Loading...
HomeMy WebLinkAboutMin - PC - 1972.01.10THE CITY OF BURLINGAME PLANNING COMMISSION COMMISSIONERS PRESENT Jacobs Kindig Mink Norberg Sine Taylor CALL TO ORDER January 10, 1972 COMMISSIONERS ABSENT OTHERS PRESENT Cistulli - excused City Planner Swan City Engineer Marr City Attorney Karmel An adjourned meeting of the Burlingame Planning Commission, from the regular meeting of December 27, 1971, was called to order on the above date at 8:00 p.m., Chairman Sine presiding. ROLL CALL All members of the Commission were present except Commissioner Cistulli, excused due to business. HEARINGS 1. SPECIAL PERMIT TO ENLARGE SITE AND COMPLETELY REBUILD EXISTING - ATLANTIC RICHFIELD SERVICE STATION AT BROADWAY AND ROLLINS ROAD BEING SOUTHERLY PORTION OF PARCELS 58 AND 59 AND PARCEL 12, ASSESSORS MAP B 16, ZONED M-1. Chairman Sine announced this hearing and explained the reason for continuation was to allow the applicant and lessee to get together with the staff to resolve the position of the fire door on the southerly side of the garage. City Planner Swan commented that Mr. Claussen, ARCO representative was present to report the progress and that City Engineer Marr would report on the widening of Broadway. Mr. Claussen presented a letter to the commission which contained the following points: ARCO will consider favorably any formal request from the D & M Garage to use the 10' easement for egress and ingress from a new fire door. ARCO will cooperate with the city in the widening of Broadway 5' and will install new curbs, gutters, sidewalk and street paving along their frontage at the time of station reconstruction. ARCO is in the process of preparing a subdivision map. There was comment on the new fire door and the fact that it was necessary for the D & M garage to stay in business. It was established that the fire door must be not less than 65' from the front entrance, but could be more. Mr. Rochette, of D & M, requested that since he was going to have to pay for the fire door that it be a vehicular door, chain operated, and noted that since ARCO is using part of their driveway they should contribute toward the cost of the door. Chairman Sine noted no objections to a vehicular door, providing it met fire and building inspection requirements. Mr. Claussen objected to the vehicular door because of impediment to his own operation and encumbrance of the easement. City Engineer Marr presented the Commission with the - 2 - preliminary plan for the widening of Broadway, noting that one costly item would be the, relocation -of two _ __ _ - traffic signals. He stated that Broadway would then have three lanes, even with on -street parking. ' He noted a rough cost estimate of $13,600 - $10,000 for the city and $3,600 for the ARCO property. On a question from Commissioner Norberg he stated that two existing trees must be removed to rebuild the station. Mr. Claussen stated that ARCO would put trees in their plant- ing area. The City Engineer noted that no work would be done on the street widening for two or three months, and that he would prefer to have ARCO's work on the same contract. He stated that ARCO should furnish the city with a bond or legal document in order to insure that the city recovers the cost of the work. Commissioner Taylor thought that the rights of the D & M garage should be protected regarding their exit door and suggested establishment of legal approval on their behalf for the use of the ease- ment for the fire door. City Attorney Karmel told the Commission that since the resubdivision map would include improvements, final approval would rest with the City Council. Mr. Claussen suggested that the project be approved conditional upon all requirements being met. However, the Commission concurred that arrangements must be shown in a more definitive and legal form. D & M Garage agreed to make a formal request to ARCO for the use of the easement. Mr. Claussen agreed to show tree locations on his new plan. Chairman Sine announced that this hearing would be continued to the regular meeting of January 24, 1972. 2. SPECIAL PERMIT TO RAISE PRESENT HYATT HOUSE SIGN AND MODIFY READERBOARD OF EXISTING ADVERTISING DISPLAY AT 1333 BAYSHORE HIGHWAY, ZONED M-1. (CITY COUNCIL REFERRAL.) Chairman Sine announced this application for hearing. Attorney Cyrus McMillan was present as the applicant's attorney. He told the Commission that this had been referred back to them by the City Council, upon appeal, after the applicant had made a revision in plan. City Planner Swan distributed new exhibits from Hyatt House. He noted the change in the size of the readerboard to 14' x 301, 420 square feet. The previous application was for 9' x 56'. He stated that this sign with 30" letters would be illuminated from within. He commented that periodic pruning is needed so that the trees would not obstruct the sign and commented that the State Highway Department should reconsider their maintenance standards -regarding pruning. Attorney McMillan told the Commission that there were two aspects to this application. One was the raising of the identification sign eight feet to the top of the pylons. The other was the modification of the readerboard due to a structural mistake on the part of the sign - company. They had put up a readerboard which is smaller than the previous one and now want to modify it to approximate the size of the one previous. He showed photographs of the prior readerboard to the Commission, pointing out that the present sign cannot be read at any speed on the freeway. He noted that the Hyatt House did not wish to advertise anything on their readerboard, but wished merely to attract attention to the hotel, and also use the board for community - 3 - messages. He added that the Hyatt House had definitely added something !to the community and deserved consideration. Mr. Wilson, manager .of the Hyatt House, addressed the Commission, emphasizing the importance of the sign to his hotel, and noted that it has increased their business throughout the years. No one in the audience was either for or against this application and the public hearing was declared closed. Commissioner Norberg had no comment. Commissioner Taylor stated that since they had a sign, it should be one they could use. Commissioner Mink questioned if the sign were to be double faced. It is. Commissioner Jacobs thought the proposed sign was an improvement over the present one, which he considered hazardous. Commissioner Kindig questioned the interior lighting in the sign. Attorney McMillan told the Commission that the State Highway Department assured him that the trees would be pruned and not allowed to get higher, although he could not get a letter to this effect. Mr. Moran, sign company representative, commented that the sign had been up since the fifth of May, 1971, and much of his time since had been devoted to getting it changed. Chairman Sine stated that the sign company had made a mistake; and even though he thought the Hyatt Corporation had gone out of their way to help the City, he was unalterably opposed to any and all readerboards. Commissioner Jacobs moved that the special permit be granted to raise the present Hyatt House sign and modify the readerboard in accordance with the plan. Commissioner Mink seconded the motion and it passed on the following roll call vote: AYES: COMMISSIONERS JACOBS, KINDIG, MINK, NORBERG, TAYLOR NOES: COMMISSIONERS: SINE ABSENT: COMMISSIONER CISTULLI The applicant was notified that the special permit had been granted. 3. AMBIGUITY OF USE - CLASSIFICATION FOR KARATE STUDIO The City Planner gave the Commission the background of this matter, stating that R. J. Todd had established Todd's Kenpo Karate Studio at 1210 Broadway. Mr. Todd had reported it to the Planning Department, City Attorney, building inspector and fire inspector. However, his business license had not been issued because a petition from the Broadway Merchants' Association protesting a business of this nature on Broadway had been sent to the City Council, and the Council had referred it to the Planning Commission for further consideration. _ He stated the question was what was the appropriate zoning district for a karate studio and does the ordinance code prohibit it. He commented that at the December 27 meeting of the Planning Commission there was no representative from the Merchants' Association nor was Mr. Todd present. He noted that he had recently contacted Mr. Campanile, President of the Association, who told him that none of the merchants were willing to come before the Planning Commission to protest the karate studio. City Planner Swan stated he believed the code is clear that a karate studio is permitted in a C-1 district. IWIM Mr. R. J. Todd addressed the Commission, giving them a petition he had circulated containing 49 names of merchants not opposed to the karate studio. Comment was made that possibly the Broadway merchants were actually opposed to misuse of commercial floor space that might better be leased for commercial to service the new Northpark apartments more than they were opposed to karate. Chairman Sine questioned the legality of Mr. Todd's living quarters over the studio and was informed by the City Planner that was permissible. City Attorney Karmel reminded the Commission that the question before them was the resolution of ambiguity of use, noting that the C-1 code provides for specific uses and "others similar in nature." One use permitted is a dancing academy. Is this similar? There was Commission discussion, with comments that there were others in this district in the same category more or less; that this was a private school of a sort and that R-4 uses applicable in C-1 state that private schools and dancing schools are similar in character; a question as to whether this could be done with a conditional permit; and a comment that some future time should be given to consideration of whether all uses in R-4 should be permitted in C-1. City. Planner Swan summarized that a decision must be made; if this use should be permitted, permitted with a special permit, or prohibited. Chairman Sine commented that if the Merchant's Association did not care to follow through on their petition, there seemed to be no area of conflict. He asked the Commission their decisions on this use. Commissioner Norberg stated he could see no detriment to the area; that this was a school of physical culture and could be of benefit. If not prohibited, it should be permitted. It was the consensus of opinion that the Commission should adopt a resolution to be forwarded to the Council, stating that they see no ambiguity for this use. Preparation of the resolution was referred to City Planner Swan, and he stated that he would instruct the Treasurer's office to issue Mr. Todd's business license. Chairman Sine announced that this matter would be carried forward to the regular meeting of January 24 for inspection and adoption of the resolution. STUDY MEETING At the completion of the adjourned meeting agenda, the study meeting convened. 4. SPECIAL PERMIT TO ALLOW A TRUCKING BUSINESS IN AN M-1 DISTRICT, BEST AIR SERVICES, 373A BEACH ROAD (LESSEE OF ANZA PACIFIC _ CORPORATION) LOTS 3,4,5, BLOCK 1, ANZA AIRPORT PARK NO. 1 Chairman Sine announced this application for consideration. Mr. Gene Karnal of Best Air Services told the Chairman -that he was their representative since the -manager was called away on business. City Planner Swan reviewed the application, stating the applicant was a lessee of Anza Pacific. Best Air Services took over Medallion Air Freight, formerly at this address, who had gone into - 5 - bankruptcy. He commented on a letter received from Anza Pacific requesting the Planning Commission look with favor on this application; and a letter from ..the applicant giving details of their operation and the fact that they operate with eight pieces of equipment (tractor -trailers and bobtails) and eleven employees. He stated no plot plan had been furnished, and said that the adequacy of parking should be checked. Chairman Sine informed the applicant that the request for special permit would be heard at the Commission's regular meeting two weeks hence, and asked that the manager be present. 5. VARIANCE TO ALTER EXISTING NON -CONFORMING SIGN FOR SHELL SERVICE STATION ON BAYSHORE HIGHWAY AT BURLWAY ROAD, ZONED C-4. City Planner Swan reviewed this application, stating that it was a follow-up to an application considered and denied by the Planning Commission on December 27, 1971. The applicant appealed the decision to the City Council, and produced an alternative plan, which has now been referred back to the Planning Commission. The City Planner noted that there is no fee for a sign permit and no time limitations on applications for one. He presented the Planning Commission with three alternates proposed by Shell. One was the existing sign, non -conforming in height with 24 square feet of readerboard added, and the two others were 20' in height with different designs. Chairman Sine suggested that the sign be made only 20' high with no readerboard. Mr. Jones, Shell representative, felt, that merely having the words "car wash" was'not adequate, and since the reader - board did not carry a message, but merely identification they should be permitted to add more. There was discussion on whether or not the Planning Commission had the right to rule on a sign which would be conforming at 20'. City Planner Swan commented that since the existing sign is non -conforming, the Commission should exercise some control. Chairman Sine stated that a simple sign advertising the car wash would be all right; that the readerboard actually would not get much in the way of business. Commissioner Mink commented that when Shell stops operating the car wash the sign must come down. Commissioner Taylor stated that signs are permitted for services normally offered such as tire repairs. The car wash in this instance would be normally offered and should have a sign. City Attorney Karmel brought out the fact that if the sign conforms in height and otherwise conforms to the code, there is no reason for it to be before the Planning Commission. He noted that the previous sign application was for the modification of a non -conforming sign. Commissioner Kindig stated that if they wanted to bring the sign down to 20', he could see no objection to the-readerboard since it identifies and advertises a legal service performed on the site. Commission members agreed, except Chairman Sine who suggested that the existing regulations on signs be reviewed and edited. Commission .members indicated approval of alternate "A", a 20 foot high pole sign with a 3'x4'71",Car Wash" sign below the Shell identification sign. The pole would be encased in masonry to match the station. RECONVENE After a recess at 9:45 the meeting reconvened at 9:50. 6. SPECIAL PERMIT TO USE A RESIDENTIAL BUILDING IN AN R-4 DISTRICT AS A PROFESSIONAL OFFICE UNTIL JANUARY 31, 1977, BEING THE FRONT HOUSE AT 1209 BAYSWATER, APPLICANT: RUDOLPH SIEMSSEN. Mr. Siemssen's representative, Mr. Everett.Langdon, was present at the meeting. City Planner Swan reviewed the application for an old, single family house in an R-4 district to be leased for five years to an architect, retaining the living accommodations. Eventually this property and the property next to it would be combined and redeveloped with one apartment building. The special use permit would allow a professional office in conjunction with a residential dwelling according to the code. He noted that a plot plan had been received, and commented that possibly more parking should be considered. Mr. Langdon addressed the Commission, stating that the man who wishes to lease the house needs more room, as he had four employees. He said. that more parking would be provided if necessary, commenting that this would get cars off the street, and the owner preferred to get away from residential rent. Chairman Sine announced that this application would be considered at the public hearing of January 24. 7. SPECIAL PERMIT FOR AN ADVERTISING DISPLAY TO IDENTIFY THE SKYLINE TERRACE APARTMENTS AT 3133-3155 FRONTERA WAY, ZONED R-1. APPLICANT ELEANOR H. MOOREHOUSE. City Planner Swan reviewed this application, stating that an illegal sign had been on the "property until last week, and that advertising signs next to freeways are permitted only for identification, not to solicit rentals. He noted that Mrs. Moorehouse has acquired 80/ of property rights to the buildings, and elaborated that if a sign is on the ground, it is the responsibility of the land owner (Mr. Pringle) and, if on the building, it is the responsibility of those who own the structure. Mrs. Diane Shane, resident manager of the apartments, represented Mrs. Moorehouse. She showed the Commission a sketch of the sign desired, which would be 1'4" off the ground. Other dimensions were not determined, but she stated that the apartments could not get by with the sign size authorized in the code, since it must be seen from the freeway. She also presented a picture of a sign on a building wall which might be desirable. Mrs. Shane commented that many actions had been taken during the past year to make the apartments conform to the City code, and assured the Commission of cooperation with any suggestions they made concerning the sign. Chairman Sine suggested that she present the Commission a new drawing showing definite dimensions of the sign, and commented on the fact that the apartment owner had been requested to take down the two illegal 6'x 6'signs some time ago, and this had not yet been accomplished. He told Mrs. Shane that this application would be scheduled for public hearing January 24, 1972. - 7 - 8. SPECIAL PERMIT TO ALLOW A TRUCKING BUSINESS IN AN M-1 DISTRICT AT 42 INGOLD ROAD, LESSEE: JUDD TRUCKING The City Planner reviewed this application, stating that the business owner had been contacted and had submitted the application with a rough plot plan but was not present at this meeting. The special permit is necessary for his business license. The plan, showing this use for part of a large warehouse, was passed around the Commission. Chairman Sine announced the hearing of this application at the regular meeting of January 24, and stated that drawings to scale must be submitted. 9. VARIANCE TO ALLOW A "VELVET TURTLE "RESTAURANT AT 1095 ROLLINS ROAD, ADJACENT TO NORTHPARK APARTMENTS. APPLICANT SAGA ENTERPRISES INC. The City Planner reviewed this application for a restaurant, noting that these parcels 2 and 3 had been reclassified to R-4 in 1968. There was an agreement in 1971 between the City and developer to permit the Northpark Development which mentions the intent that Parcel 2 be limited to a first-class restaurant. He stated that a separate agreement must be drawn between the City and the present owner specifying this restaurant development. He noted that the Planning Commission may wish to reclassify the property. Glenn Vander Sluis, architect on the staff of Saga Enterprises, showed the Commission drawings of the restaurant by the architect for Velvet Turtle Restaurants. )Chairman Sine told the applicant this restaurant application would be placed on the agenda for the regular meeting of January 24. NEW BUSINESS Reclassification Study: The draft of the district regulations for the proposed R-2A district was presented by City Planner Swan. He commented that it was not a followup to the application for a condominium project on Burlingame Avenue. The City Planner thought it was important to specify a land area per unit and a minimum lot area, 2,200 square feet per dwelling unit and a minimum lot area of 9,000 square feet. It is based on the idea that two lots must be combined as a minimum, permitting four units on a 9,000 square foot lot. He noted that with most single family houses it is uneconomic to add one new unit, or to demolish and build two units. The fourplex is a feasible solution; it provides more housing in keeping with present costs of building construction. He commented on the need for upgrading residential areas where single family residences are becoming delapidated: a decision for no change is a decision for deterioration. He noted that the regulations on setbacks and yards are similar to present regulations. There was discussion on garages and other requirements. It was decided to study the draft further at the next regular meeting. Extent of reclassification in Burlingame Park The City Planner reviewed the denial by the Citv Council of a .,ar; for a condominium proposed by Dr. McLaughlin on Burlingame Avenue. `There is a continued hearing (to February 28) by the Planning Commission for reclassification of three lots owned by Dr. McLaughlin and the City Parking lot adjacent. He emphasized that this reclassi- fication concerned these four lots only. With regard to the proposed reclassification of Burlingame Park areas, he stated that boundaries must be established so that the City Engineer may know the total number of lots to be reclassified for estimation of density for water, sewer and traffic loads. He showed the Commission a map indicating the 500' radius of notification for the proposed condominium, and overlays indicating the apartments and duplexes in the area. He also showed the proposed General Plan as opposed to the present R-1 classification, stating that the residents of the neighborhood must have assurance of where the boundaries of the reclassification are to be. He suggested classification of R-3 to R-3A near El Camino, changing to R-2A westerly. Chairman Sine commented that since trees must be removed for widening of streets, it might be beneficial to have some one-way streets in the area. He also stated he would like to have an informal type of public hearing for the residents in the area to express their views. Commissioner Taylor felt that a city-wide hearing would be more appropriate, since the problem involves the whole city. Commissioner Kindig disagreed. Commissioner Jacobs made the suggestion that newspaper publicity be given to an explanation of what the various zoning districts mean, since the general public is not familiar with terms and classifications. Commissioner Mink commented that a change in density and consequent change in type of population would have an impact on various agencies, and hence it was a concern for the whole community. There was further discussion involving undergrounding of utilities, modular housing as opposed to apartments and economics of low cost housing. It was agreed that the City Planner would continue research on the reclassification for future discussion. COMMUNICATIONS The City Planner read a letter from.the Fire Department assuring the Planning Commission of their cooperation. A letter to Mrs. George Mann was signed by Commission members. The City Planner announced a RPC dinner meeting on January 27 and received reservations. He spoke of the BCDC inquiry regarding the acquisition of privately owned property for public use and noted several parcels which the city might buy for park or bike routes: The 50' strip of land between California Drive and the SP right of way; 26 acres between Skyline and Route 280; and a strip of property immediately north of Bayside Park. - 9 - He announced a conference for planning commissioners, League of California Cities, to be held in February. This is a three day meeting, and he noted that Planning Department budget will only cover a portion of Commissioners' expenses. Commissioner Taylor suggested that recommendation be made to City Council for an increase in Planning Department budget to enable the City Planner to have an aide and a full-time secretary. ADJOURNMENT: The meeting adjourned at 11:30 p.m. Respectfully submitted, Everett K. Kindig, Secretary