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HomeMy WebLinkAboutMin - PC - 1967.06.26,, , CITY OF BURLINGAME PLANNING COMMISSION COMMISSIONERS PRESENT Brauner Cistulli Edwards Kindig Mink Norberg Pierce CALL TO ORDER June 26, 1967 COMMISSIONERS ABSENT OTHERS PRESENT None City Attorney Karmel City Planner Mann City Engineer Marr Councilman Johnson The regular monthly meeting of the Burlingame Planning Commission was called to order on the above date at 8:00 p.m., Chairman Cistulli presiding. ROLL CALL All members answered the Secretary°s roll call, MINUTES The minutes of the regular meeting of May 22 and the study meeting of June 12, 1967, previously submitted to members, were approved and adopted. ACKNOWLEDGMENT The Chair acknowledged the presence of Councilman Johnson, ex-officio member of the Commission. HEARINGS Hearings, pursuant to public notice, proceeded as follows: 1. VARIANCE TO OPERATE HOME FOR AGED IN THIRD -RESIDENTIAL DISTR_rICT_ (cont.) Chairman Cistulli announced a continued hearing from the meeting of May 22, 1967 on the application of Mrs. Nancy Lazar, 922 Capur_hino Avenue, for a variance to operate a boarding home for six elderly persons in a single-family residence at 900 El Camino Real - Zone R-3o Upon determination by the Chair that the applicant was not in attendance nor represented, there were comments from Commissioner Kindig and the City Planner indicating that the project has not been abandoned but that the appiicasnt is attempting to develop a proposal which will satisfy the requirements of the Sari Mateo County Housing Sanitarian, A motion introduced by Commissioner 3rauner to continue the matter to the next regular meeting, July 24, 1967 was seconded by Commissioner Minh Rnd carried unanimously. 2, RESUBDIVISIOM POPPY DRIVE. A resubdivision map prepared by Louis A. Arata, Civil Engineer, proposing to realign the interior property line between Lots 46 and 47, Block 4, Burlinghome Subdivision. owned by Jack Penn, 2S16 Poppy Drive and Joseph P. Sechser, 1436 Cabrillo Avenue, respec- tively, for the purpose of transferring an irregular strip from Lot 47 to Lot 46 was reviewed at the study meeting and scheduled for formal action at this time. At the Chla.irls request, the City Planner reviewed the application explaining that the owner of Lot 46 wishes to add to the existing dwelling at the rear; there are complications because the lots are angular in form, contracting toward the rear with'the building located so than it would be impossible to extend the existing side wall and observe the required setback. The City Planner stated that the owner of Lot 47 has agreed to sell the strip indicated on the map which will increase the land area of Lot 46 sufficiently for the new construction and, at the name time, not destroy the side yard on his property. In reply to Commission query, the City Planner confirmed that both properties will satisfy lot coverage requirements. The Chair invited comments from the flooro P,Irs® Hazel R. Barnhart, 340 Yale Road, Menlo Park, owner of Lot 4Sb questioned whether the addition has been built. The City Planner reported that the work was started without a permit and stopped by the Building Inspector who discovered the setback problem. In reply to a series of inquiries directed by Commissioners, Mr. Penn agreed that an existing hedge will be removed and a fence constructed to divide the two properties and that the setback will remain free of obstruction for safety purposes. Commissioner Norherg objected to the "dog -leg" treatment of the property line. A motion introduced by Commissioner Brauner to approve the resubdivision in accordance with the map on file was seconded by Commissioner Edwards and declared carried can the following roll call: AYES: COMMISSIONERS: Brauner, Cistulli , Edwards, Kinds. g, Mink Pierce NOES: COMMISSIONIRS: Morberg ABSENT (' )MMXSS101IP,S: None -2- 3. VARIANCE APPROVED FOOD STORE IN APARTMENT DISTRICT BAYSHORE BOULEVARD, :1 Chairman Cistulli announced a public hearing on the application for variance filed by Sidney M. Madden c/o Anderson, McMillan and Connolly, 1450 Chapin Avenue, Burlingame, for commercial use of third residential property located at 965 Bayshore Boulevard, Lots 15 and 16, Block 9, Burlingame Gardens Subdivision, owned by the applicant, to permit construction of a "convenience food store." The application Form recited improvements existing: "Wood sheds used for light Jndust7 •ial purposes by swimming pool service company and garden maintenance company," The Statement of Property Owner accompanying the application identified the location as the southeast corner of Bayshore Boulevard and Toyon Drive, with 105 Feet of frontage on Bayshore and 100 feet on the side street and adifised that it is proposed to lease to the Southland Corpora- tion, developers of the 1-11 Convenience Food Stores, The app icant7s Statement referred to apartment and light industrial uses an the frontage road in proximity to the subject property, sub- mitted that the site is not suited to apartment use, that the contem- plated development will represent a substantial improvement over existing non -conforming light industrial uses on the property and.will serve as a convenience to residents in the area. A plot plan was filed. Communications read from My;. Horace E. Prall, 920 Azalea Drive and Prank G. Phi.11ipa, 1008 Toyon Drive, protested that the frontage road, presently burdened with heavy, fast traffic, cannot accommodate the added congestion that a retail operation may create; that there are a number of existing stores to serve the needs of the neighborhood; that alcoholic beverages will be sold and that the 11:00 p.m. closing hour will invite late traffic into the: area thereby creating a r nuisance tc neighboring apartment houses and private residences. Chairman Cistu'll recognized Mr. Hugh Connolly, attorney representing the applicant, who presented a statement with signatures of 47 resi- dents in i .immediate vicinity of the subject property, indicating no objection to the variance. Afire Connolly, rebutting arguments made in the communications filed in protest, informed the Commission that sales of alcoholic beverages will be limited to beer and wine. With respect to the safety factor as related to the neighborhood children, he mentioned that at the present time children in the area who must travel to a food store face the hazardz of the railroad tracks and traffic on California. Drive;. He stated that the convenience food store operation is geared to shoppers of occasional items, unlike a. supermarket or shopping center where them is a continuing flow of traffic, and that there Appears to be no priaL ems of congestion or hazard created by the convenience food store located in the heavily travelled area of California Drive and Oak Grove A.vonue o Mr. Connolly discussed ordinance provisions relating to variance grants, that the residents in the area who signed tho communi- cation the variance apparently are not con -corned that the -3- yJ la t proposed de:ve dopment will produce conditions 'inimical to public health® safety and welfare. Mr. Connolly referred to a discussion at -the last study meeting wherein comments were made that apartment properties on the street have not developed well thereby reflecting unfavorably on other similarly zonod properties not yet developed; for this reason, it would be reasonable to presume that financing may be difficult with a conditi.ov, of hardship. resulting were the owner forced to hold the property for apartment development, for which it does not ,appear seated. The Chair invited comments from the audience in favor of the variance. Mro N.L� Nod: er, 932 Linden Avenue, stated that his property adjoins the,subject property at the rear and that after viewing the applicant's plans`is satisfied that an acceptable improvement will result. Air.. J. Cerontopolous, 911 Toyon Drive, stating that he, too, reviewed the plans, advised that he has been a resident of the area for close to 20 years, that the frontage road is not a proper location for apartments, that, at the present time, the subject property is in a deplorable condition and that the owner should be permitted to proceed with the contemplated improvement. Further comments favoring the variance, and reiterating the remarks of the above speakers, were heard from Mr. M.L. Nedland, 1021 Toyon Drive, and i4r, S.P. Bechtold, 1010 Toyon Drive. Comments were invited from those in opposition. Mr. Frank G. Phillips, 1008 Toyon Drive, suggested that approval for commercial use may establish a precedent for a similar use of the adjacent property owned by the applicant, presently non -conforming. Mr. C.E. Bet.tencourt, Jr., 921 Azalea Drive, requested that the apart- ment zoning not be disturbed- he maintained that the grocery store at the corner of Oak Grove and Linden Avenues contributes to a -litter nuisance;-inthe rei,ghborhood which will be aggravated is a second such store is permitted. Aar. and Mrs. Walter Friese.. 916 Azalea Drive objected on the grounds of additional traffic in the neighborhood and also mentioned the litter problem. Air. E.W. Betts urged that the apartment zoning remain and that the property be improved accordingly. There were no further comments from the floor. At the Chair's request, the City Planner discussed existing uses on the properties awned by the applicant, advising that the; plumbing bu:!;inesz i :; true nonconforming use having been in the location fvr many years; the two boas which are the subject of the application have changed in usse frequently over the years and, at the present time, are used illegally as storage yards for light industry. -4- The City Planner commented on the apartment buildings on the street, stating that the small buildings with carports at the front contribute little to the aesthettis of the area; however,. they continue to rent �J and do provide housing. He suggested consideration to whether the proposed use will offer an acceptable service to the residents and the area as a whole or, as an alternative, the property remain "as is", as an apartmp. t- :��nprovement in the near future is a rather remote pos- sibility. The City Engineer, in response to Chairman Cistulli, referred to comments relating to potential traffic problems and reported Bayshore Boulevard right-of-way as 31 feet curb to curb with parking.permitted on one side ,only, presuming S feet for parallel parking, allows two 11-1/2 feet wide travel lanes, which is fairly adequate. The City Engineer stated that Toyon Drive is 26 feet in width, curb to curb. with parking on both sides, resulting in a single travel. lane 10 feet wide. The City Engineer suggested, as a method for controlling traffic circulation, that entrance to the property be off Toyon Drive, with exit at the frontage road. There followed a period of Commission discussion; a series of inquiries directed to the applicant established that the building proper will be 30 feet by.30 feet6 constructed with all openings away from the abutting residential properties; trash disposal area to be screened from public view; the proposed 15 on -site parking spaces are more than adequate for the building size. Mr. R. Murphy, representing the 7-11 Convenience rood Stores organiza- tion, advised that the standard sign installed at all store sites will meet the city's sign ordinance requirements; he stated that illumina- tion is from the interior and the height can.- be reduced to adapt.to the neighborhood to insure against annoyance to adjacent properties, and the lighting masked or deflected. The Commission was advised that the sign will be placed at the southerly end of the property. Chairman Cistulli reported that he is familiar with the operation, that the stores appear to be quite successful when located near apartment districts and that inasmuch as the property in its present condition appears to be a source of annoyance to the neighbors, the proposed project should be an acceptable improvement. Commissioner Pierce mentioned that the organization involved is apparently a very successful subsidiary of one of the fastest growing corporations in the country. P'fie hearing was declared concluded. A motion introduced by Commissioner Pierce to approve the variance: in accordance with the plans on file stipulated that sidewalks at --the property frontage shall be constructed to city specifications, with provision for a 4-1/2 foot strip .for landscaping and the sign to be sited at the southerly boundary of the property. -5- Motion seconded by Commissioner Norberg and carried unanimously on roll call. The Chair announced that the variance will be effective Thursday, July 6, 1967, if not appealed. `OMMUN ICAS'IONS I, PACIFIC GAS AND ELECTRIC C0MPA?NY R ES 0—GROG_. co -.: art t o4a dated dune 5, 1967, signed by E.B. Langley,, JTo , Di%fi.si.an Manaaers Pacific Gas and Electric Company, San Jose,, requestcd, an eaxtension for an additional year to June 4, 1968 of the special bermt for construction of an electric substation -East Lane aetwee-,V iioward and Burlingame Avenues. Or, a motion introduced by Commissioner Edwards, seconded by Commissione,.­ Mink and carried unanimously the extension was approved. PUBLIC HEARINGS SCHEDULED TO CONSIDER REGULATIONS FOR HIGH-RISE -€.`ou In traduced by Commissioner Pierce, to initiate public hearing.: �`. the rBetter of regulations for high-rise apartment consf-ruction at he regular meeting of July 24, 1967 was seconded by Commissioner Ecivardi and unanimously carried. Ths CScx issi.on was advised that prior to the July meeting material coil:. be di6 tri.buted to interested individuals and to the architects* and l da g. contractors' associations. 2, CAPITAL IMPROVEMENTS LIBRARY Commissioners heard the City Librarian and Library Board members Mrs. Edith Cohendet and Mr. Bea Hechinger discuss capital improvement Proposals involving an extension of the southwest corner of the buildi.; , ? the child-4-Ws reading room and provide expanded Storage :, ze & Lt On app ruxima^e Cost of $SQ,000.00; and an exten icon to the aeult -cording :area, plus additional working area for the staff and =tl.<er f — il.i.ties at an approximate cost of $170,000.00. reyicwed td4e proposals at length, exhibiV'n. ,;: a series ci- pt<ots-yvp`hs €�f the interior of the library to ilbstrate e�isting crovde4 conditions and the pressing Treed for expansion. FIRE �3EPART��EN�" froin the C-hief of the Fire Department i:o:ica�'ned ;i,,�! , t fire fighting equipment. .. t was the r � that i` s O` elUipiffiellt,- however costly, were not properly .. ...% Ex- v=. oA. 'S_3 s�"o3`_ 3 iE Isstudies. s a-ieriod o d:4;sgic f the City Planner�r&:s directed to s�rr pare fcr C:€sE.-imi.ssiorn 1-3proval rud transmittal, thereafter, to the City s "zip ` " �'� �.s; $,es .-%33 k e.,$ Including recommendatory EaFAn::ii: TPM_00sa� s 4Irv" -111-Y incom-plated items from prior yet rs a?e mstrtl a g regularly adjourned at 10:1S p.m- r:wr c. , f'ul I t' f 4nittovd Everett KC a a K. Kindi a _ Smcrr t.mry _ CITY OF BURLINGAME PLANNING COMMISSION P�- June 26, 1967 I CALL TO ORDER II ROLL CALL III MINUTES May 22 and June 12, 1967 IV HEARINGS 1. VARIANCE 4 Home for aged in R-3 District, Mrs. Nancy Lazar applicant. (continued from May 22) 2. RESUBDIVISION m Poppy Drive. 3. VARIANCE o CQ1 use in R-3 District, 975 Bayshore Boulevard. V COMMUNICATIONS 1. Pacific Gas and Electric Company requesting extension. VI NEW BUSINESS 1. Capital Improvements. 2. Schedule hearings regulations for high-rise apartment building. VII ADJOURNMENT