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HomeMy WebLinkAboutMin - PC - 1970.08.10CITY OF BURLINGAME-PLANNING COMMISSION COMMISSIONERS PRESENT Cistulli Kindig Jacobs Norberg Sine CALL TO ORDER COMMISSIONERS ABSENT' Mink Taylor August 10, 1970 OTHERS PRESENT City Attorney Karmel City Planner Mann City Engineer Marr The monthly study meeting of the Burlingame Planning Commission was called to order on the above date at 8:00 p.m., by Chairman Sine. ROLL CALL The above -named members were present. Commissioners Mink and Taylor, absent because of business commitments, were excused. ORDER OF BUSINESS For the benefit of the audience, the Chair announced that the Commission would first dispose of routine matters and then pro- ceed to the public discussion on the "Corbitt Tract" scheduled for this evening. 1. BEVERLY ENTERPRISES REQUEST FOR EXTENSION OF VARIANCE. A letter dated July 27, 1970, from Beverly Enterprises, Pasadena, California, signed by J. Shirl Cornwall, A.I.A., requesting that the height variance granted by the City Council in August, 1969, for construction of a convalescent hospital on Marco Polo Way, be extended for a period of one year to August, 1971, was referred to the regular meeting on August 24, 1970, for formal consideration. In response to the Chair, the City Planner reported that the approved plans are on file and can be available at the coming meeting, should the Commission desire. 2. SPECIAL PERMIT -- CONTRACTOR'S STORAGE YARD, BAYSHORE HIGHWAY. An application was filed by J&J Backhoe Service, 221 Milton Avenue, San Bruno, for special use permit to maintain a storage yard for trenching equipment on a portion of unimproved acreage owned by Mrs. Melba Moore Riley at 1554 Bayshore Highway. The City Planner reported that the company had been storing equip- ment at the southerly end of the Oscar Person property, moving to the new location when all of the tenants were requested to vacate Person's property. Mr. John Furrer, owner of the business, stated that he was permitted on the Riley property on a month to month verbal arrangement, that a precise area was not designated, the owner merely indicating an open space available toward the bay side for hiS purposes.. The City Planner commented on problems experienced by the city in attempting to police an existing contractor's storage yard on the property and suggested that Mr. Furrer attempt to obtain some form of drawing from the owner showing the area that he is renting. Mr. Furrer indicated willingness to cooperate, stating that he would welcome a visit from members of the Commission and staff. The matter was scheduled for public hearing at the regular meeting on August 24. 3. SPECIAL PERMIT -- LINDAL HOMES OF CALIFORNIA. An application filed by Lindal Homes of California requested approval of a special use permit to add a new model home to an existing dis- play at 310 Lang Road. A plot plan and plans of the.proposed structure were filed. Mr. Charles Dixon, Manager, Lindal Homes of California, stated that approval of the permit will bring the total of display models to five (5), three (3) at the original site and two (2) on the lot immediately adjacent to the north. Mr. Dixon confirmed that the pro- posed structure is not intended to be used for any purpose other than display. The matter was scheduled for public hearing on August 24. 4. VARIANCE TO ERECT FIVE UNIT APARTMENT BUILDING ON R-1 PROPERTY. An application filed by William E. Jenkins requested approval to a variance for construction of a five -unit apartment building on first - residential property at 1511 Newlands Avenue. A statement of justification accompanying the application stated that an existing dwelling is in poor condition, that there are non- conforming multi -family dwellings in the area surrounding the subject property, and that the proposed improvement will be a five -unit "garden apartment" with off-street parking for eight automobiles, conforming to general plan proposals for the area. Plans and specifications prepared by Beebe, Hersey, Architects were filed. -2- The City Planner stated that the entire street is zoned R-1, extending from the first lots off El Camino, that a land -use study in 1964 revealed a variety of residential uses and that an up -dated report will be available for the Commission meeting on August 24. Mr. Jack L. Markle, Homestead Financial Corporation, 650 California Street, represented the owner, advising that the building will be two-story, consisting of one large unit 1430 square feet, a single one -bedroom unit and three (3) two -bedroom, equipped with modern conveniences and conforming fully to code. The matter was scheduled for public hearing on August 24, 1970. 5. DISCUSSION RE: CHANGES IN LAND USE, CORBITT TRACT. Chairman Sine acknowledged the presence of a group of citizens invited by the Commission to participate in an informal discussion on this occasion on a possible change in zoning in the area known as "Corbitt Tract" (Laurel and Linden Avenues, between Oak Grove and Park Avenues) from R-2 (duplex) to R-3A "garden apartment" (low -density multiple). The City matter, lingame, in land Planner, in response to the Chair, introduced the commenting on the recently purpose of the Plan and on use in certain of the older adopted General Plan for specific proposals for residential. districts. subject Bur - changes Explaining that the Corbitt Tract is one such district where changes are recommended, the City Planner distributed copies of a report titled "Land Use Study of Corbitt Tract:," dated June,1970, prepared as the result of a field trip; the report read in its entirety by the Planner, included a brief history of the area, comments on "present conditions," "suggested reclassification," "relation to General Plan," and "inventory of existing housing." The City Planner suggested three methods of approach: 1.) The lots on Park Avenue and Oak Grove Avenue are generally considerably smaller than on Laurel and Linden Avenues; rezoning would be valueless, because of the restrictive building regulations in R-3A; the new zoning line could be drawn behind the first tier of lots, thereby retaining the existing R-2 zone on the two streets. 2.) Rezone the entire tract as a unit, allowing the individual owner the decision on reconstruction. 3.) Maintain the status quo. In response to a question from the floor concerning the effect reclassification to higher density will have on property taxes, the City Planner stated that it was his understanding, from a recent discussion with representatives of the San Mateo County Assessor, that the assessed value of land does not depend on its zoning but the market value reflected by sales, that where sales figures in a certain area appear to be rising, the County appraisers will recon- sider land assessments of all surrounding properties and that the buildings are assessed on use. A member of the audience questioned the basis for reclassification -3- to R-3A as opposed to R-4, a form of multi -family zoning currently existing in the city. The City Planner explained that undoubtedly many of the properties will remain single-family in use despite a change in zoning, that R-3A will allow multi -family buildings that can be compatible with their single-family neighbors, whereas R-4 would permit very high density adjacent to private residences. In further comment, the City Planner stated that it is doubtful that there will be any further reclassification to either R-3 or R-4, because of density and crowding of lots and the existence of properties so classified that remain undeveloped. He pointed out that R-3A was conceived as a method of encouraging development of smaller buildings with ample garden area, providing housing for bothy'�ngand older couples unable to afford the luxury type of apartment. The City Planner replied to a question concerning increased costs of city services, stating that statistics appear to indicate no adverse effect on school taxes but a rise in policing costs. In response to Mr. Joseph A. Aliamus, 935 Park Avenue, the City Planner stated that R-3A will permit but one building on a lot with off-street parking conforming to code. RECESS A recess was declared at 9:05 view a drawing showing number of buildings on the individual RECONVENE p.m., for interested persons to of units and approximate placement properties. Chairman Sine called the meeting to order at 9:20 p.m. Mr. Robert Schoeppner, 748 Laurel Avenue, requested amplification of the term "garden apartment" and locations of such apartments in this or adjacent cities. The City Planner stated that, as yet, none exist in Burlingame. He explained that garden apartment developments provide the amenities of open space and landscaping to a greater degree than in the normal apartment building, larger units and ,hopefully, will be built where land costs are such that rents can be reasonable. The City Engineer, in response to an inquiry from the floor concerning possible assessments for sewer and water systems, stated that there is ample water supply for domestic purposes and that there would appear to be no immediate sewer problem. He referred to the matter of fire flow, stating that he was unable to obtain a definite com- mitment from the Board of Fire -Underwriters -other than they would not require more than 1500 g.p.m. if the majority of the properties developed in single story buildings and that, :for the present, he did not anticipate that there would be assessments for water or sewer. Mr. Donald Durant, 1706 Forest View Avenue, Hillsborough, advised that he developed the first garden apartment in the City of San Mateo approximately 10 years ago at 327 Elm Street. In response to inquiries from Mrs. Flora Carboni, 720 Linden Avenue, and Mr. Russell Blake, 724 Linden Avenue, concerning conversions of existing dwellings, the City Planner advised that present set- backs must be legal before the building can be extended, that reconstruction must conform to code and the required parking pro- vided. In response to the Chair, a show of hands indicated 22 property owners present. 746 L urea Ave ue, In response to Mr. William L. Briggs,/tie City Planner described the reclassification process, requiring public hearings at both Planning Commission and City Council levels. Following a suggestion from the City Planner that the public hearings be delayed for perhaps a month or two to give the people an opportunity to consider the proposal carefully, the Chair declared the discussion concluded. ADJOURNMENT Prior to adjournment, Chairman Sine announced that an important meeting will be held on September 30 at 8:00 p.m., at the Burlingame High School Auditorium in connection with "Save Burlingame High" campaign. The meeting adjourned at 9:45 p.m. Respectfully submitted, Everett K. Ki.ndig, Secretary -5-