where its decisions vis-a-vis your develop- ment will be critical to its economic well being for years to come". At the Chair's invitation to the proponents to speak, Mr. Cyrus J.McMillan, Attorney, stated that at the prior meeting the Commission was concerned with two phases of the development: to Effect on property in the area; Z. Feasibility of the site for commercial use. With reference to the first point, Mr. McMillan cited Ocean Avenue in San Francisco, an example of"neighborhood businesses progressing as the result of shoppers being attracted to the area by -the Stonestown develop- ment; Richmond Square similarly affected Millbrae's Broadway commercial area. Mr. McMillan maintained that the development will offer a variety of merch- andise to attract and hold the local shopper, thereby benefiting the Broadway area. On the question of feasibility, Mr. McMillan advised that Mr. Donald H. Stoneson of the Stonestown Corporation, a principal in the present appli- cation, is convinced from personal experience that the location qualifies highly for a successful commercial development - accessibility to a main artery, proximity to prime marketing area and high employment in the area. Furthermore, Mr. Stoneson requested the site evaluation from Dr. Shapiro and consulted with owners of Richmond Square, Millbrae. 3 - Mr. McMillan advised that there is proposed a mall -type, air conditioned shopping center attractive to prime merchandising tenants. )'The Chair invited comments from the audience favoring the application. Mr. Philip Newman, owner Broadway Drugs 1300 Broadway, Burlingame, referred to comments made at the last meeting by individuals in business on Broad- way stron®iy appeasing the project, explained that the subject has been discussed at h:oadway Merchants' Association meetings with no definite position taken, .the majority of members appearing to be of an oPen mind awaiting -further details. Mr. Donald Nahrwold, President Broadway Merchantsf Association, informed the Commission that a letter addressed to the City Council concerning any manner of near installation or construction in the Broadway area pending some study on the overpass was just recently filed in the City Hall; he stated it is the Association's position, if the shopping center -were to be approved, that the.city consider initiating at least one phase of.`the over- pass reconstruction Mr, Donald Stanaway, owner Stanaway Food Markets, Burlingame and'Millbrae. reported an it -crease in the Millbrae operation since Richmond Square developed; also:, neighboring merchants with whom he; spoke indicated like experiences. Comments from opponents were invited; there were none. ;Following a five minute recess, the Chair declared the hearing reopened at 9:1S P.M. A communication was read from Fire Chief Moorby addressed to Director of Public Works Marr concerning "Water Flow Requirements for Proposed.Com- mercial Area". and advising that it is the Fire Department's opinion, concurred in ,by the Pacific Fire Rating Bureau, that the proposed develop- ment would require a fire flow in the neighborhood of 6000 G.P.M.; the communication .caged further that the last flow test showed just under 4000 G.P.M. available in the area. Mr. McMillan, in reply to the Chair, acknowledged that the applicant was furnished a copy of the above. communication. Commissioners were invited to comment. Commissioner: referred to the points made by Mr. McMillani..% eas$b biiity and l6ca$ion in prime INaTketiag $as Nigh employMent areas.; He discussed traffic hazards on Broadway easterly of the railroad tracks stating that drivers coming from practically any direction would face a bottle -neck situation or be forced to wake left turns across heavy traffic to reach the site.. He noted that Stonestown, Hillsdale and Richmond Square Centers are in the center of populated areas, surrounded by homes; the proposed site is not, suggesting that the location would appear to be on ;he edge, rather than in the center, of a prime marketing; area.. He expressed the opinion that the .Site suffers by comparison with the successful shopping centers from the standpoint of accessibility or location in a prime marketing area, -4- Commissioner Cistulli advised that he has had the opportunity of observing and gathering data on any number of shopping centers; in his opinion, -� based on such knowledge, the City of Burlingame needs and will derive many benefits from the type of commercial facilities contemplated by the property owner. Commissioner Edwards referred to continuing construction and development on the easterly side of the freeway - the Hyatt House, Ramada Inn, office buildings - commenting that arguments of traffic hazards and lack of easy accessibility have not discouraged desirable and successful businesses in that area. With respect to the overpass, he stated that the city must permit owners to improve their properties; only then, when the situation demands, will the State ;'move to correct highway deficiencies. Commissioner Kindig stated that a shopping center at the location probably would have a favorable rather than detrimental effect on the Broadway area; commenting on the and result of the actual reclassification action - a large parcel of land zoned for commercial use unrestricted as to a precise development plan - Commissioner Kindig noted that if the shopping center failed to materialize the property could be developed in any C-1 use per- mitted by code. Commissioner Norberg stated that the project should not be judged solely on the basis of problems in the overpass and traffic since there were any number of possibilities of feeding traffic into the area pending the complete overpass reconstruction; he stated that a properly developed shopping center in close proximity to the freeway would benefit the entire community. i Mr. Stoneson commented on the matter of sales tax revenue, advising that information received from the owners of Richmond Square in Millbrae indicate a yearly gales tax from that development of $lS0,000; he pointed out, for comparison purposes, that the population of Millbrae is 21,100 at against Burlingame's 27,S00 and Hillsborough's 8,600. Mr. McMillan stated that it is intended when the application is before the City Council to submit an architect's rendering of the type of develop- ment proposed,_ that the proponents will be willing, in fact expect to enter into an agreement with the City Council similar in form to that executed when the apartment zoning was approved to assure that the com- mercial zoning will be restricted to a particular plan. At the request of Commissioner Brauner the City Planner commented, pointing out that the proponents during the course of the present discussion failed to submit a true urban feasibility study, which was requested by the Com- mission at the last meeting; he stated that he was rather dublaus about the possibility of handling additional traffic in the location until the over- pass reconstruction. Referring to Mr. Nahrwold's comments concerning the construction of a portion of the overpass, he stated that this would be rather difficult since the city has not yet decided on a' design and it may very well be that the final design will involve a tiq?n of the subject property. He stated his position that the?FTNJ ��aPll have a detrimental effect on existing businesses in the area and that he was not convinced that the zoning should be changed. In reply to Commissioner Brauner's zoned land in the Mills Estatel, on the crest side of El Camino - on remains unoccupied. inquiry concerning undeveloped retail the City Planner reported none the east side, possibly one-third -5- Chairman Pierco stated that as long as properties remain undeveloped in the area the State will continue to delay freeway :improvements, that progress demands accessibility and that a decision on the project should not be delayed solely on the grounds that there are traffic problems to be resolved. The City Engineer, in reply to the Chair, reported that the reclassifi- cation will not materially affect sanitary sewerage nor storm drain facilities. In reply to the Chair's inquiry., there were no futther comments; the hearing was thereafter declared concluded. A motion introduced by Commissioner Cistulli and seconded by Commissioner Edwards directed the preparation of appropriate documents Whereby the Comnission shall recommend the reclassification from R-4 to C-1, in accordance with the application on file, to the City Council. Motion carried on following roll call: AYES: COMMISSIONERS: Cistulli, Edwards, g:indig, Norberg, Pierce NOES: COMMISSIONERS: Brauner ABSENT COMMISSIONERS: None Following a five minute recess, the meeting reconvened at 10:30 p.m. S. SPECIAL PERMIT.APPROVED FOR INDUSTRIAL MEDICAL OFFICE, BAYSHORE HIGHWAY. An application filed by Robert A. Laidlaw, M.D., 1649 Bayshore Highway, requested approval of a Special Permit for a medical office at the above address. The applicant's communication dated September 1, 1966, advised that it is intended to offer a comprehensive type of medical :service to the indus- trial community, including the airport; that a general medical practice will not be established; activities will be directed toward Safety and Sanitary Engineering and In -Plant programs and research into safety and human factors engineering in the general aviation industry. The com- munication reported the applicant's considerable experience in the field, notably at Los Angeles International Airport and as consultant to large urban centers. Mr. Charles Pox, 1323 Encina Drive, Millbrae, represented the property owner, advising that Dr. Laidlaw, the applicant, was ill. A diagram of the office area was filed. There were no comments from the audience, favoring or protesting the application, in reply to the Chair's inquiry. Mr. Fox advised that the office will occupy approximately 1500 square feet, a small portion of a large existing building. In reply to the City Engineer's comments that any structural remodeling or additional equipment must be approved by the Building Inspector, Mr. Fox indicated compliance. The City PlannTW'Pj%%1s inspection of the property, advising that the -6- building has been divided into a number of sections with different occu- pants. He pointed out that the proposed use would normally be C-1, Which, on principle, should not be permitted in the industrial area; however, the service proposed certainly seems to be compatible with indus- trial operations. Concurring that the use would appear proper in the area, Commissioner Brauner introduced a. notion approving the Special Permit. Motion seconded by Commissioner Kindig and carried unanimously on roll call. 6. SPECIAL PERMIT FOR CAR RENTAL FACILITY, BAYSHORE HIGHWAY, APPROVED. An application filed by Kenneth G. Foster, Jr., 1849 Bayshore Highway, Burlingame, requested a Special Permit for operation of a retail car rental office at the abode address. The applicant's communication dated September 9, 1966, advised that between ten and fifteen cars will be stored at the location, that the bulk of the car renting is processed through the office at the airport, and that the local office will handle administration of account; payable, sales receipts and some auto storage. A site plan was filed, and explained by the applicant's representative. The City Planner reported he inspected the property, particularly park- ing facilities, which were found to be satisfactory. There were no comments from the audience favoring or protesting the appli- cation. On a motion introduced by Commissioner Edwards, seconded by Commissioner Kindig and carried unanimously on roll call the Special Permit was approved. 7. SPECIAL PERMIT FOR LEASE AND RENTAL OF AUTOMOBILES, BAYSHORE HIGHWAY APPROVED. An application filed by Alfa Auto Rental of Palo Alto, Inc., requested a Special Permit for the purpose of leasing and renting automobiles from 1669 Bayshore Highway, Burlingame. The applicant's letter dated August 24, 1966, advised that the office will be located in an existing building at the above address. A diagram designating the location was filed. The City Planner reported that there is parking available for the use; however, if the building owner rents to additional tenants other parking must be found, at the present time, all of the available parking is in use. He stated that in the present application there is no problem since the cars can be accommodated without interference to other parking. Mr. Martin Dusig, representing the applicant, advised that twelve to fifteen cars will be stored on the property. There were no comments from the audience favoring or protesting the appli- cation. On a motion introduced by Commissioner Cistulli, seconded by Commissioner - 7- Commissioner Norberg and carried unanimously on roll call the application was approved. ADJOURNMENT The meeting was adjourned at 11:00 p.m. to Monday, October 10, 19660 at 8:00 P.M. STUDY SESSION Commissioners met briefly in study session, following adjournment of the regular meeting, to consider a resubdivision map prepared by William A. Dartlett, Land Surveyor, for the owner, Rollins Road Industrial Enterprises. The resubdivision proposed to eliminate interior lot lines and combine into a single parcel Lots 35, 36, 37, Block 9, Millsdale Industrial Park, No. S. located at Rollins and David Road. Mr. Frank J. O'Neill, Publisher Advance Star and Green Sheet, Burlingame, advised that the resubdivision will create a building site for the newspaper plant. The map was scheduled for public hearing on October 10, 1966. Respectfully submitted, John J. Brauner, Secretary -9- 01— 1• .�- '- ,/ CAL- n BURLINGAME PLANNING COMMISSION September 26, 1966 I CALL TO ORDER 11 ROLL CALL Iil MINUTES August 22 and September 12, 1966. IV HEARINGS 1. Resubdivision of Acreage, Donnelly Avenue. 2. Resubd i visi on Lots 39 & 40, Block 3 E. Mi l lsda:le Hark # 2. 3. Resubdivisi_on Acreage between Cadillac Way & BWYshoee Blvd, 4. Reclassification of Acreage R94 to C-1r Carolan Avenue $ Bayshere Boulevard (continued from Septembex 12 ;neetiug) . So Special Permit far Industrial Medical Office.,, Bayshore Highwev, 6. Special 'Permit for car leas-ing and renting, B ysb- re Highway,, 7. Special Remit for car leasing and renting, Rayshere Highway, V NEW BUSINESS V.1 ADJOURNMENT