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HomeMy WebLinkAboutMin - PC - 1973.08.13THE CITY OF BURLINGAME PLANNING COMMISSION August 13, 1973 COMMISSIONERS PRESENT COMMISSIONERS ABSENT OTHERS PRESENT Cistulli Jacobs Kindig Mink Norberg Sine Taylor CALL TO ORDER City Planner Swan City Engineer Marr The monthly study meeting of the Burlingame Planning Commission was called to order on the above date at 8:05 P.M., Chairman Kindig presiding. ROLL CALL The above members were present. APPLICATIONS 1. TENTATIVE PARCEL MAP TO CREATE TWO PARCELS FROM PARCEL C, 2.83 ACRES, MOL, ON THE SOUTHERLY SIDE OF ADRIAN COURT IN UNIT NO. 3 HILLSDALE INDUSTRIAL PARK BY WILLIAM J. LOWENBERG Copies of this map were distributed to Commission members. A Mr. Hall, representative of the firm of Wilsey and Ham, explained the map. He stated this requested map would divide an original parcel, Parcel C, into two other parcels, A and B. The developer wishes to use Parcel A for the construction of a medical laboratory to service Peninsula Hospital. City Engineer Marr confirmed that both parcels had sufficient frontage on Adrian Court, but cautioned that he wished the final map more detailed and some refinements made. Mr. Hall commented that the architects have not yet decided whether or not they wish to have 10' more in Parcel A, decreasing Parcel B by about one -tenth of an acre, and stated that the final map would reflect a decision on this. City Planner Swan suggested that the designation of "A" and "B" for these two parcels be changed to "D" and "E." of Unit No. 3 of Hillsdale Industrial Park. He questioned if the parcel map should be prepared or if it should be processed as tentative. City Engineer Marr thought that it could be presented as a final. map at the next regular meeting. The question was raised if a laboratory was a permitted use in an M-1 District. The City Planner stated that this particular laboratory was a processing operation and would be permitted in an M-1 District. 2. TENTATIVE PARCEL MAP BURLINGAME PLAZA NO. 1 FOR PETRINI'S MARKET AND OTHERS Copies of parcel map were distributed. Mr. Louis Ar_ata, who prepared - 2 - the parcel map, stated he was representing the owners of the Venturelli property. With respect to the map, he stated that it is basically the same as existant with the exception of the 20' jog in the lot line between Parcels 1 and 2 near Magnolia Avenue. This jog is for the use of Parcel 2 where Petrini's market will be located and where access to a side door is desired. The question was raised why the line between Lots 2 and 3 should remain. Mr. Arata replied that originally this area was a block never made into lots. There are no recorded maps. The owner of Lots 1, 2, and 3 suggested putting all lots on the map so that all lots are on record. The line between Lots 2 and 3 will become a permanent line. There was Commission question if the 15' non- exclusive easement on Lot C was under the jurisdiction of the public works department with regard to curb cuts, etc. The City Engineer replied that for a curb cut the owner would have to get an encroachment permit. Commissioner Mink raised the question of landscaping on the Plaza, especially near El Camino, and thought that if Petrini's wanted that location they could get all property owners together and see that the Plaza is beautified. Mr. Arata emphasized that the map was for the purpose of clarifying the record, but he was willing to talk to his client and other property owners about the landscaping. Commissioner Cistulli agreed that landscaping should be done and that all property owners shouldparticipate. There was a question of building plans for Petrini's, but Mr. Arata indicated he was not involved in this. Chairman Kindig set the hearing for this map for the regular meeting of August 27. The Chairman also made note that the City's forthcoming Urban Design Program definitely singles out this Plaza area as needing aesthetic improvement. 3. TENTATIVE RESUBDIVISION MAP TO COMBINE PARCEL 1 AND 2,PORTION LOT C, BLOCK 10, BURLINGAME LAND CO. AT 405 PRIMROSE ROAD FOR S. L. GRIFFITHS, INC. OFFICE BUILDING Copies of this map were distributed to the Commission. No representative of S. L. Griffiths was present. City Engineer Marr explained that the one-story office building for this location had been approved by the City Council, and at his suggestion a parcel map had been prepared combining the two lots which comprised the site. There was no Commission discussion. Chairman Kindig scheduled the hearing for this parcel map for the regular meeting of August 27. 4. PETITION FOR A FENCE AND TRELLIS WHICH EXCEEDS SIX FEET IN HEIGHT BETWEEN 1516 AND 1520 BERNAL AVENUE BY MR. AND MRS. V. MANFREDI AND MR. AND MRS. R. MARTIN Mr. Richard Martin of 1520 Bernal, told the Commission that there is an existing 4' side fence between his property and that of his neighbors, Mr. and Mrs. Manfredi. This fence is deterioriating and both the Manfredi's and the Martin's wish to replace it with a - 3 - 6' fence with a 17" trellis on the top for wisteria. Both houses have elevated rear decks, and the additional height will give more privacy. The fence would be only about 40' long running from the face of Mr. Martin's garage in the rear and would not extend to the sidewalk. A sketch of the fence was presented to the Commission and a magazine illustration which displayed the trellis idea. City Planner Swan reviewed the conditions for approval of a fence variance. In the discussion which followed it was revealed that the trellis framing would extend 18" on each side of the top of the fence. It was pointed out that this dimension would encroach on the 4' side setback limitations and in case of fire would cause difficulty in bringing hoses and fire equipment between the houses. It was suggested that the overhanging framework be eliminated. The Chairman suggested that the City Planner work with Mr. Martin on the sketch for the fence; and scheduled this hearing for August 27. 5. SIGN PERMIT FOR 207 SQUARE FOOT WALL SIGN TO IDENTIFY PETRINI'S MARKET AT BURLINGAME PLAZA BY AD -ART SIGN INC. Mr. Bob Ramsey, representative of Ad -Art Signs, introduced Mr. Petrini and his general manager. Mr. Ramsey then produced blueprints of the sign. The sign will be 716" high and approximately 24' long. It will consist of the logo "Petrini's" upon a blue tile background. The graphics will be in a dark color for daytime observation and would be very softly lighted at night. The tile would extend all the way to the sod. He emphasized that this is a very low-keyed approach to signage, since the name "Petrini's" is well known. The sign would be for identification only and would contain no advertising. Mr. Ramsey spoke of this sign as being "Carmelish" in appearance. There followed Commission discussion during which it was established that the only landscaping around the sign would be a small -planter area at the bottom, and that this is the only sign considered by Petrini's at the time being. There are no present plans for a sign in the rear. Chairman K.i.ndig set this application for hearing on August 27 and asked that Petrini representatives be present. Mr. Petrini then told the Commission he had the hopes of bringing the whole Burlingame Plaza to life, as he had other areas where his stores are located. By his example he thought he could bring other merchants with him and make Burlingame Plaza a garden. 6. SIGN PERMIT FOR A 48 SQUARE FOOT POLE SIGN TO IDENTIFY KEE JOONS PENTHOUSE RESTAURANT AT 433 AIRPORT BOULEVARD BY AD -ART SIGNS, INC. Les Kynett of Ad -Art Sign Company made a presentation of this sign. Colored drawings of the sign were displayed and plans were distributed. - 4 - He explained that this is a relatively low -profile identification sign to be viewed from Airport Boulevard. This is a double faced sign with ceramic tile across the top and illuminated lettering. The pole itself will have a square sheet metal cover. Lighting will be fluorescent. The sign will have no raised letters or glue -on letters and the plastic will have a matte finish. In the following discussion there was some objection to the colors being garish and a question of landscaping on the site with relation to the sign. Mr. David Keyston stated that the first 10-15 feet from the street would be lawn and then there would be shrubbery to the building. The sign would be placed in the lawn area at right angles to Airport Boulevard so it could be viewed from both sides. Chairman Kindig scheduled this application for hearing August 27. T.- -SIGN VARIANCE--FOR-A-VALlt-SIGN -EXCEEDING-500-SQUARE FEET-- IN -AREA--- --- AND AT A HEIGHT GREATER THAN FIFTY FEET FOR KEE JOON'S RESTAURANT Mr. Kynett stated this wall sign would be on the back side of the building and oriented to Bayshore traffic. He produced a colored drawing of the sign and distributed plans. The sign company has computed the area as 372 square feet. The sign letters are bronze solar screen individually illuminated. In the daytime they are beige and at night emit a soft white light. Lighting is entirely within the letter confines itself. He went on to say that the letters must be a minimum of 3' high' -to be visible at the 1,000 feet distance from the freeway. The majority of the letters in the sign are 4h' high although several are 8' high. There will be no other signs on the back side of the building nor on the other sides. After some Commission discussion, Chairman Kindig scheduled the application for the hearing of August 27. Mr. Kynett said he would bring a model of the sign for this meeting. 8. VARIANCE TO PROVIDE A PORTION OF REQUIRED PARKING NEXT DOOR TO SMC RESTAURANT AT 1220 BAYSHORE HIGHWAY (APN 026-142-020) IN A C-4 DISTRICT BY JOHN G. SCHONER FOR BRUGGER MARKETING SYSTEMS, INC. City Planner Swan introduced Mr. Charles Weesner of Bell-Weesner. Mr. Weesner had with him a cardboard model of the restaurant and site, which he explained in detail. This will be a two story building with dining area on the first floor and cocktail lounge on the second. This is a 25,000 square foot lot and is trapezoidal in shape. Restaurant plans were distributed and examined. Mr. Weesner explained that the restaurant would be run by SMC Restaurants, Palo Alto, California. He went on to say that this will be a wooden building with shake or shingle roof, and a total square footage of 7,200. Because of the angled back lot line and required public access it is not possible to use this area for either building or parking. On -site parking in front of the building will consist of 27 parking spaces. Arrangements have been made for 30 valet parking spaces at the adjoining Mobil Oil Station, thus more than meeting the code requirement of 39 parking spaces. City Planner Swan read letter of August 7, 1973 from Bell-Weesner =01M setting forth the parking problem, and adding that many restaurant patrons will be coming from nearby motels and could walk to the restaurant. The City Planner then read letter from SMC Restaurants to the Airport Mobil Service outlining their proposed agreement with respect to valet service and parking. In this it was noted that Mobil employees will be parking and servicing vehicles and Airport Mobil would be paid the sum of $300.00 per month for providing parking. The City.Planner commented that except for the parking this project met the regulations of the zoning code. There was commission concern with the permanency of the agreement with Mobil, since there is no date mentioned in the agreement. It was brought out that Mobil does own the property, and Mr. Weesner agreed to ask them for a contract or agreement with a definite time period. He stated that California Trucking Association had been contacted for parking but had their awn commitments. He also pointed out that his client would like to acquire the 20' drainage easement adjacent to the restaurant property, which could be culverted and filled to provide extra parking and access to the Mobil valet parking site. There was discussion of Mobil's maintenance of the parking lot and City Engineer Marr stated that no building permit would be required for them to blacktop their awn lot. There was a question of a use permit being necessary for Mobil to use the property in this manner. In the City Planner's opinion this would not be required since it would come under the category of . other uses which are found compatible and desirable with this district." He concurred that the acquisition of the 20' easement would provide accommodation for parking. Public access in the 25' rear yard along the shoreline in the rear of the restaurant would not require access to the street if it was accessible from adjacent lots along the Shoreline. There was Commission concern that even though the code requirements for parking could be met, it still would not be enough. This is related to the recent request of several restaurants along Old Bayshore for additional street parking, even though their parking lots meet the code. Several Commissioners felt that the city would be compounding a problem by merely meeting code requirements and that requirements should actually be raised. It was suggested that the applicant also contact California Trucking again for assistance in parking. With Commission consent Mr. Weesner was requested to return in one month with more satisfactory and finalized plans for parking. STUDY MEETING The City Planner reminded the Commission that Monday, September 10 would be a holiday because of Admission Day, and asked when they would like to hold the study meeting scheduled for this date. After some discussion, it was decided the Commission study meeting would be held on September 5, 1973. 9. SPECIAL PERMIT TO ALLOW A GULLIVERS RESTAURANT IN AN M-1 DISTRICT AT 1699 BAYSHORE HIGHWAY (APN 026-302-550) BY PACIFIC SOUTHWEST AIRLINES REPRESENTED BY JOHN H. REDMOND. 1 Mr. John Redmond made a presentation of plans for this restaurant. This included elevations and floor plan of an identical operation at Marina Del Rey, California; interior photographs of the Marina Del Rey establishment; and site plan showing parking of the proposed Burlingame restaurant. PSA will lease this parcel of land. This will be a prime rib "all beef" type of restaurant, Old English decor, wood and stone architecture. 51 parking spaces will be provided. Required parking is 46. Existing structures on the lot are vacant and will be removed. Mr. Redmond mentioned that their soils engineer is currently investigating foundation problems. City Planner Swan remarked that a first class restaurant should have a first class set of plans. He stated that these plans had come in so late he had not had time to study them thoroughly, and would recommend that more time be given to studying this application. He noted that parking was adequate. Commissioners agreed that this project needed more preparation, including the submittal of a landscaping plan. At Chairman Kindig's suggestion, the applicant agreed to present more complete plans at the September 5 study meeting. The City Planner added that a key issue on this project is the preparation of an EIR. This is property in an M-1 district and needs a special permit. Environmental assessment forms given to the applicant had not yet been completed and returned. He recommended that an EIR be considered for this project because the parking, while up to code requirements, may not satisfy the capacity of the building. Also, since this establishment is on the southwesterly side of Bayshore Highway, it will increase traffic and engender more left -turn movements. Chairman Kindig directed the applicant to confer with the City Planner on the EIR and then to present his entire package on September 5. 10. REVIEW OF SPECIAL PERMIT TO ALFA-DOLLAR-WISE RENT -A -CAR SYSTEM AT 1669 BAYSHORE HIGHWAY Mr. George Jaoud, Burlingame manager of Alfa Rent -a -Car was present and told the Commission that Mr. F. J. Garcia, vice president, was not present because of illness. City Planner Swan commented on the lack of courtesy shown by this organization since his notification letter of August 2 had requested information in advance of representation. He told Mr. Jaoud the Commission would like to know why his organization cannot follow the regulations of the City of Burlingame as set forth in the special permit requirements, and why they thought they should be permitted to remain in business with this lack of cooperation. Mr. Jaoud apologized for the lack of notice, stating he had been out of town. He said he had been manager of the local concern for 4'h months. - 7 - The previous manager was terminated because of mismanagement. He stated he had communicated with local police officers on the parking and was not aware that there was a continuing problem. He cited the requirements of 6 parking spaces on the side and 19 in the back, but told the Commission that Mr. Rosberg, owner of Repo-Depo, had recently purchased the property and had told him he needed 15 spaces in the back lot for employee parking. That is why Alfa is parking more cars on the side. There was Commission comment that Mr. Rosberg had presumably bought the property on the first of August and this problem had existed before then. Police had ticket cars and they still had not been moved. Commissioner Sine stated he had inquired about this situation and had been told the firm did not have room for all their cars at Palo Alto and had been storing them up here. Chairman Kindig read a letter from Ronald Rosberg approving Alfa as a tenant and of their parking cars on::the side of the building. Commissioner Mink thought staff had sufficient information to set this for hearing, and suggested police reports also be obtained. Chairman Kindig told the applicant Alfa Rent -a -Car should work out some program where excessive parking could be eliminated, and adherence to the 1971 provisions be established. Mr. Jaoud was advised to appear before the Planning Commission on August 27 and show reason why this permit should not be revoked. 11. SIGN REVIEW SYSTEM 12. URBAN DESIGN FRAMEWORK AND GUIDELINES The City Planner distributed memo regarding Council opinion on sign review and urban design. In brief, this opinion was that the Council desires to have the opportunity of input on both these matters before the Planning Commission proceeds further. The City Planner stated that a new sign ordinance had been written; the Council had appointed a committee to study the Sign Review System; staff is working with them; and reports on both these subjects will be made at the September 12 study meeting of the City Council. City Planner Swan reported that the Council feels some applications should be resolved at the Planning Commission level rather than allowing them to proceed to the Council. He reported on the Garcia application at 1510 Newlands in this instance, and noted that the City Attorney had been instructed by Council to recommend three legal firms to investigate abatement proceedings in such matters. In accordance with Council attitude on "spot zoning" the City Planner stated he would in the future entertain no applications -for reclassification and very few for variances. Regarding Urban Design, he indicated the possibility that the Council had the opinion that the Planning Commission wished to make policy decisions; however, he had reported to the Council that the Planning Commission merely makes recommendations for City Council consideration. There was considerable discussion of this last statement as well as MUM of recent newspaper publicity which reported that the Mayor was dissatisfied with Planning Commission actions. Commission reactions were that specific instances should be cited if it were stated that the Planning Commission was doing a poor job; the statement should be qualified; the Planning Commission does merely make recommendations, not decisions in policy. Commissioner Jacobs suggested the possi- bility of the Mayor objecting to the Planning Commission even making recommendations. He thought the Planning Commission spends much time and honest effort in its work, and should not be chastised publicly without just cause. There was Commission question as to why the program of Council attendance at commission meetings had not been progressing. It is the understanding that each member of the Council is to circulate and to attend every one of the commissions for a short period before their meetings. There had been no Council member in attendance at a Planning Commission meeting for several months. There was a suggestion that the Mayor was disturbed by the several instances of split votes on the Commission; but that if he is dissatisfied he should formally notify the Commission by letter. 13. COMMUNICATIONS City Planner Swan read a letter from Mrs. Edgar Vogel, 1300 Mills Avenue, opposing the proposed Bayfront Bird Sanctuary because certain wildlife habits might disturb restaurant patrons and their cars. The City Planner announced receipt of 15 feedback questionnaires relative to signs. He read a letter from Mrs. Linda Meyer, 9 Channing Road, approving of the amusing sign at the Penguin Bar and Lounge. The City Planner reported that a heliport for medical emergency landing at Peninsula Hospital may come before the Planning Commission, since this is unzoned, unclassified property and a special permit would be needed. He reported receipt of two letters objecting to the proposed social room at Skyline Terrace Apartments. 14. CITY PLANNER REPORT The City Planner announced that he was meeting with the Burlingame City Manager and the San Mateo City Manager August 14 to find a way to coordinate the municipal bus system. A Federal grant of $163,000 has been approved for Burlingame and a study is under way. On the Sign Review System, a tentative draft has been written and is being reviewed by the Council committee. He noted several applications continued to the August 27th meeting: the Bubble Machine sign; Arata Pontiac sign; Florin Rhoads resubdivision. With regard to the latter, he noted that a separate application for vacation of sanitary sewer easement has been scheduled for public hearing before the City Council September 17. There was some discussion -> of the fact that this vacation must also come before the Planning Commission. Also noted was the fact that Mr. Rhoads is taking a strip of land from one lot to gain access from the common drive and easement, and this change should be shown on the map. On the McArdle variance, the City Planner advised that even though Mr..McArdle had been told to confer with staff, this had not been done. Possibly he will drop the application. The City Planner presented the subject of vacated service stations. Commenting that more of these will be in evidence, he asked the Commission's opinion on procedure as to their use. Could they be converted to used car lots, etc. He suggested three requirements for other uses of vacated service stations: 1. Written permission from property owner. 2. Removal of all signs pertaining to oil companies and their products. 3. Underground gas storage tank to be removed or filled. There was Commission agreement and discussion as to the proper expiration date of service station use after it is abandoned. There was a suggestion that the City Attorney research the code regarding abatement of use permit. Commissioner Sine stated that the Cable Car Wash on Carolan Avenue had a sign up and had not come before the Planning Commission for it. The City Planner said he would report on this at the August 27 meeting. Commissioner Sine brought up the subject of parking requirements, stating he thought some action must be taken to make them more rigid in the commercial and industrial districts. He gave as an example the three restaurants on Bayshore that are applying for street parking. There followed a lengthy discussion on parking. Merits of a bus system were explored to help alleviate parking problems. The general opinion of the Commission was that the bus system would not be of much help in the problem areas. The City Planner pointed out that with increasing airport traffic and more projects going up in the Bayfront area traffic will be greatly increased. The Chairman requested that the City Planner make a study of increased parking requirements for Commission consideration. David Keyston presented his preliminary master plan for Commission inspection. There was a brief discussion. ADJOURNMENT The meeting adjourned at 11:15 P.M. Respectfully submitted, Malcolm M. Jacobs Secretary