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HomeMy WebLinkAboutMin - PC - 1959.02.25CITY OF BURLI14GAI-IE 'PIA i NIAG COM11ISSION CUMMISSIO14ERS PHESEAT Henderson Kindig, Martin Ao rbe rg Stive.rs ALL TO ORDER COMMISSIO14ERS ABSENT Diederichsen F inge r February 25a 1959 OTHERS PRESEAT City Attorney Karmal City Engineer Marr Plana Cons, Mann A regular meeting; of the Burlingame City Planning; Commission was field on the above date. Meeting called to order at 8:05 p.m. - Chairman Martin presiding. KL4UTES Minutes of the regular meeting January 26, 1959 and study meeting February 9. 1959 were approved and adopted. g"R ji1Q6 1. SPECIAL PERMIT - First Church Christ Scientist, off-street parking lot, A public hearing was held on an application submitted by the First Church of Christ Scientist, 1449 Elak Grove A venue, for a permit to use church - owned property at 1506 Floribunda Avenue as an off-street parking lot. A letter dated January 28, 1959, from D.G. Valentine, Chairman of the Board, First 8hurch of Christ Scientist, and Luther M. Carr, Counsel, referred to a use permit which was granted the Church in 1957 for a parking lot to be confined to the rear portion of the Floribunda Avenue property. The letter stated that, in the meantime, the Church has de- cided to demolish an existing structure and use the entire lot for pa,,rk- ing purposes, Chairman Martin recognized Mr. Moore, in attendance to represent the ap- plicants. Mr. Moore stated that two separate plans had been prepared for considera- tion by the Commissions One plan, based on the city's requirements for a 15 foot set -back along the Floribunda Avenue frontage, provided parking spaces for 50 cars, An alternate plan proposed an 8 foot front set -back with an increase in parking spaces to a total of 53. Mr. Moore requested the Commission to look with favor upon the latter proposal, explaining that the church was reluctant to sacrifice three much -needed parking spaces. In the general discussion which followed. -Commissioner Kindig expressed the opinion that there should not be a deviation from the 15 foot set- back which has been established along Floribunda Avenue. Mr. Moore explained that the lot will be attractively landscaped and a concession in the matter of the front set -back would not detract from neighboring properties,, Commissioner Morberg suggested that rather than establish an 8 foot set -- back in a straight line along the Floribunda Avenue frontage the seta - back be placed at 15 feet at the driveway and angled from that point to give an over-all set --back more in conformity with the pattern already es- tablished in the neighborhood. Commissioner Norberg noted that this procedure would sacrifice two of the 53 parking spaces. There being no further comments from the floor, a .motion was introduced by Commissioner Yorberg, seconded by Commissioner Henderson that a per- mit be granted the First Church of Christ Scientist to use the entire property at 1506 Floribunda Avenue as a parking lot to serve the church property, said permit to be conditional upon the following: 1. A four foot fence to be constructed along the side property lines; 2. A two foot planting strip to be landscaped and maintained inside the fence along the side property lines; 3. Entrance to the area from Oak Grove Avenue - exit to Floribunda Avenue, said entrance and exit to be distinguished by directional signs; 4. Set -back all Floribunda avenue property line to be established at 15 feet at the driveway point and fol- low therefrom the angle of the parking spaces to establish an 8 foot set- back to one side of the driveway and 12 foot to the opposite side; 5. Drainage to be installed to flow from the high point of the property at the rear and pitched to carry storm waters away from adjoining properties 6. Area to be completely enclosed to prevent its use for other than church parking. Motion carried on the following roll call vote: AYES: COMMISSMERS: Henderson, Kindigo yorberg, Martin A0ES : CUMMISSIOAERS : None AB.13 AIA COMMISSIOARRS: Stivers (Commissioner Stivers disqualified himself because of personal interests) ABSE14T COMMISSI©'`1r.RS: Diederichsen, Finger Chairman Martin advised the applicants that the permit was granted pro- vided it was not appealed prior to Tuesday, March 3, 1959. The hearing was thereafter declared concluded. 20 A&UXATZON REQUEST - Town of Hillsborough in re 0.55 acre parcel located in Burlingame. A letter dated January 16, 1959, from the Office of the City Manager ad- vised that the Town of Hillsborough has requested annexation of an ad- ditional parcel of Burlingame land. - said parcel containing 0.55 acres of land and adjoining the Kermit Williams property. The communication stated that the matter has been referred to the Planning Commission for consideration and subsequent recommendation to the City Councils Chairman Martin requested Planning Consultant Mann to review pertinent facts for the information of those in attendance. Mr. Mann stated that the parcel is part of a strip of land 60 feet wide which extends from Jackling Drive southerly to Carmelita Avenue, within' the corporate limits of the City of Burlingame. Mr. Mann recalled that the Commission recently acted upon a request from the Town of Hillsborough -2- for amiexation of a portion of the strip - the Kermit Williams property. At that time, the Commission agreed that said property could best be developed in Hillsborough and recomwznded accordingly. Mr. Mann explained that the parcel now under consideration represents the remainder of the strip and the owners are desirous of participat- ing in the same annexation action. Chairman Martin noted that when the proposal to annex the subject property was on finally submitted to the Commission (study meeting February 9, 1959 there were no development plane available and the suggestion was made at that time that annexation be delayed until such time that plans were available. Chairman Martin stated the interest of the Commission in the ultimate use of the land as it relates to the a d ja cent properties in Burlingame. Mr. John Wilkins, assistant engineer Town of Hillsborough, was in attendance and confirmed that there were no immediate plans for de- velopment. hr. Wilkins stated that the owners were of the opinion that proceedings would be simplified should the entire strip be an- aexed in one action. City Attorney Karmel informed the Commission that separate annexation proceedings would not create undue hardship to the City of Burlingame but would be of concern to the Town of Hillsborough where the City Council has already initiated proceedings in anticipation of favor- able reaction to the proposal. Chairman martin announced that notice$ were mailed to property owners In Burlingame, adjacent to the subject property, advising of the time and place of the public hearing, and invited comments from the floor. There being none, pro or con, a motion was introduced by Commissioner Henderson that ikhe Commission recommend to the City Council to with- hold action on the request of the Town of Hillsborough to annex a parcel of Burlingame land (0e55 acres lying westerly of Carmelita and Roosevelt Avenues) until the time that improvement plans were avail- able. Motion seconded by Commissioner Norberg and carried on the fol- lowing roll call vote: AYES: COMMISSIpi&RS : Henderson, Kindig, Martin, Norberg ROES: COMNISSIOARS : None ABSTAL4 COMMISSIOAERS:Stivers (Commissioner Stivers disqualified himself because of personal interests) ABSENT COMA ISS IOASRS : Diederichsen, Finger The hearing was thereafter declared concluded. 3. RECIASSIFICATION - Portion Highland Avenue from C-2 District to R-4 District. Chairman Martin announced that this was the time set, by action of the Planning Commission and pursuant to public notice, to conduct a near- ing on the matter of reclassifying properties on the easterly side of Highland Avenue between Peninsula Avenue and Bayswater Avenues (Lots 60 79 80 9, Block 13, `Down of Burlingame Subdivision) from C-2 District (service business) to R-4 District( fourth residential, multi -family). A letter dated January 15, 1959, was read from John Be Lauder of the firm of Lauder Bros., 915 Howard Avenue, requesting reclassification to apartment zoning and a change in the fire zoning from No. 1 classifi- cation to No, 2e The letter stated that Lauder Bros., recently purchased a parcel of unimproved property on highland Avenue to be developed as an apartment house site. Subsequently, it was learned that the property is located in a bloc 1 Fire Zone where the fire department requires com- pletely fire resistant construction. The letter stated further that this type of construction applies to commercial uses and is not customary in residential building. Under these restrictions, an apartment building would not be an economically sound investment. A letter dated February 24, 1939, was read from Isador Orraek and Dorothy E e Oraek ( owners of the northwesterly 50 feet of Lot 8, Block 13, Town of Burlingame Subdivision) in opposition to the proposed re- zoning. A land use study of the street, prepared by Planning Consultant Mann, was submitted to the Commission. Mr. Mann advised that the commercial zoning developed in 1953 when it appeared that additional C-2 Districts would be needed to accommodate the automobile sales business. Mr. Mann noted that the anticipated expansion did not materialize and the street has remained static for many years - a mixture of single family dwellings and apartment houses. Chairman Martin questioned 'Fire Inspector Howard Pearson, who was in attendance, concerning restrictions in a Aoa 1 Fire Zone. Inspector Pearson discussed at length fire safety requirements and ad- vised that so long as the C-2 zoning remains in effect, and there is a possibility of commercial use, the fire department will oppose a change in the fire zone classification. Any new building will of necessity be required to meet the rules of the present fire zone. Chairman Martin invited comments from the floor. Mr. John Lauder and Mr, Herbert Lauder each spoke in favor of the re- classification and argued that the area was "off the beaten path" and not favorable for•commereial developments. Mr. Herbert Lauder main- tained that new apartment construction on their properties would en- courage like pro3eets in the neighborhood. Miss Dorothy Oraok protested the rezoning and advised that her invest- ment in property on Highland Avenue was made on the basis of the commercial zoning. There were no further comments from the floor, Planning Consultant Mann remarked that the majority of property owners were evidently not concerned about the proposed reclassification and, from evidence heard, it might be difficult to reach a proper decision. fir. Mann suggested that the Commission delay action to another time., -4- Commissioner Stivers stated that on the basis of arguments proposed he personally was not prepared to form an Opinion and favored continuance to a future meeting. Remaining members of the Commission in agreements Chairman Martin ana- nouneed that the hearing would be continued to the meeting of March 9. 19394 NEW BUSINESS 1 � REVISIONS COMPLETED_ 1951 PACIFIC COAST UNIFORM BUILDLIG CUDE ,, Planning Consultant Mann reported that the final meeting of the com- mittee which has been preparing revisions to the 1951 Faoific Coast Uniform Building Code will be held on Friday, February 27, 1959. The material will subsequently be assembled in form to be presented to the City Counailo Chairman Martin requested that copies be made available for Commission review at the study meeting, March 98 1959. ADJOURNMEitT 'there being no further business, the meeting was regularly adjourned at 9:30 p.m., to reconvene at 8:00 p.m., on March 9e 19590 Respectfully submitted, Everett K. Kindig Secretary