HomeMy WebLinkAboutMin - PC - 1970.04.13CITY OF BURLINGAME PLANNING COMMISSION
April 13, 1970
COMMISSIONERS PRESENT COMMISSIONERS ABSENT OTHERS PRESENT
Cistulli None
Kindig
Mink
Norberg
Sine
Taylor
CALL TO ORDER
City Attorney Karmel
City Planner Mann
City Engineer Marr
An adjourned meeting of the Burlingame Planning Commission, from the
regular meeting of March 23, 1970, was called to order on the above
date at 8:00 p.m., Chairman Mink presiding.
The above -named members were present.
PARCEL MAP - Resubdivision Edwards Industrial Park.
Chairman Mink announced a continued public hearing from the meeting
of March 23, 1970, on a Parcel Map proposing a resubdivision of
Lot 2, Edwards Industrial Park.
The City Engineer recalled that, at the prior meeting, the matter
of access to Parcel 2 was explored, Commissioners in general
indicating a preference for a minimum width of 50 feet, in lieu of
35 feet, as proposed.
The City Planner stated that the map before the Commission is
identical to that submitted at the last meeting -- the owners propose
that 35 feet is a proper access. He stated that before the map was
brought to the Commission, the owners had made two prior proposals
for access to Parcel 2, neither acceptable from the city's standpoint,
and that the present map is the result of discussions between the
engineer who prepared the map and members of city staff to develop a
reasonable plan for the property.
In response to questions raised by Commissioner Kindig and Chairman
Mink, whether the proposed access will be adequate when the land is
fully developed, the City Planner mentioned areas within the city
where travel ways are considerably less than 35 feet. He stated
that the area of the proposed access is restricted in use, as it lies
within the Pacific Gas and Electric Company Tower R/W where struc-
tures are prohibited, and that a panhandle arrangement, while pos-
sibly not the ideal solution, will support the traffic.
Mr. Dennis Hession, San Mateo, an owner in the property, stated that
an existing building in the area designated Parcel 1 was built for
and is owned by Frank Edwards Company and that the purpose of the
resubdivision is to separate that parcel from the remainder of the
property. He stated that the parking is at the front of the building
and that a suggestion at the Commission's last meeting that property
lines be rearranged to widen the access right-of-way, by decreasing
the parking area and substituting parallel parking at the side of
the building, would not be feasible --parking in that area would be
extremely difficult, as an additional 10 feet would not provide the
space for turning and drivers would be forded to back out.
Mr. Hession stated that he and his associates have been assured by
their technical advisors that the proposed access is adequate and
will not jeopardize the property nor its use.
Commissioner Cistulli, commenting that staff apparently considers
35 feet of access acceptable, introduced a motion to approve the
Parcel Map prepared by William A. Bartlett, Licensed Land Surveyor,
being a resubdivision of Lot 2, Edwards Industrial Park. Motion
seconded by Commissioner Taylor and carried on the following roll
call:
Ayes: Commissioners: Cistulli, Kindig, Norberg, Sine, Taylor
Noes: Commissioners: None
Abstain Commissioners: Mink (absent from portion -of public
hearing)
ADJOURNMENT
The regular meeting adjourned at 8:15 p.m., followed immediately by
the study session scheduled for this date.
STUDY MEETING
1. RESUBDIVISION MAP INDUSTRIAL PROPERTY, HINCKLEY ROAD.
A map prepared by Louis A. Arata, Civil Engineer and Surveyor, for
Mr. Harry Scott, land owner, proposed a resubdivision of Lots 21
through 23 and portion of Lot 24, Block 6, East Millsdale Industrial
Park, Unit No, 2.
Mr. Arata advised that the purpose of the map is a merging of the
3-1/2 lots into a single parcel to allow for expansion of an
existing building.
The City Planner stated that the building is occupied by Ampex Cor-
poration and that application was made for internal and external
improvements, including a proposed addition for an air conditioning
system that would extend to within two to three feet of an existing
property line, in violation of provisions of the building code, and
that the property owners, at the request of staff, agreed to have
the map prepared combining the lots.
The City Planner reported no problems in the property; the building
is occupied by a single tenant with more than adequate parking.
The map was referred to the meeting of April 27,, 1970, for formal
consideration.
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2. VARIANCE FOR PRIVATE SCHOOL (KARATE) IN THIRD RESIDENTIAL DISTRICT.
An application for variance filed by Martin J. Mackowski,
1.328 Cabrillo Avenue, Burlingame, proposed a "self-defense studio,
specializing in children ages 10 to 15," in a rear ground -floor unit
of an apartment building at 1045 E1 Camino Real, Zone R-3.
A letter from the applicant dated April 9, 1970, stated that the
unit being used for the purpose was originally built and designed
for a ballet studio;. which operated there for several years. The
communication advised that the room is approximately 35 feet by
30 feet, that students are primarily from Our Lady of Angels School,
where the applicant is employed as a teacher; that the particular
location offers the advantage of low rent (this is passed along to
the students in the form of low tuition) and the added benefit of
proximity to Our Lady of Angels School.
Additionally, the communication stated that the variance is con-
sidered necessary for the owner, who otherwise would be forced into
costly renovation and remodeling to convert the unit for residential
purposes.
Copies 'of two letters from the fire inspector, dated March 12 and
April 7, 1970, were acknowledged, wherein Mr. Mackowski was informed
of city and State code requirements applicable to the operation.
Mr. Mackowski filed several photographs to illustrate activities of
the school.
Mr. Dermott. Fitzgerald, Attorney, was present with Mr. Mackowski
and advised that the school has been operating in the location for
approximately 14 months, students ranging from "third -graders" to
adults.
The City Planner reviewed the history of the building, advising that
the unit being used by Mr. Mackowski was a dance studio for many
years; however, that use has been discontinued for some time. He
advised that the dance studio was truly a non -conforming use, as
schools of this type were recognized as a proper use in a residential
area in the old code but the non -conforming status vanished when the
premises were no longer used for the purpose for more than six months.
The City Planner stated that dancing schools, music schools and
private schools operated for profit are conditional uses in R-4,
hence the requirement for variance in the subject application.
Mr. Mackowski advised that classes are held Mondays and Wednesdays
from 4 to 5:30 p.m., and Saturdays 1 to 2:30 p.m., that enrollment is
limited to 25 per class; that the noise factor is minimal, the
typical "Karate scream" is not employed; sanitary facilities on the
premises consist of a single bathroom and two dressing rooms.
During a discussion of parking facilities, the City Planner reported
that there are seven units in the building and parking for six cars
and there would appear to be no space available for additional
parking. -3-
Following comments from members of the Commission concerning the
question of precedent and the requirement for showing of hardship
by the applicant, the matter was scheduled for public hearing on
April 27, 1970.
3. SPECIAL PERMIT - AUTOMOBILE STORAGE AND PARKING, ROLLINS AND
MARSTEN ROADS.
An application for special permit filed by Mr. John Baeza for
Elgin Auto and Body, 1304 Marsten Road, proposed storage and park-
ing of automobiles on vacant land at the cornea of Rollins Road
and Marsten Road.
The applicant's letter dated March 9, 1970, offered to install a
redwood fence six feet in height enclosing the lot and to main-
tain a planted area.
The City Planner reported that the land is part of the Dore
property and adjacent to Mr. Baeza's body repair shop on Marsten
Road.
Mr. Baeza stated that he intends to do some grading to eliminate
chuckholes, in addition to fencing and landscaping.
Chairman Mink commended Mr. Baeza for his efforts in maintaining
the area that he presently occupies.
The application was scheduled for public hearing on April 27,1970.
4. REPORT: "THE EFFECT OF ZONING REGULATIONS ON RESIDENTIAL AND
DAY CARE FACILITIES IN SAN MATEO COUNTY."
The City Planner furnished Commissioners copies of the above titled
report, prepared by the Study Committee appointed by the San Mateo
County Council of the Bay Area Social Planning Council.
5. LAND USE STUDY - CAPUCHINO AVENUE, BROADWAY TO CARMELITA.
The City Planner reported that a study was made of Capuchino Avenue
between Broadway and Carmelita Avenue, as requested by the Com-
mission,prepatatory to consideration of a reclassification to R-3A.
Drawings prepared in connection with the study were reviewed, the
City Planner noting that the present zoning is R-2, that of the
22 properties that were included, eight are single-family dwellings,
eight apartment buildings permitted by variance (one approved
recently not yet built) and three non -conforming properties having
more than 2 units.
The City.Planner pointed out that variances were granted for five -
unit buildings on the easterly side of the street --in R-3A, lot
sizes would have limited the buildings to three units; on the
westerly side, where the lots are larger, existing buildings are
six units--R-3A would have permitted 5 five -unit: buildings and 5
four -unit. _4_
The City Planner reported that the apartment buildings are well
maintained and always rented; however,five-units buildings on the
smaller lots on the easterly side of the street crowd the
properties --a lesser number of units would have provided the
opportunity for more attractive landscaping and greater open space.
It was the City'Planner's recommendation that the Commission forgo
reclassification to R-3A, stating that it would be unfair at this
late date to apply more restrictive iules that would limit some
owners to less units than have been permitted on other similar
properties. He suggested that the variance procedure be continued
as a method of retaining some control over the ;properties.
The Commission was informed that a study has been started of the
Corbitt Tract and that an attempt will be made to learn from the
County assessor whether properties that are reclassified to denser
use are assessed on potential or actual use.
6. BAYSHORE BOULEVARD NAME CHANGE.
Commissioners were informed by the City Planner that the City Council
agreed to a contest for children of the elementary schools for the
renaming of Bayshore Boulevard. During a discussion as to methods
of implementation, the City Planner agreed to confer with
Mr. O. John Taylor, Superintendent of the Elementary School District.
With reference to Chamber of Commerce participation, suggested by
a Council member, Commissioner Sine stated that he would confer with
Mr. Robert Thompson, Chamber of Commerce President.
ADJOURNMENT
The meeting regularly adjourned at 9:35 p.m.
Respectfully submitted,
Everett K. Kindig, Secretary
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