HomeMy WebLinkAboutMin - PC - 1973.10.10THE CITY OF BURLINGAME PLANNING COMMISSION
COMMI S SI ONE RS P RE SENT
Cistulli
Kindig
Mink
Norberg
Sine
Taylor
CALL TO ORDER
October 1.0, 1973
COMMISSIONERS ABSENT .-- OTHERS PRESENT
None
City Planner Swan
City Attorney Karmel
Robert Davidson
The monthly study meeting of the Burlingame Planning Commission was
called to order on the above date at 8:00 P.M., Chairman Kindig
presiding.
ROLL CALL
The above members were present.
MARIAN CONVENT PROJECT BY SISTERS OF MERCY
Chairman Kindig requested Commissioner Taylor to report on his
attendance at special County meeting on this project October 5, 1973.
Commissioner Taylor reported that at this meeting he had expressed
the concerns of the City with the fact that Russell College is
included in Burlingame's Open Space Element, and its use was of
vital concern to the City. He suggested that Burlingame's long
range plans had included acquisition of easements -through Russell
College to Mills Canyon Park. He also raised the question of sewer
and water facilities and suggested that prior to the issuance of a
use permit the County Planning Commission may want to require that
the Sisters of Mercy enter into an agreement with -the City of Burlingame.
He also questioned if construction would cause turbidity in Mills
Creek and raised the concern of slippage and mud slides. He noted
the City would like to see sectional elevations showing the final
creek bank. He suggested that this matter be referred to the
Burlingame City Council, noting that to the best of his knowledge
`here was no objection to the actual use itself. Commissioner
Taylor added that as a result of his suggestions the County Hearing
Officer postponed the consideration of this use permit until the 19th
of October so that the Burlingame City Council could have it on its
October 15 agenda.
Chairman Kindig noted that a Mr. Stack, attorney for the Sisters
of Mercy, was present, and requested his comments.
Mr. Stack told the Commission that he had not been present at the
County hearing. However, it was his understanding from the architects
that they had completely cleared this matter with the City of
Burlingame some time last year. They had been advised by the City
that this was not within their jurisdiction, being out of city limits,
and the architects had been referred to the County Planning Commission
in Redwood City. He stated it was not until last week that the
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EIR aspect and the Open Space Element of the Burlingame General Plan
came to the attention of the Sisters of Mercy. He said the conditional
use met all the requirements of San Mateo County and is ready to go
to bid. They had hoped to start excavation before the rainy seasons.
The architects had indicated to him that all requirements as to sewer
and water had been met with no detriment to the City of Burlingame.
Mr. Stack stated the purpose of the addition is to house infirm
Sisters of the Order who are presently located at ;St. Mary's
Hospital in San Francisco. Facilities for their care will be
demolished when the new St. Mary's is completed. Facilities for this
purpose are also inadequate at Russell College, and time is of the
essence for this new addition. The addition will be built in an
area unused for decades.
He noted that increased vehicular traffic through the area had made
it necessary for the College to put in a security ,system including
patrol and additional lighting. Mr. Stack commented that the
City's plans for access in connection with the Open Space Element
are so far in the future that it would be bad to prevent construction
of this facility at this time. He stated that the Sisters of Mercy
had requested a variance from the County on grading. The only
addition to Burlingame facilities necessary would 'be the connection
of a sewer lateral on Hoover and Columbus, and it had been confirmed
that this would not overload the system.
Commissioner Mink disagreed, indicating that this area between
Hoover and Columbus runs raw sewage in the winter, and he thought
there was already a problem. Discussion followed.
City Planner Swan stated that he had just today received some plans
from the architect, the first information he had seen with details.
He was in the process of considering the information for a report
to the Council, and noted the grading permit had originally been
for 11,000 c.y. but now was for only 2,000 c.y. Be referenced
several communications from the County and noted recdpt of a
Negative Declaration dated October 10.
There was discussion of whether or not there should be an EIR
on this project, and a question if the contract had actually been
let. The Attorney indicated that it had been. Plans for the
project were distributed and examined.
Commissioner Mink again commented that the sewer is a real health
hazard, and noted that grading equipment would be using Hoover
Avenue and there will be a soil run-off onto Hoover from grading.
Commissioner Taylor reported the zoning administrator's favorable
comments on Burlingame acquiring a public access easement, and his
concern with the sewer and water problem.
Engineer Robert Davidson told the Commission the Civil Engineer
for this project had indicated there will be no request for an
additional water connection. Mr. Davidson stated the City would
have problems furnishing them with additional water. Fire protection
is a County problem, since Russell College does not contribute
anything to our water system for fire protection. If they want
increased fire protection, they must make contribution to the fity.
Sewer: this sewage will be routed through Hillside and El Camino
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where the city does have problems. The Engineering Office.had thought
it might be a substantial sewage problem, since it was to be a 230
bed hospital. However Mr. Davidson explained it was later found to
be only 30 beds; a sewer analysis was run, and the problem at Hillside
and E1 Camino seems to be contributed by Burlingame Hills, rather
than this project. He added that hydraulically the sewer will
carry whatever sewage is in that area; and if there are problems
he would like additional details.
There was further discussion, with the attorney assuring the
Commission that everything necessary would be done to implement
this project. He was informed that this would be on the agenda for
the next Council meeting for purposes of information. He thanked
Commission members for their time.
SHORELINE BIKE PATH
City Planner Swan introduced Charles Eley, Architect, for a presentation
of this proposed bike path. Mr. Eley offered a detailed and well
illustrated concept for the Commission's consideration.
This bicycle path would be an exclusive right of way along the
Bay, connecting the Airport with Coyote Point and ]becoming a part
of the bike path system proposed by S.M. County. Mr. Eley produced
plans for this path, stating BCDC requires public access to the
Bay as well as zoning plans, and this implements both items. He
discussed two routes, one paralleling the shoreline totally; the
other following the shoreline to Broadway and south of Broadway
paralleling the lagoon and the PGE right of way. He discussed plans
for bridges across drainage channels or the possibility of a hand -
drawn ferry. This bike path is compatible with the plans for
Bayside Park and would be an asset to the City.
Mr. Eley noted the bike route on the Broadway overpass did not
seem safe and should be improved. He then showed a larger drawing
of the path along the Bay from Avis to Airport Boulevard. He
explained the uses of all properties, stating that where possible the
pedestrian walkway is separated from the bike path. Where these
are combined the path should be 10' wide; where separated, the bike
path should be 8' wide. He suggested several courses of action the
City could take in implementing a bike path. It would be possible
to persuade and negotiate with owners of existing :buildings; and
new construction and building additions such as the Airport Marina
could have stipulations written into their permit approval. Public
access easements may be required for improvement projects along the
shoreline.
The Mills Bill gives cities the power of eminent domain to purchase
property for bike paths. In some cases it might be necessary to
add fill to the Bay to give adequate room, and he thought it likely
that BCDC would give permission since it was public access. He
noted the Department of Transportation might give financial aide,
and possibly the State.
There was discussion of the problem of financing and maintenance.
David Keyston told the Commission that his company as landlords of
much of this property could be helpful. Possibly Anza Pacific
could put conditions in their leases relative to maintenance of
bike paths and walkways. However, he felt that a definite set of
specifications should be developed for this project. - width; type
of construction, etc. He noted Anza has a slope easement that is
50 feet wide along part of the Bay and that they have a legal right
to fill for this purpose. He felt the City should come up with a
definite overall plan for this bikeway and get Airport and BCDC
permission. Then when property is developed this plan would be
stipulated. Speaking for Anza, he said they would be happy to
include these plans in their developments.
City Planner Swan commended Mr. Eley on his excellent presentation,
and went into further details of the plan. He noted that some people
employed in the area might ride bikes, thus easing the parking
situation. He stated the best procedure would be for the City to
have an adopted plan. This would entail an estimate of cost and a
commitment on the part of the City to do what is required backed
up by approvals from property owners.
There was some discussion relative to Police Department control of
bicycles.
The Commission indicated its support of the bike route, and was
desirous of expediting it so that it could be implemented by the
City Council. Mr. Eley suggested the present bike route resolution
adopted in 1972 could be modified to include the bake path along
the shoreline. Then the Planning staff could start developing
standards, criteria and dealing with the individual property owners.
There was approval of this procedure.
1. SIGN VARIANCE TO ERECT A POLE SIGN 47 FT. HIGH IN A C-2 DISTRICT
AT 100 CALIFORNIA DRIVE BY CUMMINGS & CO. FOR DICK BULLIS
CHEVROLET.
SIGN VARIANCE TO ERECT TWO 31 FT. HIGH POLE SIGNS IN A C-2
DISTRICT AT 21 CALIFORNIA DRIVE BY CUMMINGS & CO. FOR DICK
BULLIS CHEVROLET.
There was no representative present for either Bullis or Cummings.
The City Planner stated he had told Cummings & Company that the
Planning Commission had spent three months on a like application
for high signs for Arata Pontiac, and he thought these signs were
too high for consideration. The sign representative had insisted
that the opinion of the Planning Commission was desired. City
Planner Swan recommended this application be placed on the agenda
and denied.
This application was scheduled for hearing on October 24, 1973.
2. SIGN PERMIT TO ERECT A 48 SQ. FT. WALL SIGN AT 1433 BURLINGAME
AVENUE FOR DRAGON WANG'S TRADING COMPANY
There was no representative of Dragon Wang's present. City Planner
Swan displayed an illustration of the proposed sign and there was
some discussion. This application was scheduled for hearing
on October 24.
3 . RE SUBDIVISION OF LOTS 17, 18, BLOCK 12, BURLINGHOME SUBDIVISION,
BEING 1420 AND 1424 BENITO AVENUE, ZONED R-1, BY EDWARD W. BACA
FOR JACK PENA, OWNER -
Mr. Pena exhibited the parcel map and told the Commission he wished
to change the lot lines of these two lots which he owns. This involves
taking 15' x 44' from the rear of Parcel 1 and showing it as belonging
to Parcel 2. He plans to sell Parcel 1 and live on Parcel 2;
desiring the addition to that lot to provide a larger back yard for
his five children. According to him, the back yard of Parcel 1
would still be comparable to others in the neighborhood.
There was Commission discussion of the non -conforming garage on
Parcel 1 which is built on the existing side property line, and by
this resub action would be only 3' from another property line.
There.was also consideration of:fire equipment entrance to this
property and the feasibility of fire walls for the garage.
Engineer Davidson advised that the garage was non -conforming by
virtue of an unrecorded resub previously accomplished at an
unknown past date. He questioned if the garage conformance should
be judged on the merits of this old resub. He requested that if
the resub is approved the three new property corners be established
by survey and that the block number be shown on the drawing. He
stated the Engineering Department had no objection to this resub
and requested the owner confer with him as to finalization of the
map.
Af�er Commission discussion Mr. Fena agreed to make the rear
property line to be 7 feet behind the garage.
This application was scheduled for hearing October 24, 1973.
4. 19 PARK ROAD. VARIANCE APPLICATION TO ALLOW CONTINUED OFFICE
USE IN R-3 ZONE BY EVERETT LANDON FOR YOKE -FELLOWS, INC. OWNER,
SAN MATEO-BURLINGAME BOARD OF REALTORS.
Representatives present were Dr. Osborne of Yokefellows; Mr. Everett
Landon and Hugh Connolly, attorney. Mr. Connolley reviewed the
variance granted to the San Mateo -Burlingame Board of Realtors
allowing them to use this property in an R-3 zone for office use.
The Board of Realtors has expanded, and is desirous of selling the
property to Yokefellows. However, the variance does not go with
the property. He stated Yokefellows wants a variance for a
comparable use. Yokefellows is a religious organization and would
employ five full-time people at this location. The office would
be used for presentation and mailing of books and related materials.
Also periodic group meeting would be held. He stated the pedestrian
activity would probably be even less than the Board of Realtors
because of this type of work.
City Planner Swan reviewed Planning Commission minutes of October 8,
1956 giving conditions of the granting of this variance. He noted
it also might be considered a variance for required parking. He
noted the previous variance showed approval of five parking spaces
on the property; no access on El Camino; a 5' planting strip and 15'
setback on Park Road. He thought Yokefellows should supply a
detailed parking layout. There was Commission request that
reasonable closing hours be specified; as well as the number of
people who would attend their group meetings.
This application was scheduled for hearing on October 24, 1973.
5. SPECIAL PERMIT TO USE UNCLASSIFIED PROPERTY FOR A RESTAURANT,
AT 1190 CALIFORNIA DRIVE, BROADWAY DEPOT OF SOUTHERN PACIFIC
TRANSPORTATION COMPANY, BY JAMES L. LLEWELLYN.
Mr. Llewellyn was present and was represented by Mrs. Helen Haensel,
Rollins Realty Company. Mrs. Helen Haensel told the Commission that
this business, formerly "Broadway Joe's" had been sold by Mr. Joe
Fena to Mr. Llewellyn. Mr. Llewellyn was negotiating a new lease
with the Southern Pacific Land Company.
The applicant professed ignorance of the fact that the special
permit for this use had been issued to Mr. Fena only and did not
go with the property.
City Planner Swan stated he had received only the application form
on this special permit. There was no supporting documentation.
He told Mrs. Haensel it was necessary to see the lease and to have
a letter from S.P. Railroad giving approval for this use of their
property. He noted that they have put up new signs and do not have
a sign permit. Also, the restaurant is open for business but is not
licensed to operate. Mrs. Haensel stated that they had merely
modified the signs Mr. Fena had already up and that she thought
the Building Inspector had approved them. Also, she stated they
had a temporary permit to operate. It was clarified that this was
merely an application for a business license which has not yet been
approved, and there is no such thing as a temporary permit.
It was the definite opinion of the Commission that this application
was disorganized and lacked facts supporting it. The applicant
was advised he must have exhibits of lease; S.P. letter; restaurant
plan; parking plan; definite hours of operation specified; sign
permit application; and substantiation for operating this type of
business on unclassified land. There was also comment that
inspection by the health and fire departments was necessary. It
was agreed this application would be put on the agenda at the
discretion of the City Planner contingent upon his receiving information.
City Planner Swan informed Mrs. Haensel that a letter from S.P.
must be in his office by noon, October 12, 1973.
6. SPECIAL PERMIT FOR OFFICE BUILDING IN M-1 DISTRICT AT 1511
ROLLINS ROAD BY AIR TRANSPORT EMPLOYEES UNION
The City Planner reported to the Commission that the architect and
the owner were both informed of the necessity for this special permit
about a year ago. Their contractor was reminded of this on Friday,
October 5, when he came in for a building permit. The City Planner
had just received the plans as of this date and suggested the
application be delayed until November. This met with Commission
approval.
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7. REVIEW OF SPECIFIC PLANS AND OPERATING HOURS FOR BLUE CARROT
CAFE IN OFFICE BUILDING AT 1633 BAYSHORE HIGHWAY
Mr. Jack Woodruff, developer of this office building; and Mrs.
Chapman, operator of the present Blue Carrot Restaurant at 833
Mahler Road, were present. City Planner Swan told the Commission
Mrs. Chapman wishes to operate her restaurant in this new office
building; and he referenced Planning Commission minutes of October
30, 1972 which give conditions for special permit for this office
building. He emphasized the condition that the cafe planned for
this building would be approved in concept; but -the Commission would
retain the right to review specific plans and operating hours.
Mrs. Chapman distributed layouts of the proposed restaurant which
would be open from 7:00 A.M. to 4:00 P.M. for the 'breakfast and
lunch trade. This would be cafeteria style; 72 seats on the
inside, and approximately 20 seats in an outside area.
Mr. Woodruff stated the building is completely fire sprinklered;
the heating in the kitchen is part of the system of the building;
and he would maintain control of the decor. The.Fire Department
would be contacted on the cafe operation.
City Planner Swan was requested to check on Mrs. Chapman's present
operation.
Mr. Woodruff stated Mrs. Chapman's present lease is up December 1,
hence the need for present action. Incidental to other conditions,
he reported that landscaping on the site is about 90% complete.
This application was set for hearing October 24, 1,973.
8. DRAFT EIR-21P FOR GULLIVER'S RESTAURANT AT 1699 BAYSHORE
HIGHWAY. REVISED OCTOBER 5L 1973 FOR REVIEW AND FINAL ADOPTION.
City Planner Swan distributed this revised EIR. He stated he had
not yet reviewed it since it had arrived yesterday. He suggested
the Commission go through this revision, and schedule it for review
on October 24. This suggestion met with Commission approval.
9. 1617 MONTE CORVINO WAY
City Planner Swan referenced his staff memo to the Commission on
this subject with its list of apparent zoning violations. He gave
his opinion that nothing could be done until the owner of the
property returns from Europe.
There was considerable discussion to the effect that the job seems
nearly completed, making it possible to add a dwelling unit in this
garage. On a query about possible revocation of the contractor's
license, City Attorney Karmel replied that it would be wise to make
formal complaint to the Contractor's Licensing Board; although
private owners are not apparently very successful. It was stated
this would take care of the contractor but did not influence the
owner. Attorney Karmel stated he thought the owner could be charged
with the violation of the parking code, and that :in a civil action
the contractor could be pursued as the owner's agent. Prior to the
commencement of an action, he noted, the City should know what building,
plumbing, fire and electrical violations there might be above not
having a building permit. There was further discussion and the
suggestion that the Planning Commission make a recommendation to the
Council that action be initiated.
SUGGESTED PARKING REQUIREMENTS
City Planner Swan initiated discussion on his suggested parking
requirements for restaurants, office buildings, banks, medical
offices and real estate offices. These proposed requirements are
based more on occupant and employee load than on GFA. Different
types of occupant load were specified.
There was much discussion, particularly with respect to the occupant
load for restaurants. Most of the Commission thought this was a
step in the right direction, but that it must have further study
and comparisons. Mr. David Keyston, present at the meeting,
thought this would be an improvement over the present parking
requirements. City Planner Swan commented this table was only
tentative and would be given more study.
CORRESPONDENCE
The City Planner noted receipt of letter from David Keyston regarding
sign policy. This letter had been distributed to Commission
members. He noted Council had not taken action on the sign policy.
He also noted receipt of communication from Virginia Stoddard on the
difficulty of pedestrian crossing of Old Bayshore.
The City Planner requested reservations for the League of
California Cities' meeting.
He announced the resubdivision map for Gullivers would be on the
agenda for the regular meeting.
Commissioner Sine brought up the question of the sign on the Cable
Car Wash and was informed this had been brought up to the Council.
It had then been determined that the sign was instigated and approved
before new regulations became effective on February 2 to require
sign permits for signs larger than 32 square feet.
BU RLI NGAME BUS ROUTE
The City Planner distributed maps showing the proposed bus routes
and discussed points of the demand responsive transit conference
he had attended in New York. He made special reference to the
"Dial A Ride" System which could be implemented here at a later
date. There was discussion of the bus routes and the colors for the
buses.
The City Planner commented that if these routes are used, no city
resident will be more than one half mile from public transportation.
Relative to source of funding, he stated that 1/4 of 1% of sales
tax is returned to San Mateo County and can only be used for
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transportation. If it is not used, it will remain in the County
to be used for a County public transportation system.
SPECIAL MEETING, EIR FOR AIRPORT MARINA
Chairman Kindig announced there would be a special meeting Saturday
morning October 13 for the purpose of considering this EIR. The
Council has been invited.
ADJOURNMENT
The meeting adjourned at 11:25 P.M.
Respectfully submitted,
Thomas Stine
Secretary