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HomeMy WebLinkAboutMin - PC - 1959.03.09e CITY OF BURLUGAME PLAt1NUG COHNISSION March 9, 1959 COMMISSIUSM PRESENT COMMISSIONERS ABSEAT OTHERS PRESEAT Diederichsen Finger Henderson Kindig martin Aorberg Stivers CAIL To ORDER City Attorney Karmel City Engineer Marr Plan. Cons. Mann An adjourned regular meeting of the Burlingame City Planning Commission was held on the above date. Meeting called to order at 8:05 pone - Chairman Martin presiding,, PURPOSE OF MEETUG Chairman Martin announced that this was an adjourned meeting from the regular meeting of February 25, 1959, for the purposes of 1. Continuing a public hearing on the matter of rezoning the easterly side of Highland Avenue between Peninsula Avenue and Bayswater Avenue, 2. Conducting a public hearing, pursuant to published notice, on a variance application submitted by Dorothea Cockcroft,, UARUGS le RECLASSIFICATION - Portion Highland Avenue from C-2 District to R-4 District. (continued from meeting 2-25-59) Chairman Martin requested the Planning Consultant to initiate the dis- cussions Mrs Mann recalled that at the time of the first public hearing, one property owner spoke in favor of and one protested the reclassification. Owners of the remaining properties, included in the action, were not present, nor was there any representation - pro or con - from those in the area whowere given written notice of the hearing. Mrs Mann stated that it was difficult to determine, from the arguments propounded,, whether or not a change in zoning was in the bast interests of the city. Mr. Mann noted that a fair and equitable conclusion will evolve from consideration of all of the properties on the street and the potentials of the district. A letter dated February 28, 1959 from the Ancient An& Accepted Scottish Rite of Freemasonry, owners of property located at the corner of Peninsula Avenue dnd Highland Avenue, protested inclusion of said property in the rezoning. The letter called attention to the fact that rezoning' of the property was not publicly advertised, having been omitted from the formal notices of hearing. Chairman Martin recognized G. Brooks Ice, attorney at law, in attendance Mr. Ice identified himself as a member of the Scottish Rite and spokes- man for the group in attendance. Mr. Ice advised that the property was purchased approximately two years ago as a site for a temple build- ing. Commercial zoning was an influential factor in the purchase and any change in classification would greatly affect future development plans. Piro Ice pointed out that the entrance is on Peninsula Avenue, which is more or less a commercial street,,, In conclusion, Mr.'Ice stated that rezoning oP properties on Highland A venue,,to permit apartment use,was of no concern to the Scottish Rite. The City Attorney advised that omission of the Scottish Rite property from the notices of hearing automatically excludes the property from the reclassification action. Chairman Martin noted that the one property owner on record in favor of the reclassification maintained that fire zoning regulations preclude development of his property for apartment use. Howard Pearson,, fire department inspector was in attendance and Chairman Martin questioned whether or not the fire zone classification could be changed to adapt to land use rather than land zoning. Inspector Pearson submitted for Commission review a map which had been prepared to describe the relation of fire zoning to land zoning and,, In explanation, stated that were an area has been classified for specific uses, the potential exists and fire zones are established on the basis of such potentials. Chairman Martin expressed the opinion that fire department regulations were the controlling factor so far as further residential developments on the street and the solution would appear to be by negotiation with that department rather than by land reclassification. Planning Consultant Mann referred again to the apparent lack of interest on the part of the majority of property owners and stated that it did not appear likely that any extensive change would be forthcoming should the reclassification be approved. Further, on the basis of a single proponent, there would not appear to be justification for rezoning. Mr. Mann suggested.that the zoning remain unchanged for the present. Miss Dorothy Orsok, owner of one of the lots proposed to be reclassified, protested that elimination of commercial uses would penalize her invest - meat, Commissioner Henderson stated that he personally was reluctant to approve the reclassification in deference to the individuals who had purchased properties on the basis_ of the existing zoning. In further comment, Commissioner Henderson observed that there was not sufficient evidence to warra reclassification and introduced a motion that the easterly side of Highland Avenue between Peninsula Avenue and Bayewater Avenue remain C-2 District. Motion seconded by Commissioner Diederichsen and unanimously carried on roll call vote. The hearing was thereafter deolared concluded. -2 - P C, 31� �q 2. VARIANCE - Dorothea Jean Cockcroft - height limitations and garage set -bank for proposed apartment building. A hearing was conducted on an application submitted by Dorothea Cockcroft for a variance to permit construction of an apartment building in excess of the 6 story height limitation, and to permit the garage structure to extend to the rear property line, said building to be located at the southeasterly corner of Bellevue Avenue and E1 Camino Real (Lot 11 and portion Lot 12, Block 10, Burlingame Land Company Subdivision). A letter from John B. Cockcroft & Company, dated March 9. 1959, filed as part of the application, submitted six points in support of the appli- cation. The letter was read and accepted for filing. A letter dated March 1, 1959, from The Bellevue Corporation, owners of property opposite the proposed building, expressed the opinion that the project would be an asset to the community. A letter dated March 5, 1959, from Rulfs Properties, Inc., 1466 Bellevue A venue, opposed granting the variances on the basis that existing park- ing probUms and traffic congestion on Bellevue would be aggravated,, Chairman Martin questioned Planning Consultant Mann concerning provisions of the ordinance applicable to the proposal. Mr. Mann advised that the lay out of the buildinj, meets all of the set- back requirements with the exception of one area at the rear where normally a 15 foot set -back would be required. The applicants are re- questing that this provision be waived permittlNu garages to be built to the property line. Mr.-Mana stated further that the applicants propose to construct an 8 story building - two stories higher than the city°s maxi- mums Richard Shelley, architect, was in attendance and in reply to Chairman Martin advised that the portion of the property where the garages extend to the property line abuts a commercial parking area on Chapin Avenue. Chairman Martin requested comments from the floor. Mr. Alex Smith, representing owners of neighboring properties on E1 Camino Real and Chapin Avenue, advised that his principals were in favor of the proposal. The Planning Consultant offered the following comments: Changing con- ditions on the Peninsula have brought about a recognition that tall buildings do not necessarily become aesthetically, offensive nor create a nuisance by blocking light, air and sunshine. In the matter under discussion, there is ample land so that the shadow pattern need not seriously affect adjoining properties. Mr. Mann expressed the opinion that the conoessions'proposed by the variance were not of great significance and the benefits to the commun- ity from the building would be many. , Antoinette Zillmer, owner of property on Chapin Avenue, raised questions concerning actual height of the building and height relation to neigh- boring buildings. Mr. Shelley replied and advised that the projected. height to the roof line would be 85 feet - possibly 43 to 44 feet higher than a building recently completed on an opposite corner of El Camino and Bellevue. In reply to inquiries concerning facilities to accommodate service people, Mr. Shelley advised that the service elevator would be easily accessible from the garages and service trucks would drive in from the street, A plot plan and elevations were submitted and the general lay -out of the building was discussed in detail, Mr. Shelley stated that 20 apartments would be gained by addition of 2 stories and a roof height of 85 feet was no more than 10 -feet over the permitted maximum. Commissioner Norberg remarked that he was very much in favor of the building; as a decided asset to the city and introduced a motion that _. variances be granted as requested, in accordance with plans and elevations submitted, said variances to permit the garage structure to abut the rear property line as indicated, and the building to extend to a total roof height not exceeding 85 feet. Motion seconded by Commissioner Diede richsen and unanimously carried on roll call vote. Chairman Martin advised the applicants that the variance was granted pro- vided it was not appealed prior to Tuesday, March 17, 19590 The hearing was thereafter declared concluded. There being no further business, the meeting was regularly adjourned at 9 035 p�.mo STUDY MF.ETM The study meeting, regularly scheduled for this date, was called to order at 9:40 p.m. - Chairman Martin presiding. The following matters were submitted: 1. SPECIAL PERMIT - U. Peira & Son, contractor's storage yard. A special permit from U. Peira & Son proposed to use portion of the Peira property, located at North Carolan Avenue and Rollins Road for a contractor's storage yard. Plot plan and elevations accompanied the ap- plication. Mr. Peira and Lawrence Donovan, attorney, were in attendance. Mr. Peira stated that he plans to use the northerly 50 feet of the property where an office building will be constructed and some contracting equipment stored. Requirements for fencing, landscaping, etc., were discussed. The hearing was scheduled for March 23, 1959. -4- 2. KEYSTON & COMPANY - Off-street parking plan. A letter from Royston & Company, 1299 Bayshore Highway, Burlingame, dated February 19, 1959, advised that an addition of 8000 square feet is planned for their office building, located at the above address. The letter requested permission to use land,, which has been leased from the State Division of highways, for off-street parking. George N. Royston, Jr., was in attendance and discussed with Com- missioners problems which have arisen in connection with meeting the city's parking requirements, Mr. Keyston stated that the proposal to use State-owned land would prove most economical for their operation but in the event this was not ac- ceptable to the Commission, two alternative proposals were available. - Commissioners reviewed maps which Mr. Royston submitted of the three parking plans and agreed to give formal consideration to the matter at the regular meeting, march 23, 1959. 3. VARIAACE - Burlingame Motor Company - automobile sales lot. An application from Burlingame Motor Company requested a varianoe to permit an automobile sales lot on the property located at the north- westerly corner of Highland and Howard Avenues. J.B. Bromberg, president Burlinge jo Motor Company,, was in attendance and advised that the property would be used in conjunction with their main operation at 200 California Drive. Commissioners discussed requirements for fenoin,g,, pavingg lighting and sign restrictions and scheduled the public hearing for March 23, 1959,, 4. RESUBDIVISION - Lot 13, Block 1, Mills Estate No. 1-A Subdivision. A map of a proposed resubdivision in Mills Estate No. 1-A was submitted by the City Engineer. The Planning Consultant stated that the property is located in district, east of E1 Camino Real, opposite the Burlinga:0tru3m- merelalFio"pping Center. The City Engineer advised that a sewer lateral and water services must be installed. The application was scheduled for hearing March 23, 1959. 5. REVISED I NIFORM B, UILDINa CODE, Mr. Mann presented copies of the revisions of the 1958 Uniform Building Code which are the result of two months study by a special committee Since the matter of adopting the new code had been referred to the Planning Commission by the report of Councilman Rooth, which was adopted by the City Council, the question was raised regarding the next step., Mr. Kindig suggested that the Commission acoept the report of the special committee and forward re visions to the Council' lifter some discussion it was decided that the matter would be placed on the agenda of the - - w meeting of March 230 1939, for disposition, ADJOUIi►VI%AT There being no further matters for discussion, the meeting was adjourned at 11:00 P.M. Respectfully submitted„ Everett K. Ki.ndig Secretary le