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HomeMy WebLinkAboutMin - PC - 1967.07.24CITY OF BURLINGAME PLANNING COMMISSION July 24, 1967 COMMISSIONERS PRESENT COMMISSIONERS ABSENT OTHERS PRESENT Brauner Fdwards City Attorney Karmel Cistulli City Planner Mann Kindig City Engineer Marr Mink Councilman Johnson Norberg Fierce CALL TO ORDER A regular meeting of the Burlingame Planning Commission was called to order on the above date at 8:00 p.m., Chairman C13tulli presiding. ROLL CALL The above -named msabtrs answered the Secretary's roll call. MINUTES The minutes of the meetings of June 26 and July 189 1967, previously jubmitted to members, were approved and adopted. ACKNOWLEDGMENTS Chairman Cistulli acknowledged the presence of Councilman Johnson, ex-o€ficio member of the Commission. HEARINGS Hearings, pursuant to public notice, proceeded as follows: 1. VARIANCE APPROVED FOR HOME FOR AGED IN R-3 DISTRICT„ 909 EL rAMIO REAL.a. Chairman C4.stulli announced a public hearing, continued from the meeting of ,Tune 26s 1967, on the application for variance filed by Mrs. Nancy Lazar, 922 Capuchirio Avenue, to operate a "Boarding house for six (6) aged people in a single-family dwelling at 900 E1 Camino Real - Third residential zone." In response to Chairman wistullis tho City Planner reported that a plan for remedeiing the building, prepared by a building contractor for the applicarst,, wee filt:d since the Isst meeting; that Mr. Les Kierig, repre- sentati e �Iff the San Mateo voa�jaty health and welfare agencies, has stated that taf` the building is reconstructed as shown on the drawing ha would be willing to recommends a maximum occupancy of five (S) paying juests, with an attendant in residence; and that the Fire department has submitted its recommendations. The; City Planner stated that the applicant has been furnished copies of all of the repo»ts� The Chair recognized Mfrs. Nancy Lazar who confirmed her intention of- )roceeding with the remodeling in accordance with the drawing. mere were,. comments from the a€adaence favoring or protesting the application. The hearing was declared concluded. A motion introduced by Commissioner Brauner approving; the request for variance to establish a home for five (S) ambulatory aged persons at 900 Ex. Camino Real conditioned upon a'~ul4 compliance with city and county occupancy standards was seconded by Commissioner Pierce and carrie;d. on the following roll call: AYE;: COMMISSIONERS: brauner, NOES: COMMISSIONERS: None ABSENT tiOM•fISSIONERS: Edwards ABSTAIN COMMISSIONERS: Kindig Cistulii, Mink, Norberg, Pierce (due to an association with the appli- cant in an oxisting business) The applicant was advised the variance would be effective Tuesday, August 8, 1967, "If not appealed. 2. SIGN VARIANCE APPROVED !NTER-CONTINENTALTRADING a letter dated June 29, 1967 iron Amcoe Sign Company, Palo Alto, sighed .sy Robert- Neifi.ng, submitted a proposal for a display for Inter -Continental Trading Corporation Olympia Typewriter Identification - 162S Adrian Road, aurlingare. The communication requested favorable consideration to a height variance, explaining that the sign meets all other code requirements and that the additional height is considered necessary to clear the trees in the par- ticular location. An elevation of a. proposed doubkface free-standing sign, 49 feet 7 inches In height was filed. The sign ordinance provides for a maximum height of 20 feet for such g1grrs., Mrs, Robert Nlei.finge speaking for the applicant, advised that the sits; was formerly occupied by Dux, Inc. and there is limited office reserved for their purposes; for the present, the small Dux sign will remsin in place at the northerly said of the property,, The proposed sign will be erected at the boundary, set back approximately 4-1; 2 feet from the property line., My, Neifing adylsad that many of the company's clients are not famil. ar with the peninsula area and the sign was designed to a height conside-red reasonable to evercone vie sbi xity obstructions crexat d by the trees and Overpass MrN ai.fing stated that the top of the sign parallels the top of the l.o=e;r portion o. the General Electric sign, practically on a level wth the tree line. He discussed the sign detail advising there will be neither flashing nor moving parts. -7- oramaissioner Rrauner again raised the question whether the law permitted ariances in height, rather than size or location. He questioned whether height variances could be granted. Air. John Gates, 10 Founds Road, San Mateo, associated with Inter -Continental Trading COTPoration, stated that the company called upon experts to create an aesthetically acceptable sign to serve their purposes; than a need does exist to identify the premises since Adrian. toad is difficult to reach and, at the present time, visitors are alerted to the General Electric sign to mark the general location. In reply to Commissioner Pierce's inquiry regarding the nature of the business, M3. Gates advised that as distributors of Olympia Typewriters in thirteen western states they maintain an extensive warehouse facility at Adrian Read. There was considerable discussion concerning public advertising advantages to be derived from the display. Commissioners Brauner and Kindig agreed that the sign differed little from other signs where height variances were approved in the industrial area on a plea of need for adequate identification. Commissioner Pierce stated that a vwohousing operation would not normally neeg to 1dentify its locations to potential customers and that it would appear the applicants were concerned more with advertising than_identifi - tation; that this city, unlike neighboring cities, has expended consider - Able effort to control the number and type of sign displays and that in his opinion circumstances did not justify the variance. There were no comments from the audience favoring or protesting the application. The hearing was declared concluded. On a motion introduced by Commissioner Kindig, seconded by Commissioner Mink and carried on the fallowing roll Gall the request for variance was approved in accordance with the drawings on file: AYES: COMMISSIONERS: grauner, Cistulli, Kindig, Mink, Norberg NOES: COMMISSIONERS: Pike ABSENT COWMISSIONERS: Edwards The applicants were informed the variance would be effective Tuesday, August 8, 19676 if not appealed. As a result o! objections raised by Commi.ssi.oner hraun€r that the cote makes no p5ov$sion for tht� granting of sign height variances. -by the Commission, it was agreed than the matter would be explored at a future shady men tingK REAR YARD VARIANCE APPROVED TIBURON WAY AND SEBASTIA.N DRIVE. Chairman Cistulli announced a pW)Iic hearing on the application for variance filed by Mr. and Mrs. E. P. Woerz, 1712 'Toledo Avenue, tipper. ta.ining to unimproved property at the southea.s•terly corner of Tiburon -3- -- �y and Sebastian Drive (Lot 9, Block 33, Mills Estate No. 11)0 to ermit a triangular intrusion of from 0 feet to 7 feet into rear set- -back area where- 15 feet is required. An elevation of a. proposed residence, prepared by Robert E. Onorato and Associates, was filed. A letter dated June 28, 1967 from firs. Woerz advised of a physical disorder from which she suffers and that her physician has recommended a program of'daily swimming in a heated pool as a form of therapy. The letter stated that the variance is requested in order to enclose a heated swimming pool under one wing of a new home to be constructed on the Tiburon Way property since local.weather is not conducive to outdoor -swimming throughout the year. A letter dated June 20, 1967 was read from Irving Stern, M.D., South San Francisco. Mr. Robert- Ei, Onorato, representing the applicants, discussed the drawings and the extent that the structure will protrude into the rear yard. The City P-fanner, in.reply to Commission inquiry, reported that lot coverage is: not involved;--- this is a corner property with ample rear yard and side setbacks. omwents were invited from the audience. Mr. William Minucciani, Jr., 1126 Eastmoor Road, owner of unimproved property adjacent at the rear to the subject property, questioned whether the slope at the back of his lot will be disturbed. Mr. Minuceiani examined the drawings and indicated no objection following Mr. OnoratoEs discussion of construction details. There were -no further comments from the audience. The hearing was -declared concluded. Commissioner Norberg commented that this plan indicates more than adequate open area aroinnd the building end that the average of the Near yard meets code: ritquirements,. A motion was thereafter introduced by Comusissioner Newberg to approve the variance in accordance with the elevation .on file. Motion seconded by Commis3ioner Brauner and ; carri.ed unanimously on roll. call. The Chair annott;,.ced the variartite Would be effective Tuesday' August gg if not a.ppealedt.. 4. TENTATIVE- MAP MILLS ESTATE N13. 277 12 UOT LA x`OUT. RECOMMENDED Chairmans�+a.. ac�:��>Ca�`ull aTg&�9£*urgcoo? 'iha the �..F"smmissiDik wa?xla �.gi:i[a:�sL��E»t+:r �� ��i-%, �I.YfIE� a Ten- atf,.lie: rFiap, n�.�,'.` G.1ho ��r�:%-��{ sedl !�.ubd39.visiou "Mills�Este S.4i * No, 27 "', pre- ser;ted by I Z an-Sw ok—Gard ' .za-pe~r ation y the property o raexs S2 iat e is .<. tds4. r:a Tern-,+}rgii-� .d D3 h F �n e s t s d; o o ® i' &� �� X':<:."-.e.'�s�x�,�aS�; �:�ie p opii3eFit.a - 4- ro Franzi advised that the subdivision plan is similar to that sub- �' �itted on prior occasions with respect to general lay out and street design; a primary revision involves the reduction of the number of lots from 14 to 12, each 90 feet in width and exceeding 9000 square feet in area., with the exception of one lot having an area of 8800 square feet. Dr. Franzi reported that there has been a change in the drainage design --an easement has been relocated to serve a double use for drainage and access to tke canyon. Dr. Franzi stated that the street pattern and the utilities regain unchanged mid that the map has beer submitted to the city's engineering and planning departments for examination. The City Planner informed the Commission that procedurally the present map shall be considered as an original tenUtive map submission. The City Planner stated that from s planning standpoint the 12 lot design and the overall lay :.out is far superior to the plan developed several years ago by Fir. Vickray, an engineer for the original owners, the Trousdale Corporation. He stated that that plan contemplated a street along the edge of the canyon with considerable open space for pedestrian access into the canyon; the accident potential was 'great, not only from automobiles going down into the canyon but the risk to pedestrians. --.;ihe City Planner pointed out that in the present map all of the slope area below the houses, between the street and the canyon, could become garden, thereby.adding open apace to the benefit of all of the properties in the subdivision and the neighborhood generally. The City Engineer advised that as a result of reducing the number of lots to 12, six lots - Nos. 3 through 9 - have been increased in size, the end leas remain as before; he reported that the pedestrian walk into the canyon has been relocated to an area between Lots 7 and 8 and that it is proposed to construct a four foot wide concrete side- walk over an existing storm drainage easement. The City Engineer suggested, inasmuch as the grade approximates 171, that if the access remains as proposed that steps and landings be provided for safety purposes. He stated that the relocated storm drain is acceptable,. offering a better situation for maintenance and flood conditions. The City Fngin&er Indicated that water and sewer lines and street sections appear to be satisfactory as tentatively proposed if parking is eliminated on the northerly side of the street where there will be no dwal li ngs . The City Planner mentioned variations from the standard specifications for subdivi ions- The proposed street "Mills Cannon :..arts' (Section 4988s on the map) shciws a. right-of—vay* 45 feet in width with a street width between curbs of 30 feet in lieu of the standard 34 feet.; side —walk on one side only in, frost of the dwellings; cul-de-sac lengths exceed code cf 2,50 feet ova ---_� A letter addressed to the Planning Commission, and a copy of a letter dated June 15, 1967, addressed to the City Council, from Mr. and Mrs. John P. Chaney, 2827 Arguello Drive, were read opposing the proposed subdivision regardless of the number of lots involved for the reasons that orderly development of any area requires consideration to the properties of established residents, that the properties in the Mills Estate, adjacent to the subject property, represent a substantial financial investment which can be jeopardized if the land is permitted to be developed in a manner causing slippage,with resultant damage to existing residences; that the proposed subdivision street will be built to the rear of and aag scent to established homes, which is - a situation incompatible with any Esther section of the Mills Estate and the entire community, and that approval of the subdivision Will allow -the developers unjustified financial gain thereby Undera_ning the foundation of a comprehensive zoning law. In reply to the Chairs inquiry concerning soil analysis tests., Mr. James 5chupps the project engineer, advised that such tests have not been mace -as yet; under the heading "Notes" on the map9 the property owners have agreed that the tests will be made upon approval of the tentative map. In reply to Commissioner 8rauner°s inquiry relating to the extent of the city2s.:Xegal responsibility, the City Attorney reported that the city was na�ed.defendant in a slippage case but was able to de*ur itself out -,.he stated his opinion that where the City Engihe6f,:is 'furnished an expert°s report in a field in which he, himself, isnot 'expert, and the city . subsequently acts in good faith and with reliance on the report,it will have no liability unless there is negligence on the part of the city engineer in failing to uncover deficiencies in the report. The Chair invited comments from the floor in opposition to the map. Mr. William, Caplan, 2701 Arguello Drive, Mills Estate Iniprovesient AssociatiefitPres.ident, discussed a number of phases of the pjan con- sidered objectionable: Electrol ers on the south side of the sheet will tend to -shine into the rear yards of hoses on Arguello and Martinez Drives creating a disturbance to the occupants; removal to the north side was requested; Soils analysis tests prior to construction do not necessarily insure against slippage; borings can be made in a particular Area and the problems lie elsewhere; Pour feet of concrete sidewalk is insufficient for convenient pedestrian access to the canyon; The street as proposed will create a situation unique in the Mills Estate and throughout the community by creating an island of homes bounded by public thoroughfares front and rear. The suggestion was made that perhaps the street located along the rim of the canyon, referred to by the City Planner as a part of an earlier plan for the property, would be a satisfactory alternatives. Lot sizes are incompatible with standards throughout the Mills Estate where level pads provide substantial building sites; the subject property cannot be made into flat lots but there should be some method devised .to create larger lots so that the finished development m -6- �p wilding sites, homes. open space a will conform with adjacent developed .lproperties. He referred to studies undertaken in the San Mateo County Planning Department to develop a formula for hillside developments and suggested on the basis of such studies that minimum lot sizes in the subdivision average between 12,000 to 13,000 square feet in area. Mr. Thomas Marshall, 2715 Martinez Drive, concurred with the issues raised by the previous speaker and, in addition, referred to conditions imposed by the City Council in May, 1966, when a 10 lot subdivision was approved, including building height limitation and maintenance of the triangular slopes attached to Lots 1 and 12. The City Engineer reported the current map includes a reference to formation of 'A Maintenance District." Mr. Robert Bailey, 2819 Arguello Drive, protested loss of privacy and depreciated property values because of the location of the subdivision street and the electroliers; he also requested a restriction on building height. Mrs. Donald Teixeira, 1601 Granada Drive, requested that the easement to the canyon be paved to :its full width of 10 feet for emergency service vehicles and easier access for pedestrians and that lights be installed; reference was made to a hazardous traffic situation existing at Martinez and Granada Drives which may be compounded by traffic enerated by 12 additional residences; deed restrictions applying to owes in Mills Estate No. 11, adjacent to the subject property, should be made to supply equally to the new subdivision, including dwelling heights.. Chairman Cistulli recognized Mr. James Schupp, who discussed the issues raised by the protestantse electroliers will be moved th., the north side of the street if regL red by the city and that it is the opinion of the owners and the engineers that the proposed street location has a greater safety value than at the lower edge of the slope.. Referring to the matter of density, fir. Schupp reported that 12 dwelling units on an area of 4.6 acres represents a density of 2.6 units per acre, which is less than exists presently in the developed portions of the Mills Estate. He stated that lots average approximately 12,200 square feet in area and that,arclAtecturally,a building height of 21 feast from curb would be desirable. Mr. Schupp discussed landscaping in the slopes of Lots 1 and 12, stating that the plans will be submitted to the city for approval. Commissioners were invited to comment. Commissioner Brauner questioned the City Engineer concerning the curve radius at the extension of Granada Drive to Mills Canyon Court and was advised that the curve will be flared. In response to Commissioner Minks inquiry concerning four feet of inage easement and his comment that the full width pavement :fin the dra should be paged to eliminate a maintenance problem, the City Engineer indicated that perhaps some improvement could be made, other than total pavement., to eliminate weed growth. . 7- In reply to Commissioner Brauner's inquiry whether Dr. Franzi was willing to meet all of the conditions previously imposed by Council, the latter replied in the affirmative stating that he and his associates hope to be able to cocpe rate fully with the city and adjacent property owners. Following further general comments, the discussion was declared condluded. A motion introduced by Commissioner Fink recommended that the City Council adopt the Tentative Flap of Mills Estate No. 27 with a total of 12 lots, intluding.variances for the proposed cul-de-sac length and the 43 feet wide street right-of-way,on the conditions that electroliers are relocated to the north side of the street; a four feet wide stairway installed for canyon access with a design for the complete la feet: of width in the easement., acceptable to the City Engineer and the Park Superintendent; and low intensity lighting installed at the stairway. Motion was seconded by Commissioner Fierce and carried unanimously on roll call.. An additional motion introduced by Commissioner Pierce recommended to the City Council, contingent upon approval of the crap, that the following conditions be: required of the subdividers: building' heights not to exceed 19 feet above average curb height; landscaping on the slope northerly of the street to be acceptable to adjacent property owners in Mills Estate No. 11; deed restrictions applying to the lots to be sinilax to those applicable to properties in gills Estate No. l.l. 0 motion seconded by Commissioner Mink and carried unanimously on roll call. S. PROPOSED . AMENDMENT TO CODE Q'VARIABLE HEIGHT DISTRICT REGULATIONS" RE C€iMMENDE D Chairman Cistulli announced that this was the time and place scheduled to conduct a public hearing for the purpose of considering an amend- ment to the City of Burlingame Municipal Code providing for a new chapter eaititied "Variable Height District Regulations.°' The City Planno , at the Cha.lr@s request to initiate the discussion, reported that copies of the suggested regulations, with a letter accompany- ing, were sent to a number of architect% to the local real estate board, Building TTades Council, Chamber of Commerce and the building contractors' group and that. subsequently, in discussions with a representative of the real estate people and a local contractor .neither indicated opposition. The City Planner stated that it is not unreasonable to expect that the city will bt faced with requests for 04high-wise" apartment construction and that the material was written as a method of providing an alternative to the problem of variance for such construction. There followed a period of review and comment on various phases of the , regulation s wherein it was noted that there is provision for variance rhers unusual lots occur; there is new actual height limitation setbacks increase in ratio to height - and that a minimum lot size of ls,gQ� squarefeet was suggested. There was considerable discussion t-onterning a provision that setbacks for the garage portion of the building Aot bo changed from, the present r�.al,es. -8- ,. r The Chair recognized Mrs. Donald Teixeira, 1601 Granada Drive, who Suggested that the garage area can be the most unsightly part of an 'apartment building and should be constructed underground. There were no further comments from the floor. The hearing was declared concluded. On a motion introduced by Commissioner Kindig, seconded by Commissioner Mink and unanimously carried on roll call, thestaff was directed to prepare and submit to the Commission documents whereby a recommendation shall be made to the City Council for adoption of the proposed amendment. ADJOURNMrNT The meeting regularly adjourned at 11:40 p.m. Respectfully submitted, Everett K. Kindig Secretary -9- i 0 _ C � CITY OF BURLINGAME PLANNING COMMISSION �--e-a� July 24, 1967 I CALL TO ORDER s I POLL CALL i l l MINUTES June 16 and � my 10* 1967 IN HEARINGS 10 Variance to operate home for aged in Rm3 District 900 E1 Camino Realn M s, Nancy Laar. (cont. from :�'wa , 6 ) 2© Sign Va.ria.nce, International Trading Corporak6 1625 Adrian Rondo 3. Rear Yard Yariarce, Tiburon Way and Sebastian Drive, Mr. and Mrs. E.P. Waerz. 4, Tentative Clap Kti its Estate No. 27. Se Proposed amendw.E;nt `o code "Variable Height District Regulations," V 14EW BUSINESS Vi ADJOURNMENT