HomeMy WebLinkAboutMin - PC - 1973.09.05THE CITY OF BURLINGAME PLANNING COMMISSION
September 5, 1973
COMMISSIONERS PRESENT COMMISSIONERS ABSENT OTHERS PRESENT
Cistulli
Kindig
Mink
Norberg
Sine
Taylor
CALL TO ORDER
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 8:04 P.M., Chairman Kindig
presiding.
ROLL CALL
The above members were present..
APPLICATIONS
1. VARIANCE TO PROVIDE A PORTION OF REQUIRED PARKING CLOSE TO SMC
RESTAURANT AT 1220 BAYSHORE HIGHWAY (APN 026-142-020) IN A C-4
DISTRICT FOR BRUGGER MARKETING SYSTEMS, INC. BY JOHN G. SCHONER
City Planner Swan advised project will provide parking on land behind
the Mobil Station and perhaps acquisition of the 20 foot wide easement
between them.
Charles E. Weesner, architect for the project, appeared for the
applicant. He explained the owners plan to purchase a piece of
property now owned by Mobil. They will then own two parcels and
could provide 44 parking spaces, five over the required number. In
addition, Mobil will provide valet parking. Access will be via an
easement over the 20 ft. drainage ditch which is owned by Beryl I.
and Teresa Bearint. City Planner Swan quoted Section 25.70.010 which
requires off-street parking space with adequate and proper provision
for ingress and egress by standard size automobiles. Further
discussion noted that the Commission has been operating under the
impression that parking lots servicing a building must be owned.
The owners were sure of acquiring the Mobil property but not the
Bearint property. They have talked to Bearint about going across it
but nothing has been finalized. City Attorney Karmel advised the
Commission, answering a question of Commissioner Mink, that it was
possible to work up some kind of an agreement between the city and
the property holders so that if the Commission did allow such off -site
parking, the property holder could not sell the property.
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There was discussion regarding parking and access on the restaurant
site, parking at the Ramada and Hyatt. Robert Davidson commented
that the property to the east of the off -site property is owned by
the City of Burlingame. Discussion continued regarding the need for
a variance, need for resubdivision map and evidence of easement.
City Planner Swan advised that other than parking he did not have
any questions about the building meeting code requirements. The
applicant was advised to bring ownership information to the public
hearing and this variance application was set for hearing September 24.
2. SPECIAL PERMIT TO ALLOW A RESTAURANT IN AN M-1 DISTRICT AT 1699
BAYSHORE HIGHWAY (APN 026-302-550) BY GULLIVER'S, INC.
Al Levie appeared for Gulliver's and introduced Arthur Lavagnino,
architect for the project. Mr. Lavagnino advised this piece of
property is on the inland side of the highway in an M-1 district. It
is presently occupied by a car rental business. There are two small
structures on the site, a car wash and an office building and quite
a number of cars are stored on the property. It is in a rundown
condition.
This is the third Gulliver's; the others are located at Marina Del Rey
in Los Angeles area and at Irvine in Orange County. They are specialty
restaurants serving roast beef only at night with an Old English decor.
Mr. Lavagnino advised they propose to do the exterior on the same
theme. Photographs were presented of the Orange County Gulliver's
showing what is proposed for the building. They would have 89 parking
spaces. Commissioner Cistulli remarked that he had visited one of
their Southern California restaurants and was impressed with its
landscaping and parking in addition to its food.
City Planner Swan recommended that the parking area along Malcolm be
shortened so the backaround did not go into the front setback. It
might be used for compact cars because it is 43 feet wide. Mr. Swan
also said the Commission should consider whether an EIR is in order.
The project requires a special permit in an industrial area; this
could be interpreted as requiring an EIR because more than 50 parking
spaces are required. There would be more left turn movements from
Bayshore Highway. There was discussion indicating that this is a
discretionary action on the part of the City and City Attorney Karmel
advised that discretionary action does require an :EIR. The EIR
should be an analysis of the total impact of traffic and change as
a result of the project together with any proposals to mitigate the
effects. The subject of the sign was also brought up and Chairman
Kindig pointed out that anything 32 SF or more must come to the
Commission.
Chairman Kindig then scheduled this item for the September 24 general
meeting.
3. AMEND SPECIAL PERMIT TO ALFA DOLLAR -WISE RENT -A -CAR SYSTEM AT
1669 BAYSHORE HIGHWAY
City Planner Swan reported with regard to the lease presented at the
August 27 meeting. This lease was to have a period of one year. In
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talking with Robert Lapporte, Mr. Swan advised that they are uneasy
about how long they may have the 1669 premises, one year wouldn't
bother them as long as it was subject to renewal. The matter of
off -site storage has been discussed with City Attorney Karmel. The
land at 1722 Gilbreth Road is owned by Robert Brown. The area that
is available for parking cars is at the rear of a one story building.
Alternative actions were discussed to revoke the existing special
permit, amend it or approve a new one for 1669 Bayshore Highway.
Robert Brown said he is willing to sign the lease., The area would
hold approximately 25 legally parked cars but Alfa would probably be
able to get 40 to 50 cars into it.
It was decided that a separate application for a special permit to
park cars at 1722 Gilbreth Road should be filed. Following this
Chairman Kindig set these items for hearing at the general meeting
on September 24.
4. DRAFT ENVIRONMENTAL IMPACT REPORT FOR PROPOSED ADDITION TO THE
AIRPORT MARINA HOTEL PREPARED BY DEL DAVIS ASSOCIATES, INC.
5. VARIANCE FROM OFF-STREET PARKING REQUIREMENTS: FOR AN 11 STORY
ADDITION TO THE AIRPORT MARINA HOTEL AT 1380 BAYSHORE HIGHWAY,
ZONED C-4, FOR THE AMFAC CORPORATION BY RUTHROFF & ENGLEKIRK
Paul F. Fratessa of Ruthroff & Englekirk appeared before the
Commission advising they had written a letter to the City Planner
requesting a variance on four different items. The Fred Harvey
organization as well as The Amfac Corp. feel the Airport Marina Hotel
can be expanded, and that this can be done to everyone's benefit. He
stated they need to have 15% landscaping, adequate parking and proper
circulation. They are within 100 feet of the shoreline per the
basic proposal presented. Mr. Fratessa said that the key items of
variance involve setbacks and interrelated parking structure. In
order to optimize the number of spaces for a useable layout they
must use fully the lot that is available. They are trying to avoid
a highrise parking structure.
Del Davis of Del Davis Associates, Inc. then presented the draft
Environmental Impact Report to the Commission. He noted that his
firm has prepared approximately 40 EIR's and that there are no
insignificant items in an EIR. This is a preliminary EIR which will
be subject to review, revision and subsequently adopted as final.
On page 41, they have presented a weighted evaluation. This points
out areas where they feel there are positive factors and areas of
concern. One area of concern is geology and soil science, the problem
of Bay mud. Mr. Davis went on to say the project :has a very definite
impact on the City, the Bay is important and that environmental noise
is no problem. He claimed there will be a minimal impact in the
physical area as the new addition will be basically hidden except
from the Bay side or until one is up on higher elevations of the City.
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Mr. Davis commented that 30-40% of people arrive by jitney or some
other means. This is basically a business oriented hotel as opposed
to a highway oriented or recreational hotel. Presently 30% of the
rooms are leased to the airlines. Also, businessmen arrive via
various means producing different parking demands than a conventional
hotel. The Davis organization estimated parking demand and claimed
there is an adequate amount of parking. Mr. Davis advised there will
be approximately 180 new employees. Present employees get to work
as follows: automobiles, shared rides and taxis. Peak traffic
occurs at 9:00 A.M. and at 5:30-6:30 P.M. Mr. Fratessa reported an
error in the drawings for the two level parking structure. It should
be changed from 410 to 476. There followed discussion regarding
parking for the existing structure and for the proposed structure.
The applicant advised that their four concerns are: setbacks, public
access, special sign and parking space requirements. Amfac will go
to any degree to maintain public access to the Bay but they do not
want to dedicate it. The Airport Marina roof sign is a nonconforming
sign. The applicant is interested in bringing this up ahead of time
rather than later.
The Commission considered the time required to read and study the
EIR, a special study meeting and a joint study meeting with the City
Council. City Planner Swan commented that the waterfront commercial
district was adopted in 1969. We now have a nonconforming structure
and a nonconforming sign. He added that when a change or expansion
of a present structure is proposed it must conform to the present
code; therefore, variances are required.
Chairman Kindig scheduled these items for further :review at the
general meeting of September 24.
A short recess was called at 10:00 P.M. after which the study meeting
reconvened.
6. VARIANCE TO EXPAND SUITE 4 OF EXISTING DENTAL BUILDING AT 500
PRIMROSE ROAD, ZONED R-4, BY SCOTT C. HALLSTED, AGENT FOR GEORGE
P. HENNESSY
Dr. Scott Hallsted appeared before the Commission and advised that
he was in the process of purchasing Dr. George P. Hennessy's office
at 500 Primrose Road. Dr. Hennessy is unable to practice due to
medical reasons. One of the contingencies in the sale of the practice
is being able to expand to add two more operatories. These are
needed for more dental chairs and specialization areas such as
sterilization (for which there is no area at present) and periodontic
work. Dr. Hallsted advised the addition of these :rooms will not
mean any intensification of the practice; however, with modern
equipment (which he has) the rooms are too small and there is a need
for more space.
The addition would be 14 feet extended straight out to a garden area.
A portion of the garden area would be taken out. He claimed the
setback in front would be the same as it is in the garden area, and
the building would not be any closer to the sidewalk.
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Dr. Hallsted further stated that the number of employees would not
be increased and no need for additional parking spaces would result.
The request for this variance was extended to Hennessy November 22,
1969 to be effective October 7, 1969; however, personal conditions
did not allow him to go ahead with the work. Commissioner Sine
commented that this is the same addition, architect, et cetera, that
was approved three years ago. Dr. Hallsted said he had met all the
owners (there are five) and all of them approved of what he was
proposing. Several of these owners were present at the study meeting.
There was some discussion regarding the sign and setback area, after
which Chairman Kindig set this item for hearing at the September 24
general meeting.
7. SPECIAL PERMIT TO USE UNCLASSIFIED PROPERTY :LEASED FROM THE
CITY OF SAN FRANCISCO WATER DEPARTMENT FOR A PRIVATE OFF-STREET
PARKING LOT BY B. CARL SNYDER
Ted de Wolf of de Wolf & Associates appeared with the applicant, B. Carl
Snyder. Mr. de Wolf advised that this property has been leased by
Mr. Snyder from the City of San Francisco for 13 years. He would
like to improve and use it for parking for the Mills Estate Medical
Building now under construction at 1828 E1 Camino Real. It is 30 feet
wide and 1030 feet long, from the S.P. parking area to the center
line of Trousdale. Access is from California Drive at Trousdale;
cars would exit at north end. Close to 64 or 65 parking spaces
would be put in. After all vehicles were parked there would still
be a 12 foot wide aisle that might be used for a bike route.
City Planner Swan commented that the entrance off Trousdale is in
keeping with the traffic pattern, the center line of Murchison is
also the city boundary line and exit apparently is on the southerly
side which is in Burlingame and in opposition to the traffic pattern.
Mr. Snyder advised that he put the exit in for the S.P. with a
lifetime useage on the exit. He could put in an exit to match the
flow of traffic. Mr. Swan reported the City is exploring obtaining
a revokable permit over this public utility property. Reasons were
to widen California Drive north of Broadway, to preserve it as a
linear part, for open space, and for future possibilities.. He
understood the lease was a revokable permit. The area to the south
of this would be subject to some change.
The proposed parking would be free all day for tenants of this building,
parking by sticker, limited parking. Mr. Snyder :said his understand-
ing with the City of San Francisco has been that if the street is
ever widened he would have to give this up. Bob Davidson said he
had been somewhat concerned about the sight distance at the exit as
all shrubs are placed near the curb. Mr. Snyder :said it doesn't
seem to be a hazard now in coming out of the S.P. parking lot.
Chairman Kindig then set this item for hearing at the regular meeting
September 24.
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8. SPECIAL PERMIT TO USE THE BROADWAY STATION, BEING UNCLASSIFIED
PROPERTY OF THE SOUTHERN PACIFIC TRANSPORTATION COMPANY, FOR A
RESTAURANT AND SIDEWALK CAFE, BY WILLIAM H. F:LEGGE AND CHARLES
STRAUCH
City Planner Swan stated that the lease held by Joe Fena has been
sublet to someone else. He advised that the application for an
indoor/outdoor restaurant was dead.
9. SPECIAL PERMIT FOR TRELLIS MORE THAN SIX FEET IN HEIGHT AT
BURLINGAME GARDEN CENTER, 1427 CHAPIN AVENUE, ZONED C-1, BY
JOHN T. CHIAPELONE
The applicant did not appear at the study meeting .in regard to this
item. Commissioners determined the plans were incomplete. City
Planner Swan stated that he could not find the elevation but it
appeared the applicant was asking for a fence higher than six feet.
This item was set for hearing at the September 24 general meeting and
Chairman Kindig advised City Planner Swan to ask the applicant for
whatever he needed, dimensions, a more definite sketch, et cetera;
otherwise, the Commission would put this item over for hearing at a
later date.
OTHER BUSINESS
10. GENERAL PLAN - WORK PROGRAM PRIORITIES
11. ZONING ADMINISTRATION
At this point of the study meeting City Planner Swan asked Chairman
Kindig to please poll the Commission on priorities regarding items
10 and 11 on the agenda. There was considerable discussion among
all members of the Commission bringing out various opinions and
concerns in this matter. It was pointed out by City Planner Swan
that if the Planning Commission wants work done on the General Plan,
it is important to have priorities. He also mentioned that he had
requested an assistant in the budget but the position was not approved.
Commissioner Sine thought the Commission should give top priority to
parking regulations in commercial and industrial districts. Chairman
Kindig thought parking important also.
The City Planner advocated advance planning or long range thinking
in order to prepare for what will happen 5-10 years from now. He
also mentioned that there will be four Mandatory General Plan Elements
to be prepared with perhaps only one year to accomplish this task.
He noted there had also been talk about conforming the General Plan
with zoning. He advised the Commission that he did not know what
the priorities of the Planning Commission were and that he thought
it was up to that body to inform him.
Commissioner Mink commented that they must find ways to make use
conform to the zoning, that clarity in zoning codes is most important,
and that this presents the basic question, are we going to take
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these things one at a time or try to plan in such a way that they
can be handled by staff? Commissioner Cistulli commented that if
they rezone for a proper use, at least there is a chance to control
certain aspects.
City Planner Swan estimated that 70% of his time is spent on zoning
administration and answering questions. In his opinion he functions
more as a zoning administrator than as a professional planner. He
further stated that building height regulations were being considered
by the Council and also parking regulations. Commissioner Sine
questioned City Planner Swan on how much time it would take to
research new parking regulations because it was his belief that if
the Commission tied down parking they would automatically help some
of the other problems. City Planner Swan will report back on parking
at the October study meeting.
Further discussion followed regarding fee schedules, EIR's, sign review
system, building size, building height and parking. Commissioner Mink
stated he felt priorities could be established as follows: (1) Urban
Design Guidelines and Regulations; (2) Conformity of General Plan
with Zoning and Use; (3) Shoreline Specific Plan; (4) Mandatory
General Plan Elements. The other Commissioners then stated feelings
about priorities that indicated all on the list seemed to be linked
together.
City Planner Swan thanked the Commissioners for their help, commenting,
"Let's try to find where the top is and then start from the top and
work down."
ADJOURNMENT
The meeting was adjourned at 11:05 P.M.
Respectfully submitted,
Thomas :C.. Taylor
Secretary Pro-Tem