HomeMy WebLinkAboutMin - PC - 1972.06.26THE CITY OF BURLINGAME PLANNING COMMISSION
*, June 26, 1972
COMMISSIONERS PRESENT COMMISSIONERS ABSENT OTHERS PRESENT
Cistulli None City Engineer Marr
Jacobs City Attorney Karmel
Kindig Councilman Cusick
Mink Planning Aide Hendrickson
Norberg
Sine
Taylor
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 Cistulli presiding.
ROLL CALL
The above -named members were present.
INTRODUCTION
Chairman Cistulli introduced Planning Aide Chris Hendrickson to
Commission members.
MINUTES
The minutes of the regular meeting of May 22, the adjourned meeting
of June 12 and the study meeting of June 12, 1972, were approved and
adopted.
HEARINGS
1. RESUBDIVISION OF LOTS I,J,K, BLOCK 10, AS SHOWN ON MAP NO. 2 OF
THE BURLINGAME LAND COMPANY, INTO PARCEL 19 FOR NORTHERN CALIFORNIA
SAVINGS.
Chairman Cistulli announced this application for public hearing.
Secretary Jacobs read the letter of June 2, 1972 from this§ organization
which stated they had acquired Lots I,J, and K instead of Lots K,L,
and M as originally planned, and attaching plot plan and sketch of
temporary facility. City Engineer Marr commented that this resub-
division entails deleting only two property lines. He questioned
Northern California's representative, Mr. Jack Middaugh, about a
curb cut, which was installed with asphalt on Chapin, and for which
they had no permit. Mr. Middaugh explained that this was a temporary
expedient due to the concrete strike, and would be replaced with
concrete when the strike was over.
There was no audience comment either for or against, and the public
hearing was declared closed.
Commissioners Norberg, Kindig and Sine had no comment. Commissioners
Mink, Taylor and Jacobs stated they were satisfied with the
resub map. Commissioner Taylor moved that the application for
resubdivision of Lots I,J,K, Block 10, Burlingame Lana Company No. 2
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for Northern California Savings be approved. Commissioner Jacobs
seconded the motion and it passed unanimously on .roll call vote.
2. VARIANCE TO COVER MORE THAN FORTY PERCENT OF A LOT IN THE R-1
DISTRICT, WITH LESS THAN REQUIRED SIDE YARD AT 1364 COLUMBUS
AVENUE, BEING LOT 41, BLOCK 59, EASTON ADDITION NO. 7, BY RAY
HOLLASCH
Chairman Cistulli announced this item for public hearing and Secretary
Jacobs read the letter of application. Plans for the addition were
distributed.
At this point in the proceedings Chairman Cistulli acknowledged the
presence of Councilman Cusick in the audience.
There were no audience comments either for or against this
application.
Commissioner Sine stated he visited the site today and saw no
objection to the addition. However, he had inspected a room at the
rear of the garage with a view toward its possible occupancy as a
rental unit but saw no evidence of plumbing or cooking facilities.
Commissioner Norberg had no comment. Commissioner Mink questioned the
inclusion of the garage in the percentage of land coverage, and noted
that the dwelling was still non -conforming as to side setback. The
City Engineer commented that the old building was still non -conforming
with a side setback of 1'10", but the addition had a setback of 5110".
Commissioner Taylor voiced his reluctance to vote for any variance of
more than 40% in an R-1 area, stating he felt this sets a precedent
and that more and more of these applications will be received.
Commissioner Kindig agreed with Commissioner Taylor, commenting that
the additional 3h% does not seem large, but results in an over -crowded
lot, and requested that Mr. Hollasch remove the Doughboy swimming
pool. Commissioner Jacobs also thought the pool should be removed.
Mr. Hollasch stated that this would be done. Chairman Cistulli noted
there was hardship involved in this case with the applicant's family
needs. Commissioner Taylor noted that Mr. Hollasch could have hired
an architect to design a building which would comply with the code.
Commissioner Sine moved that the application for variance to cover
more than forty percent of this lot be granted with the condition that
the swimming pool 'Pe removed before any construction is started.
Commissioner Kindig seconded the motion and it passed 4 - 3 on the
following roll call vote:
AYES: COMMISSIONERS: JACOBS, KINDIG,SINE,CISTULLI
NOES: COMMISSIONERS: MINK, NORBERG, TAYLOR
ABSENT COMMISSIONERS: NONE
Mr. Hollasch was informed this variance would become effective
July 5, if not appealed to the City Council.
3. VARIANCE TO ALLOW REBUILDING ENTIRE FACILITY FOR STANDARD OIL
COMPANY SERVICE STATION AT 1501 EL CAMINO REAL, BEING PORTIONS OF
LOTS 1, 2, AND 3, BLOCK 51, MAP OF EASTON ADDITION TO BURLINGAME
NO. 5, ZONED R-3.
This application was announced for hearing by the Chairman. Secretary
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Jacobs read the applicant's letter of June 7 which detailed the changes
in plans from a previous application. These include having only office
and storage area upstairs instead of restrooms, a building height
of one and one-half stories over part of the station, and restrooms
accessible for handicapped people. Revised plans were distributed
to the Commission. Mr. R. H. Rieber, Standard representative, showed.
the Commission and the audience a rendering of the station as revised.
Chairman Cistulli asked for audience comments against this application.
Margaret Lake of 1148 Oxford objected to the three bays planned. She
stated that she had made a survey of the 29 service stations in
Burlingame and there were already 10 with three bays, and 15 with two
bays. She commented on the 87 service stations she had counted from
Mountain View north on El Camino to Burlingame. She thought the
10,000 sq. foot lot was too small, as opposed to the 22,000 generally
recommended for new service stations. She noted the code specifies
stations should be in a commercial or industrial area and this is
residential, and again objected to the station as a gathering place
for youngsters.
Fred Baldra, 1145 Cambridge, considered the rendering good and
noted the corner did need improving, but objected to the 3 bays and the
two stories at the rear of the building. He noted no parking for cars
waiting to be serviced on the lot. Richard Crumrine, 1150 Oxford,
stated this was a bad corner with a traffic problem and a 3-bay station
would add to the hazard. He suggested 2 bays for this residential
area. Reba Phillips, 1152 Oxford, objected to the station because of
additional traffic. Clarence Rusch, who stated his business address
is 1508 Adeline, objected to the height of the station, stating it
darkened his parking lot. He objected to trash blowing over on his
establishment.
There were no audience comments in favor of this application.
Mr. Rieber again addressed the Commission to answer some of these
objections. He stated that a 3-bay station was necessary to take care
of the business which they have at present. They are doing more service
work and less gasoline sales. They need three pumps for present business
also, but will keep the same tanks, with the possibility of increasing
one 2,000 gal. tank to 5,000. He commented on other Standard
stations in this area on which only minor remodeling was done because
the' -property was leased, but emphasized that this station is on
Standard owned property. He introduced Standard engineer Anthony
Edwards who explained the lowerin of the building from the previous
plan. The present plan is for 169 feet, which is only 4 feet higher
than the existing building and 2 feet higher than Standard's ordinary
single story building. The extra height is necessary to get the office
and storage area above the station.
There being no further comment, the public hearing was declared
closed.
Commissioner Sine objected to a 3-bay station on this small lot.
He could agree with the 16h' height but only for the office area,
and would prefer the standard height of 12' for the service station
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area. He preferred 2 bays. Commissioner Norberg commented that the
design was a great improvement over the one previous but agreed that
2 bays would be sufficient. Commissioner Mink questioned the effect
the change in curb line would have on the traffic flaw, and Mr. Rieber
replied that one effect would be preventing people from cutting corner -
wise through the property. Commissioner Mink voiced concern about
the late hours of operation, and Mr. Rieber stated that Standard had
suggested to the operator that instead. of staying open until 12:00
on two evenings a week, the station be open only until 11:00 P.M.
on any evening. Commissioner Taylor commented that his main objection
to the prior plan had been the restrooms on the second floor. He
thought this plan was as attractive as was possible and had no
objections to the 3 bays, although it would overcrowd the lot. He
felt the remodeling was a substantial improvement over the building
there now. Commissioner Kindig thought this residential area was not
the place for a service station, but that this plan would represent
an improvement and would help a bad situation. Commissioner Jacobs
had no objection to the plan. Chairman Cistulli voiced sympathy for
the small businesses behind the station and thought the height should
be reduced to 14Y and there should be only two bays. Standard re-
presentatives contended that a 2' difference in height would not affect
visibility to any great degree, that 3 bays would keep cars off the
lot because cars awaiting service could be parked tandem in one of
the bays, and that if the office were put on the ground floor, even
more of the lot area would be used.
Commissioner Sine suggested a 161height for the office area and a
12' height for the mechanical area, and that the height of the sign
be changed to conform to the height required for the area. He also
mentioned the 16' height for the canopy. The Standard representatives
contended that a split in roof height would affect the continuity of
design, agreed to change the height of the sign, and stated that the
standard height of canopies for clearance of automobiles is 1316".
In reply to a question from the Chairman they stated they were not in
a position to eliminate one bay at this time.
Mr. Fox, present operator -.of the station, addressed the Commission.
He stated that he, too, was a small business man and needed the three
bays to insure any profit. He noted, also, that one car could be'
parked in a bay and two others parked behind it.
Commissioner Mink established that the Standard Oil Company would
conform to code with respect to signs and price boards, and
commented that he liked the plan.
Commissioner Kindig moved that this application for variance be
approved in accordance with the plot plan and the applicant's letter
of June 7, 1972 and with the conditions that the hours of operation
cease at 11:00 p.m., that activities be limited to retail sales and
services permitted gasoline service stations, that good housekeeping
be maintained, with good waste control, that the only signs permitted
be those shown on the plan with the exception of the price board, and
that the permit is granted in compliance with Resolution No. 6-72
adopted by the Planning Commission. Commissioner Jacobs seconded
the motion. Chairman Cistulli commented that his vote was
predicated only on the fact that Standard owns this land, and it is
not leased or rented. The motion passed 6 - 1 on the following
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roll call vote:
} AYES: COMMISSIONERS: JACOBS,
NOES: COMMISSIONERS: SINE
ABSENT COMMISSIONERS: NONE
KINDIG, MINK, NORBERG, TAYLOR, CISTULLI
4. SPECIAL PERMIT FOR ESTABLISHMENT OF RETAIL STORE IN AN M-1
DISTRICT AT 1180 CAROLAN AVENUE (APN 026-233-01), BY DONALD D.
TATEOSIAN
Chairman Cistulli announced this application for hearing. Secretary
Jacobs read Mr. Tateosian's letter of application dated June 5, 1972
which states he wishes to lease his property at 1180 Carolan to Mrs.
Joe Dimiceli for an antique store. He noted the building was
sprinklered. Plot plans were distributed to the Commission.
Mr. Tateosian addressed the Commission, stating he wished to lease
this property in this fashion because of the good character of the
tenants and the fact that such a store would be good for the
community.
There were no audience comments either for or against this
application and the public hearing was declared closed.
Commissioner Norberg had no comment. Commissioner Sine stated he
had inspected the premises, and questioned the gasoline pump inside the
garage, whether or not the second floor was to be used for dwelling
purposes, and the parking problem. He felt it would be necessary
to get an easement along the south side. Commissioner Taylor had no
objections to the use, but questioned the adequacy of the parking.
He suggested an agreement with Oscar Person for an egress easement.
Commissioner Mink also had no objection to the use but was concerned
with the parking area. He thought it was dangerous for cars to back
out onto Carolan. Commissioner Kindig had no objection to the use
but thought the parking should be clarified. Upon questions from
Commissioner Jacobs, Mr. Tateosian stated that the upstairs was used
only for storage, never for living quarters; that the fire inspector
had stated that the gasoline pump was safe if it .remained in constant
use, and that the tenants intended to use the pump. He commented
that three cars could be parked on the 20' driveway next to the
building.
City Attorney Karmel commented on the City Planner's statement that
this 20' easement was for the use of the veterinary hospital. He
stated that if this is an ingress -egress easement in which the hospital
or Mr. Person has a part, he failed to see how it could be used for
parking. Someone would have to abandon the easement. He further
noted that if parking were arranged on the 20' easement, the egress
would be from Cadillac Way over Mr. Person's property. Mr. Tateosian
stated that the veterinary hospital does not use the easement,
therefore parking would not block the easement.
Upon Commission questions, City Attorney Karmel suggested that Mr.
Tateosian obtain a preliminary report or a title insurance policy
which would show the burden of the 20' easement. This would give the
Commission the limitations of the easement.
Mr. Tateosian stated he would contact the veterinary hospital
regarding the easement, and Mr. Person regarding an egress.
Commissioner Mink moved that this application be over to the
adjourned meeting of July 10. Commissioner Taylor seconded the motion
and it passed by unanimous voice vote.
]RECONVENE:
After a recess at 9:301; m. the meeting reconvened at 9:40 p.m.
5A. SPECIAL PERMIT FOR AN ADMINISTRATIVE OFFICE AND DISTRIBUTION CENTER
FOR RENTAL AUTOMOBILES FOR NATIONAL CAR RENTAL SYSTEM, INC. ON
LOT 1, EDWARDS INDUSTRIAL PARK, ZONED M-1 BY ROBERT F. EDWARDS.
Chairman Cistulli announced this application for hearing and Secretary
Jacobs read the applicant's letter of June 7, 1972. This letter stated
this location would be used for a fleet distribution center for
National Car Rental System for the entire Bay Area. It would house
accounting and administrative offices and a maintenance facility for
the entire operation, along with a small rental operation. Plans
were distributed to the Commission.
Messrs. Roy Anderson and W. Smidt were present as representatives
of National Car Rental.
Chairman Cistulli asked for audience comments against this application.
Mr. Richard Lavenstein, 1310 Bayshore Highway, addressed the
commission. He stated his company was developing two office buildings
on the same street; and while he had no objection to the use or
architecture, he was concerned with the street parking this facility
might generate. He went on to state that at some future date when
National's lot was completely filled with cars, they might park
employee and rental cars on the street. He requested that the Commission
ask National Car to agree to confine their parking to their own
property.
There were no audience comments in favor, and the public hearing was
declared closed.
In reply to questions from Commissioner Mink the National
representative stated that there would be 27 parking stalls for the
office building, the area would be landscaped, the major portion of
the property would be paved, and that they did not intend to put in a
car wash area or gasoline storage tanks. The lot would be fully fenced
with a gate for overnight storage. Commissioner Taylor questioned if
there would be a paint spray booth, and he was told that since this
was required by code, one would be added.
Commissioner Jacobs had no comment. Commissioner Kindig questioned
the fence and was told it would be a 6' cyclone fence. Commissioner
Sine asked if this fence along Bayshore should not be screened with
redwood slats, and was informed by National that landscaping would
be adequate to screen. Commissioner Sine questioned the unenclosed
lunch area in the service department and was informed this was common
in operations of this type. Chairman Cistulli agreed that this was
quite frequently done.
Commissioner Mink moved the granting of this special permit
according to the plans and specifications submitted, with the
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exception of Sign No. 2, and the letter of June 7, 1972 indicating
purposes. Commissioner Sine seconded the motion and it passed
unanimously on roll call vote.
5B SIGN VARIANCE TO ALLOW A 46 FOOT HIGH POLE SIGN IN AN M-1
DISTRICT ON LOT 1, EDWARDS INDUSTRIAL PARK FOR NATIONAL CAR
RENTAL SYSTEM,BY ROBERT F. EDWARDS.
This application was announced for hearing. Secretary Jacobs read the
applicant's letter of June 21, 1972 which requested variance for a sign
40' x 6' supported on a pipe 40' high. The sign is to be lighted with
interior lights. Plans for the sign were distributed.
Roy Anderson, of National Car Rental, told. the Commission they
considered the sign height necessary because of the landscaping along
Bayshore with eucalyptus trees 35' high and shrubbery 20-25' high.
They want the sign higher because of the freeway landscaping, which,
he commented, will continue to grow.
Where were no audience comments in favor of or against this application
and the public hearing was closed.
Commissioner Sine stated he feared if this variance were granted in
a few years it again would not be high enough, and there would be an
application for a still higher sign. He made the point that
National Car Mental had already been granted an identification sign
as shown on their plan at the entrance to their lot. He also objected
to the term "readerboard" as applied to this sign.
Mr. Anderson responded that the sign was not a readerboard,
containing only the words "National" and "Car Rental" and would never
be changed.
Commissioner Norberg thought the sign should comply with the code.
Commissioner Mink thought that National did not need an identification
sign at that point and commented that an advertising sign next to the
freeway was illegal. Commissioner Taylor considered there was no
hardship involved and was against the variance. Commissioner Kindig
stated that this would set a precedent in this undeveloped area and
cause further complications. Commissioner Jacobs stated the sign
should comply with the code. Commissioner Cistulli agreed, stating
that if signs are constructed to be above the height of the trees,
the trees will continue to grow, and there must be limitations.
Mr. Anderson then informed the Commission that they did want a
sign which would be visible from the freeway, but if the city objected
to the height, National Car would make it conform to the maximum
height permitted by code.
Chairman Cistulli noted this application might be considered
withdrawn because it will no longer be necessary. The applicant's
sign will be constructed according to code.
6. SPECIAL PERMIT FOR ADDING TWO SCREENS AND ALTERATIONS TO
BURLINGAME AND PENINSULA DRIVE-IN THEATERS AT 350 BEACH ROAD,
15.928 AC MOL OF ANZA AIRPORT PARK ##1 (APN 026-350-070) ZONED
M-1 BY ANZA PACIFIC CORPORATION FOR TENANT SYUFY ENTERP RI SES _
This application was announced for hearing. Mr. David Keyston of
Anza Pacific addressed the Commission, and introduced Mr. Jack Hague,
vice president of Syufy Enterprises. Mr. Keyston stated this appli-
cation involved the addition of two small screens at the back corner
of the theater, and added he had contacted the State Highway Department
about the visibility from the freeway. State Highway regulations
prohibit theater screens within 600' of the freeway, but the original
screens are 800' from the freeway, and the new screens would be 1/3
of a mile. He stated this request was brought about by a substantial
change in the theater industry with the necessity for multiple
units to attract the public. He commented. Anza Pacific would be happy
to limit any consideration to the present tenant and to the present
lease, which will not be extended; and that the same conditions applying
to the original permit would apply to this one.
There was no audience comment either for or against. The public
hearing was declared closed.
Commissioner Taylor questioned the size of the screens and was in-
formed that they would be 1/2 the square footage of the present ones,
which are 90' high. New screens would be 60' high. Commissioner Sine
asked about the lease and was told it was for 25 years originally
and that 14 years remain.
Commissioner Norberg had no comment. Commissioner Mink questioned
the conditioning of the old and the new permit and was informed by
the City Attorney that the old permit could. no longer be conditioned.
Commissioner Taylor stated that the use had already been accepted,
and that this addition could not make the situation much worse.
Commissioner Kindig did not agree with this comment, particularly with
regard to boat traffic. Commissioner Jacobs stated he did not
condone the theater usage, but felt the variance would be acceptable
since the screens would have to come down at the end of the lease.
Commissioner Cistulli thought it would be more acceptable if the old
screens were cut down to the size of the new ones.
Mr. Keyston stated that the addition of the screens would cost
$400,000,' Cutting down the size of the old screens, with attendant
work of relocation of projection booths and regrading of parking
to different angles would cost half again that much. He questioned
that it would be economically feasible for the balance of this
lease.
Commissioner Kindig moved that this application for special permit
for adding two screens and alterations to Burlingame and Peninsula
Drive-in Theaters at 350 Beach Road.be denied. Commissioner Mink
seconded the motion and it passed 4 - 3 on the following roll call
vote:
AYES: COMMISSIONERS: JACOBS, KINDIG, MINK, SINE
NOES: COMMISSIONERS: NORBERG, TAYLOR, CISTULLI
COMMISSIONERS ABSENT: NONE
The applicant was informed he had the right of appeal to the City
Council.
M=
7. VARIANCE TO ALLOW UPGRADING THE EXISTING APARTMENT BUILDING AT
1452 BELLEVUE AVENUE, BEING SW 50 FEET OF LOT 1, BLOCK 8,
BURLINGAME LAND CO. MAP NO. 2 (APN 029-111-140) ZONED R-4,
BY JAMES GONG.
Chairman Cistulli announced this.application for hearing. Secretary
Jacobs read a letter concerning the property from G. K. Curtis,
General contractor, setting forth improvements to be made on this
property to upgrade it both interior and exterior. These include
new stucco exterior, entrance change, new roof line, concrete
driveway, landscaping, elimination of two ground level apartments to
provide more parking. Preliminary plans were distributed.
Mr. Curtis addressed the Commission. He stated this apartment
was in a good neighborhood and with renovation would appeal to a higher
income group of tenants. This would justify the cost of renovation
and benefit the area.
'There were no audience comments either for or against. The public
hearing was closed.
Commissioner Sine, commenting on the City Planner's notation that
it would be impossible for this building to meet zoning code
regulations, suggested a delay on this application until revised
plans were drawn and further facts established. He noted another
reason for the delay would be the consideration of this building in
conjunction with the single family residence at 1448 Bellevue, since
apparently there would be some action on it also. He stated that on
the revised plans there must be some provision for shoring.
Mr. Curtis stated that the reason for providing only preliminary
drawings was to find if the parking provisions would be acceptable.
The renovation of the building would be contingent upon the
acceptance of the parking, and complete plans for the building would
be submitted afterward.
Chairman Cistulli commented that any improvement of this property
would be of benefit, but in view of the situation, the Planning
Commission would rather have more concrete plans before them prior
to voting on any aspect of this renovation. Commissioner Kindig
commented he could see Mr. Curtis' point in not wishing to go to the
expense of having a complete set of plans drawn if the parking
arrangement were rejected.
Commissioner Taylor moved that this application for variance be tabled
until the regular meeting of July 24. Commissioner Jacobs seconded the
motion and it carried on voice vote.
Mr. Curtis commented that Mrs. Gong had made an offer on the 1448
Bellevue property, and if it were accepted, the two properties
could be combined for purposes of parking. Mr. Gong was requested
to bring more facts to the study meeting of July 10 after consultation
with the City Planner.
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ADJOURNMENT
The meeting was adjourned at 11:00 p. m. to the study meeting
of July 10, 1972.
Respectfully submitted,
Malcolm M. Jacobs
Secretary .