HomeMy WebLinkAboutMin - PC - 1975.09.22THE CITY OF BU RLI NGAME P LANNI NG COMMISSION
September 22, 1975
COMMISSIONERS PRESENT COMMISSIONERS ABSENT OTHERS PRESENT
Jacobs Francard (excused) City Planner Swan
Kindig City Engineer Davidson
Mink (delayed at another meeting) City Attorney Coleman
Norberg
Sine
Taylor
ROLL CALL
The above named members were present.
CALL TO ORDER
A regular meeting of the Burlingame Planning Commission was called to
order by Chairman Sine on the above date at 7:30 P. M.
MINUTES
The minutes of the meeting of September 8, 1975 were approved as written.
Chairman Sine announced that consideration of Item 1, parcel map for
Max and Jean Eiselt would be delayed since the applicant was coming
from Napa and had not yet arrived.
2. VARIANCE FROM PARKING REGULATIONS AT 1766 EL CAMINO REAL (APN
025-161-01) ZONED C-1 BY C. J. MC MILLAN FOR PACIFIC STANDARD
LIFE INSURANCE COMPANY
Chairman Sine introduced this application for hearing and requested
comment from the City Planner.
The City Planner reported that this property is now one lot with an
existing office building constructed when the code required one parking
space for each 400 SF. The code now requires one space for each 300 SF.
With the division of this site into two lots, the office building is now
nonconforming as to parking. However, the proposed parking of 100
spaces is close to code requirement of 105. He spoke of difficulty
in calculating area of this building with its unusual interior construction
and unuseable areas within the exterior building walls. His calculations
arrived at 31,317 SF for the building, with the required parking of 105
spaces. He noted the large areas proposed for landscaping in the plans
with possible use for future parking if necessary; and also that this
building is on a corner lot with onstreet parking.
Attorney Cyrus J. McMillan, representing the applicant, was given
permission to address the Commission. Mr. McMillan drew attention to
the fact that there are only 69 parking spaces at present. This will be
increased to 100, and he considered that because of the unusual constructior
of the building. this would be more than adequate. He confirmed that
105 spaces would be possible but landscaping would be lost if this
were done. He introduced Mr. Clifford N. Gamble of Pacific Standard
and Mr. William E. Fitch, civil engineer.
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City Engineer Davidson had no comment on the variance. Commissioner
Jacobs questioned the proposed use for Parcel B. Mr. McMillan reported
the possibility of sale of -the parcel for use as a convalescent home,
noting that such a use would have to come before the Commission.
Commissioner Jacobs questioned if underground parking could be placed
on Parcel B. Chairman Sine -commented this would be possible but very
expensive because of the water table on that site. The Commissioner
remarked she did not want the landscaping removed from E1 Camino or
Trousdale. Mr. McMillan replied the owners of the building wanted to
keep landscaping on both these streets, and had further said they might
be willing to take down the pylon sign.
There was no response to Chairman Sine's request for audience comment
and the public hearing was declared closed.
Secretary Jacobs read letter of September 16, 1975 from C. M. Peletz
Company, 1750 E1 Camino Real, requesting that Commissioners carefully
review parking in this area.
In the following Commission comment, Commissioner Kindig indicated he
considered this the best arrangement of this site yet considered, but
suggested that the extra area for Parcel A to be used for parking be
outlined by a fence. Commissioner Jacobs questioned on -street parking
and was informed Trousdale Drive could be used and the west side of
California Drive. Commissioner Taylor agreed that a fence should be
erected for the parking area on Parcel A. He agreed this was the best
plan presented so far and thought it obvious that the granting of the
variance for parking would not be detrimental. Chairman Sine agreed to
the difficulty of calculating building area on this site, and considered
this plan superior to others. He specified he did not want landscaping
removed to install more parking and suggested review of parking in two
years. Mr. McMillan indicated there were no objections to this.
Commissioner Jacobs wished confirmation that the landscaping would not
disappear in two years. Mr. McMillan assured her it would not on El Camino
or Trousdale.
Commissioner Taylor moved the application for variance from parking
regulations be approved subject to review in two years, and further
conditioned by the maintenance of the substantially existing landscaping
and the removal of the sign. Commissioner Jacobs seconded the motion
and it carried on unanimous roll call vote, Commissioners Francard and
Mink absent.
3. TENTATIVE PARCEL MAP, BEING A RESUBDIVISION OF LOT 1, BLOCK 2,
MILLS ESTATE NO. 1 AT 1766 EL CAMINO REAL (APN 025-161-010)
ZONED C-1, BY JONES-TILLSON & ASSOCIATES FOR PACIFIC STANDARD LIFE
INSURANCE COMPANY
At the request of the Chairman, City Engineer Davidson reported on the
proposed parcel map. He stated that basically it does meet all require-
ments of the Subdivision Code and of the Subdivision Map Act. Directing
Commission attention to material just distributed, he discussed the
traffic study recently completed by Nolte and Associates. one of their
recommendations was a free right turn off Trousdale turning south on
California Drive, with the City either acquiring the right of way or
acquiring an easement of approximately 257 SF to increase the radius
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of the existing property line from 20' to 40'. He recommended that pending
approval of the City Council of this project the developer be questioned
if he would be willing to -dedicate this portion of land. He suggested
a limit of two years beyond the final map for the City to accept the
dedication. Mr. McMillan indicated he preferred the alternative of sale
of the 257 SF to the City and questioned if his was the only project
where these suggestions applied. The City Engineer stated that there
were recommendations for over 100 different projects, and Mr. McMillan
stated his client would have no objections, under this circumstance.
City Planner Swan commented that staff had already received indications
from an architect working on a convalescent home for this property. He
noted this would require a conditional use permit.
There was no audience comment and the public hearing was declared
closed.
In reply to a question from Commissioner Jacobs, City Attorney Coleman
confirmed that the parcel map could be conditioned as to the easement
for increasing the radius. Commissioner Taylor remarked he would prefer
that the City bought the land, since they want to use it.
Commissioner Jacobs moved that the parcel map be approved subject to
Council approval of the project within two years of final map approval
and with the stipulation that the applicant dedicate the necessary land
at the south corner of Trousdale Drive and California Drive to create
a 40' radius at property line containing approximately 257.5 SF.
Commissioner Kindig seconded the motion and it carried on unanimous roll
call vote, Commissioners Francard and Mink absent.
Mr. McMillan asked for assurance that the map if approved by Council
would be signed now and would not be held up for two years. He stated
the final map would come in immediately. The City Attorney stated that
the map would not be delayed for this period.
1. FINAL PARCEL MAP, BEING A RESUBDIVISION OF LATS 7 AND 8, BLACK 18,
EASTON ADDITION NO. 2 AT 1021 AND 1029 EL CAMINO REAL.(APN 026-164-070/08
ZONED R-3, BY WILLIAM A. BARTLETT FOR MAX AND JEAN EISELT.
Since the applicant was now present, Chairman Sine announced consider-
ation of this application. City Engineer Davidson reported that the
final map and other information had not been received until this after-
noon, and he did not wish to recommend it for action until he had had
an opportunity to review it. The final map is identical to the tentative
map already approved, but none of the conditions necessary for its approval
have been met. These conditions include the recording of the 26' wide
ingress -egress easement, provisions to protect the 48" eucalyptus tree,
and to keep cars out of front setback. Also there are two monuments to
be set in the field, and a few typographical errors to be corrected.
Chairman Sine told the applicant he regretted the delay in processing
this application, but the staff must have an opportunity to edit and
review all documents. With Commission concurrence he continued this
hearing to the meeting of October 14, 1975.
Mr. Eiselt protested he thought he had complied with all conditions and
that only typo errors needed correcting. He did not see how he could
record an easement when he did not own both parcels of property.
Regarding the protection of the eucalyptus tree, he stated a site plan
was in preparation and he would prefer to leave that up to the architect,
rather than to put in a barrier now and have it removed by a change in
plans. The City Engineer suggested that the applicant show these
protection devices on the building plan and that he enter into an agreement
with the City, in writing that this will be done. He suggested Mr.
Eiselt confer with the City Attorney on this point. The Chairman
directed the applicant to confer with the City Engineer on meeting the
conditions.
4. SPECIAL PERMIT FOR PUBLIC SKATING RINK AND MINOR RETAIL SALES AT
1415 NORTH CAROLAN AVENUE (APN 026-101-060) ZONED M-1, BY WILLIAM
AND ODETTE BAKER OF EL CAMINO SKATING CORPORATION
Chairman Sine introduced this application for hearing. At his request
City Planner Swan reviewed background. He stated the original special
permit was issued 4/25/60 for an ice skating club to be operated on a
membership basis, facilities to be available on a rental basis. Parking
provided was 49 spaces. At that time it was agreed it would be a
conventional industrial type building that could be converted to other
uses. Over the years the property was used for ice skating but owner-
ship had changed a number of times, and the sale of equipment was being
carried on. The applicants are the new owners of this establishment
desirous of complying with code. They want a special permit to continue
with the use and with permission to sell equipment such as ice skates
and skating clothing.
Mr. William Baker, 3080 26th Avenue, San Francisco, was given permission
to address the Commission. He stated they had made inquiries before
purchasing the site, and since the business was licensed by the city,
they assumed it was all right. He noted advantages of ice skating to
the public as clean, wholesome recreation, and its benefit to children.
He noted they had made a large investment in this purchase.
Commissioner Kindig questioned specific items sold. Mr. Baker affirmed
that equipment sold relates only to ice skating and covers such things
as ice skates, skating clothing, tights, gloves, etc. Total revenue
from these sales is less than 10% of the gross.
Commissioner Jacobs received confirmation that previous owners had sold
items such as this, and questioned regulation on retail sales in M-1.
The City Planner replied that when the use is sales and service in M-1
that a special permit is required. However, this was not that type of
establishment. Commissioner Taylor questioned other similar permits
and the City Planner noted that when application for a tennis club
was approved, it included approval for the sale of tennis equipment.
Chairman Sine opened the meeting for public comment, and Mr. Edward J.
O'Shea, 3032 Arguello, responded. He said his daughter had practiced
regularly at this rink for years, sometimes spending 20 - 30 hours per
week there. She had bought many skating clothes there. He noted
these are not available in ordinary retail stores, although other
rinks have them for sale. He urged the Commission to grant this special
permit since the only other comparable rink is in Hayward.
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A Mrs. Burns, who stated she lived in Millbrae, said she had been
involved with the U.S. Figure Skating Association for 20 years, and had
been with this rink at its inception. She thought it imperative that
skaters be allowed to buy equipment at the rink, and cited the rink's
advantages to the community, i.e., CSM, Skyline and Canada Colleges use
this rink, giving credit to their students for skating instead of P.E.
Burlingame High School has also contacted the rink, with consideration
of substitution of skating for P.E.
Commissioner Jacobs commented she wanted specific notation of what
would be sold. Chairman Sine noted that Commissioners Norberg and
Kindig had been on the Commission that approved the original permit.
Commissioner Kindig moved this special permit be granted with the
understanding that the retail sales of skating supplies and services be
incidental and subsidiary to the operation of the rink. Commissioner
Norberg seconded the motion and it carried on unaniipous roll call vote,
Commissioners Francard and Mink absent.
Commissioner Kindig cautioned Mr. Baker that the permit would be issued
in the name of William and Odette Baker, and if they sold the property
the new owner must come in for a special permit. Mr. Baker commented
that his daughter, Christine, is also one of the owners of the rink,
and her name should be included.
At this point, Commissioner Mink entered the meeting.
5. CODE AMENDMENT. GROUP RESIDENTIAL FACILITY
City Planner Swan referenced City Attorney Coleman's communication of
September,17, 1975 to the Planning Commission on the subject of allowance
of group residential facilities in R-3 zones. The City Attorney's
opinion was that this use was not covered in the present code as a
permitted or conditional use. He suggested the amendment of the section
which relates to "boarding houses" or the addition of a code section
which specifically describes such group facilities.
The City Planner posed the question of how the Commission wished to solve
the problem of including this use. He noted the Planning Department
had previously interpreted the application for the Casa Amigo as coming
under the provisions of a "boarding house", and agreed there was no
explicit term in the code which covered the use. He added that other
cities contacted also lacked a specific definition for this type of use.
He pointed out the definition used by the Federal Government and HUD as
"congregate living" -which covers elderly people taking all meals in a
common dining area. He stated review had been made of three other cities'
regulations for this use. Parking requirements varied but generally
were found to be one space for four occupants. This is also the
requirement used by the Federal Government during review for financing.
The City Planner stated the City of Santa Clara had a residential facility
for the elderly that has a kitchen in each dwelling unit. The criteria
of one parking space per unit was used, but the result was a large
parking lot., the most of which is normally vacant. Therefore, that
city anticipates a request to enlarge the project with a variance from
parking regulations. The City of Campbell processed a similar application
as a "boarding house",with"the condition that if there were a future
need for more parking, some landscaping could be removed. Casa Bonita
in Daly City is located in a commercial district. They were required
to provide one space per 4 occupants.
The City Planner than presented alternative parking requirements for
the following uses:
1. Boarding house. One garage for each rented room for the first four
rooms plus one additional space for each additional two rooms.
2. Lodging houses. One parking space for each two lodging rooms plus
one space for each two employees.
3. Group residential facilities for the elderly. One parking space
for each three residential units with kitchens. If designed as
lodging rooms, one parking space for each four lodgers plus one
space for each two employees.
In response to Commission question, he stated that puking for employees
is based on the assumption that not every employee will drive.
In the Commission discussion following, Commissioner Jacobs stated
she would prefer to add another code section rather than change the code
for boarding houses. Commissioner Kindig agreed, as did Commissioner
Taylor who stated he saw the objective as adding a group residential
facility for the active elderly as a conditional use in the R-3 zone.
This would require Planning Commission review and hearing for any
future projects of this kind. Commissioner Mink agreed that a separate
code section for this use should be the direct solution to the problem.
He suggested that people who will be occupying this type of facility
would be increasingly important in our community life. He remarked the
general outline and statement in the Housing Element which notes res-
ponsibility for providing housing structures for individuals in the
community. The element goes on to note the high percentage of
Burlingame's population who are defined as "elderly." He considered
that amending the boarding house code section would create complications.
City Attorney Coleman told Commissioners Mr. Johnson, developer of the
Casa Amigo project, must appear before the Planning Commission again
under the provisions of the new code amendment.
There was Commission suggestion that the Commission consider such an
amendment at the next meeting in order to deal with the City's
obligation toward this project started in good faith and also to aid
the developer in starting work before the rainy season. Chairman Sine
disagreed with the concept of construction work being necessarily halted
during the rainy season, but agreed that immediate action should be
taken because of the City's responsibility.
Commissioner Jacobs questioned what would happen to the site if the
project were unsuccessful. City Attorney Coleman stated that the use
would go with the land, not the applicant, adding that this project would
be Federally financed under the National Housing Act, and therefore had
indications of being successful.
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City Planner Swan questioned if the Commission wished to include a
definition of this use. There was some discussion. Commissioner Mink
stated he considered the City Attorney's definition in his September 17
memo was adequate. This defines "group residential facilities for the
elderly" as "A residence for elderly persons 60 years of age or over
in good health and not bedfast, which residence provides centralized
dining facilities and related living services." Commission discussion
followed which established the fact that Casa Amigo would be for
ambulatory lodgers only. City Attorney Coleman told Commissioners this
code amendment would be publicly noticed for the October 14 meeting of
the Planning Commission. Chairman Sine commented the establishment in
Daly City was not fully rented as of several weeks ago.
PLANNERS REPORT
Secretary Jacobs read the letter of 9/22/75 from David Keyston, president
of Burlingame Chamber of Commerce. This communication stated that the
Board of.Directors on the advice of the Chamber Sign Ordinance Committee
recommended that the Planning Commission consider a complete revision
of the sign ordinance rather than piecemeal additions to the present
ordinance.
The City Planner commented that the staff had previously been directed
to bring to October 14 meeting several changes to be incorporated in
the ordinance together with a set of definitions. He now asked Commission
direction as to what they wished in the sign ordinance.
City Attorney Coleman reported on the recent adverse fuling on the
Pro Ski and Sport sign because of the judge's opinion there was an
omission in Burlingame's sign ordinance regarding painted wall signs.
Chairman Sine and Commissioners Kindig and Jacobs agreed the ordinance
should be completely rewritten. Commission discussion followed. City
Planner Swan told Commissioners background material already prepared
would be presented on October 14.
OTHER
City Planner Swan reported that all four mandatory elements to the
General Plan had been completed and adopted by the City. He stated the
Planning Department is preparing a list of tasks on which the
Commission can determine priorities for the coming year.
Chairman Sine commended staff and Commissioners for their work on
General Plan elements involving lengthy meetings and much study and
effort, with the result of shortening considerably the time necessary
for consideration by the Council.
Commissioner -.Jacobs initiated discussion of the joint Council -Planning
Commission dinner meetings. Commissioner Mink remarked they had
been tentatively scheduled for every five-week month with the Planning
Commission to prepare agendas.
ADJOURNMENT
Meeting regularly adjourned at 9:15 P.M.
Respectfully submitted,
Ruth E. Jacobs