HomeMy WebLinkAboutMin - PC - 1976.11.08COMMISSIONERS PRESENT
Cistulli
Francard
Jacobs
Mink
Sine
Taylor
CALL TO ORDER
THE CITY OF BURLINGAME PLANNING COMMISSION
November 8, 1976
COMMISSIONERS ABSENT OTHERS PRESENT
Kindig City Planner Swan
Asst. City Planner Yost
City Attorney Coleman
City Engineer Kirkup
A regular meeting of the Burlingame Planning Commission was called to order by
Chairman Taylor at 7:30 P.M.
ROLL CALL
The above named members were present; C. Kindig necessarily absent.
MINUTES
Referring to Item 4 for a self storage warehouse at 1241 Whitethorn Way, C. Jacobs
wished the record to show that she was not supportive of the Fire Department recommenda-
tion for access to the individual compartments. The minutes of October 27, 1976 were
then approved as mailed and amended.
ADVANCE PLANNING
C. P. Swan told Commission that the items under Advance Planning had been placed first
on the agenda because they had been given priority by Council.
1. HOUSING AND COMMUNITY DEVELOPMENT
The C. P. reported that at the November 1 Council meeting he had presented a proposed
Housing and Community Development program for block grant funds which the City might
obtain, with San Mateo County acting as lead agency. With more than 200,000 population,
San Mateo County has urban county status and will prepare the application for funds.
Each city may suggest its own program for these funds and Council at its study meeting
indicated it wanted all of Burlingame's allocation to go to rehabilitation loans.
The allocation to Burlingame by the Board of Supervisors is $45,339 and, in addition,
$137,000 was established as a supplementary fund for cities with rehab programs. In
view of this supplementary fund, Council had also approved a request by Burlingame
for $30,000, which would total approximately $75,000 in rehabilitation loans.
The purpose of this program would be to improve housing in need of repair, particularly
for the elderly in owner occupied houses. Mr. Swan explained that in order to obtain
these funds there is need for a Housing Element since Burlingame's General Plan has
only a Preliminary Examination. This was communicated to Council and they directed
staff prepare a Housing Element. The C. P. said that the Association of Bay Area
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Burlingame Planning Commission Minutes November 8, 1976
Governments (ABAG) had made it obvious that Burlingame would need to show measurable
progress in preparation of a Housing Element in order to be eligible for block grant
funds. The Board of Supervisors will act on the third year application on March 8, 1977.
Staff has estimated a target program in the next four months, with an adopted element
before June 30, 1977. The C. P. distributed a Draft Housing Element Work Program to,
Commission, noting that very little had been accomplished toward a Housing Element to
date. He estimated 400 manhours of staff time to prepare a Housing Element, and
stressed that in order to reflect the needs and desires of people in Burlingame there
is need for more people to be involved, particularly people providing housing, not just
the users. He recommended the formation of an ad hoc committee under the guidance of
the Planning Commission. He noted that without a committee and/or citizen approval
the proposed schedule was meaningless.
In reply to C. Cistulli, regarding how the rehabilitation program would work, C. P. Swan
advised it would be private enterprise, a program and policies to assist people who
already live in Burlingame. C. Jacobs offered to serve on the ad hoc committee.
Chm. Taylor believed the chairman of the ad hoc committee should be a Planning
Commissioner. C. Francard pointed out that only about eight houses could be involved
in the program in view of the amount of money allocated. Chm. Taylor agreed the money
would not go very far but noted Council had required adoption of a Housing Element in
order to get any money at all from the County. The C. P. stated that the approach to
administer the program would be to hire a consultant to receive applications, process
the loans and follow it through. C. Sine was concerned about the need to spend part
of this small amount of money available for an expert to implement the program. He
also questioned what the interest differential would be on rehab loans. C. Jacobs
felt it would be a beginning.
In continuing discussion Chm. Taylor commented in view of State mandate and the directive
from Burlingame Council to prepare a Housing Element, Commission must decide how this
would be accomplished; the amount of money received was not relevant. C. P. Swan read
the motion from Council minutes of November 1, 1976 and noted Council had directed the
Housing Element preparation be given priority. C. A. Coleman replied to C. Sine that
if a Housing Element is not recommended and adopted, any project which takes place
in the City of Burlingame could be challenged because its General Plan is not complete.
He indicated Commission should continue to complete Burlingame's General Plan. It
was felt by Chm. Taylor that the opportunity to determine the status of all housing
in the community was needed with regard to long term objectives. C. Mink stated his
belief that the Housing Element was long overdue and should have been completed at
the time of the original General Plan's adoption.
Staff advised Commission that citizen participation is a legal requirement under State
law; this could be as simple as participation at a public hearing, but the ad hoc
committee was staff's recommendation in order to expand upon its capability in manpower
and to obtain timely feedback. C. Mink discussed the two issues involved: that of
preparation of the required Housing Element and the block grant funding, the latter
being a separate issue. He suggested Commission responsibility presently was the
Housing Element, and the P.C. should develop a clear charge to any citizens committee
in addition to advising others of the program.
Chm. Taylor asked for the pleasure of the Commission in this matter, and C. Mink moved
formal adoption of the work plan prepared by staff. Second C. Jacobs, and adopted by
voice vote. Chm. Taylor suggested the appointment of C. Kindig as chairman of the
ad hoc committee, noting the Commissioner had demonstrated interest in the housing needs
of the community over the years. Commission appeared to agree with his choice.
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Burlingame Planning Commission Minutes November 8, 1976
The Chairman, also with no objection, asked C. Jacobs to serve as a member of the
ad hoc committee. Having established the need for an ad hoc committee and in the
absence of C. Kindig until the first of December, C. Mink suggested staff continue
work on gathering background information and possible programs during November.
Chm. Taylor believed that C. Kindig was highly qualified to choose a committee and
this could be done upon his return; however, he added the policy should be that any
member of the public who wishes to participate should be invited. C. Cistulli suggested
a person from each section of the city be represented on the committee.
2. CITY COUNCIL ACTIONS
Further City Council actions at the November 1 meeting were reported by the C. P.
He detailed Council discussion of the Commission resolution to provide off-street
parking in the Burlingame Avenue Area Off -Street Parking District. Exemptions and net
parking deficiency had been explained and the Findings in the resolution were discussed.
Mr. Swan reported the Council decision had been that those projects with a net parking
deficiency would pay 40 percent, rather than the 2/3 recommended by the Commission
resolution. He added Council did not allocate any share to the City or indicate any
share that might be paid by the Parking Assessment District. It will now be possible
for the Commission to use this formula to conditionally approve a special permit in
the District. It was reported this was not a unanimous decision by Council and that
comment had been made at the meeting it might possibly be a trial. C. Sine commented
that he felt his recommendation and motion for a 2/3 share, while serving on the Joint
Committee studying the matter, was more fair than the 40 percent.
C. P. Swan told Commission that action had been taken by Council on two resolutions
concerning aircraft noise abatement. The North San Mateo County Noise Abatement Task
Force, composed of nine cities, has been functioning as an information gathering group.
Resolutions were presented to the nine cities in order to gain formal recognition
and to authorize the Task Force to proceed with certain programs; contribute to the
SFI Airport Noise abatement Plan and the SFIA Land Use Study. The Task Force had
found that improvements must be to the advantage of the entire group of cities, not
just a change of flight patterns over one particular area. The C. P. referred to the
Airport Environs Land Use Study, a $250,000 two county study with a six person board
of control; three from the City and County of San Francisco and three from County of
San Mateo. The San Mateo County members are Supervisor John Ward; Donald A. Woolfe,
San Mateo County Planning Director; and Tony Governale, Chairman of the Airport Land
Use Committee. Mr. Swan remarked that at Task Force meetings he had stressed that
aircraft noise and land use cannot be separated; they are interrelated.
Commission Zoning District Boundary resolution had not been acted upon, but Council has
scheduled it for study this week. Council is not aware of the problems in zoning
district boundaries and will likely set a hearing on this code amendment at a later
date.
The C. P. reported another item on the Council study meeting agenda which concerns P.C.
minutes. He believed the code should be changed if the Planning Department is to take
over the City Clerk's responsibilities of noticing applications and preparing minutes.
He reviewed the history of this matter and noted his suggestions in a memo to Council:
hiring part time help for minute taking duties, allowing more time to permit completion
of thorough minutes and more communication between Council and Commission to inform
Council of P.C., reasons for a decision. There was some discussion of this problem by
the Commission. C. Sine remarked that in recent years the P.C. Chairman has usually
been in attendance at Council meetings, or a member of the Commission has been
available at the meeting.
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Burlingame Planning Commission Minutes November 8, 1976
C. Mink suggested another possible solution to the minute problem might be changing
the code in order to give the applicant the right of appeal over a longer period of
time; in this way Commission would have time to approve the minutes. The C. A. mentioned
this longer wait might present a problem because often the applicant has started work
on a project. C. P. Swan added that if Council was concerned about a Commission action
they could suspend the action until.the next Council meeting and then at that subsequent
meeting either appeal the matter or sustain the Planning Commission recommendation.
C. P. Swan reported on the status of proposals for preparing an EIR for a convention
center and the EIR for the Broadway grade separation. Both of these will involve a
lot of information gathering and the Planning Department will be involved. When these
EIRs are presented for review Commission should take an active role in determination
of adequacy, accuracy and completeness. He told Commission he believed the EIR for
the convention center would go to the P.C. before going to Council. Replying to
C. Sine, the C. E. advised staff has been considering the Broadway grade separation
in several ways: over, under, or both.
3. CURRENT ACTIVITIES
This item was deferred until later in the meeting after study meeting items had been
reviewed.
4. TENTATIVE PARCEL MAP, BEING A RESUBDIVISION TO COMBINE LOT 20 AND A PORTION OF
ADJACENT AREA IN BLOCK 11, EASTON ADDITION NO. 1 (APN 026-201-140) AT 958 CHULA
VISTA AVENUE, ZONED R-3, BY WILLIAM WRIGHT FOR THOMAS MC LAUGHLIN
C. E. Kirkup told Commission this parcel map was requested by the Engineering Department
in order to combine Mr. McLaughlin's lot with his easement, and this request had been
made a condition of granting of variance by the Commission. Engineering has suggested
that the utilities and easement be shown on the map; with this addition, the C.E. would
recommend it be set for hearing at the next meeting, tentative and final maps.
Chm. Taylor set this item for public hearing November 22, 1976.
5. TENTATIVE PARCEL MAP, BEING A RESUBDIVISION TO COMBINE LOTS H AND I, BLOCK 6,
BURLINGAME TERRACE (APN 029-012-200/210) AT 828/832 EL CAMINO REAL, ZONED R-3,
BY REDMOND WALSH FOR FRANK P. DONAHUE AND THOMAS VANNONI
The C. E. advised this map combined two lots; one lot has an existing house which is
to be demolished. When a building permit was requested, it came to staff's attention
that a proposed apartment house would be across the property line, and a parcel map
was requested. C. Jacobs asked that the C.E.'s recommendation as to the utilities
be available at the time of the hearing. C. Sine inquired if the design of the
apartment house would enable some of the trees to be saved, particularly a large oak
tree at the rear. Asst. C. P. Yost advised this tree would be lost; the applicant had
brought in a landscaping plan, but most of the existing trees would be lost as there
must be parking space for 19 cars on-site. Chm. Taylor set this tentative map for
public hearing November 22, 1976.
6. TENTATIVE PARCEL MAP, BEING A RESUBDIVISION OF LOT 6, BLOCK 33, EASTON ADDITION
NO. 2 (PORTION OF APN 026-185-080) AT (TENTATIVE ADDRESS) 1012/1016 BERNAL AVENUE,
ZONED R-1, BY GLEN D. HAGEY FOR TED FARLEY
C. E. Kirkup advised this map involved subdivision of a .large parcel into two parcels;
one will be kept by the owner and the other will be built on. He commented that
Parcel A has a creek going through it and is heavily wooded. Engineering would ask
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Burlingame Planning Commission Minutes November 8, 1976
for several public works improvements along Bernal Avenue; it was noted there is a
fence extending around Parcel B which encloses it completely. It was determined that
both lots are legal lots, and the average lot in the general neighborhood is approxi-
mately 120' x 50'. The C. E. recommended this map be heard at the November 22 meeting,
and Chm. Taylor set it for hearing at that time.
7. APPEAL UNDER MUNICIPAL CODE SEC. 18.08.050 FROM INIFORM.. BUILDING CODE SEC. 502
(1973 EDITION) PROHIBITING A CHANGE FROM RESIDENTIAL TO COMMERCIAL USE AT
1305 BAYSWATER AVENUE (APN 029-223-080), ZONED C-1, BY ADOLPH C. HARRISON, SR.
C. A. Coleman told Commission Mr. Harrison's presentation had been sent to them in order
to alert them that the matter would be coming up in the near future. This property
is in a No. I Fire Zone and staff has said more hazardous uses cannot be permitted,
in compliance.with the Uniform Building Code. Mr. Harrison does not believe his
proposed office use is more hazardous than residential use. The C. A. stated he
believed the burden is on the City to explain why, over the years, this judgment has
been made. The Fire Inspector, Building Inspector and City Attorney are working on
a study of similar structures in Burlingame. Commission discussion followed.
C. Jacobs was told by Mr. Harrison that a supposed residential use two doors away
was actually an interior decorator with a very small sign. C. Sine asked if the Fire
Department hadn't requested a four hour rating in that area.
Mr. Harrison addressed Commission, stating his contention that the members of the
Planning Commission of the.City of Burlingame are the laws of the City, and Commission
opinion on his appeal would be final. C. Mink noted the paragraphs in Mr. Harrison's
letter which compared fires in office buildings and residential. He felt there was
strength in that argument and would like to have a ratio of these structures in the
City at the time of the hearing. The C. A. advised this was being prepared together
with illustrations of the location of the buildings. Chm. Taylor set this appeal for
hearing December 13, 1976.
8. SPECIAL PERMIT TO CONDUCT AWARENESS TRAINING SEMINARS AT 850 STANTON ROAD
(APN 026-302-510), ZONED M-1, BY STEVE BAILEY OF THE CYBERNETIC WAY (APPLICANT)
WITH ROBERT E. JAMES (PROPERTY OWNER)
Asst. C. P. Yost reviewed this item, noting Mr. Baia.ey.holds study workshops Monday
and Tuesday evenings and seminars on the weekends. The applicant's letter, which had
been sent to Commissioners, outlined the four day awareness seminars and the times
they would be held. The site plan of the building showed considerable parking available
and these spaces are vacant at night. Mr. Bailey has an allocation from the property
owner for two of the parking spaces during normal business hours. Two other tenants
in this warehouse are located on the ground floor; Mr. Bailey is the only tenant on
the second floor.
Commission discussion followed regarding the type of training proposed and the possible
qualifications Mr. Bailey might have. It was brought out Mr. Bailey was attempting to
reach people who work and have limited time. There was concern with policing,
especially at the Sunday night sessions from 9:00 P.M. to 6:00 A.M. C. Mink noted
Commission must decide if the application is compatible with the neighborhood and
requested a brief statement from the Police Department regarding any concerns they
might have in policing of cars parked at that location at night. Chm. Taylor set
this application for hearing November 22, 1976.
Burlingame Planning Commission Minutes
Page 6
November 8, 1976
9. SPECIAL PERMIT TO STORE NEW MOTOR VEHICLES ON THE EXISTING SERVICE STATION
PROPERTY AT 988 HOWARD AVENUE (APN 029-214-220), ZONED C-2, BY RICHARD STURIZA
AND MARSHALL PRUETT (APPLICANTS) WITH RAYMOND KLIEWER (OWNER).
Asst. C. P. Yost noted the plan which was sent to Commission. 988 Howard Avenue is
Pruett's Old Country Exxon station. The back portion is paved, has been in use as
storage for new motor vehicles, and the property owner and lessees have been advised
they need a special permit for this supplemental use. The application is to permit
storage of 30-40 motor vehicles with some minor service work being performed on the
vehicles stored there.
C. Cistulli wanted to know exactly what type of servicing was proposed and where this
would take place. C. Sine had no objection if the proposal was solely for storage of
new cars. He pointed out new cars have been stored there for the past 2-1/2 years by
a previous owner, and wondered why a special permit was now being required. C. Mink
requested information at the time of the hearing regarding location of designated
parking spaces for employees, location of building, location of major traffic ways,
and all other required parking spaces in conjunction with the service station.
Chm. Taylor wished to have some assurance that the gas station would be operated only
as a gas station in accordance with the present limitation of the code. He then set
this item for hearing November 22, 1976. C. Sine remarked it has been his observation
that personnel from the service station park in the yellow or green zones on Myrtle
Road which are never patrolled by the City.
10. FENCE EXCEPTION TO CONSTRUCT TWO 8' HIGH FENCES ALONG SIDE PROPERTY LINES
AT 1551 CYPRESS AVENUE (APN 028-301-200), ZONED R-1, BY BARTO B. PRICE, JR.
Asst. C. P. Yost referred to the site plan, copy of which had been sent Commission.
Two new fences are proposed, one section on the northern property line 25' in length
and the second on the southerly property line 66' long. He reviewed the four conditions
required for granting of a fence exception under Sec. 25.78.050 of the Zoning Code,
and said staff has a letter from the applicant giving arguments in justification of
his petition. During Commission discussion staff was requested for a report of the
existing fences, age and building permits for same. Chm. Taylor set this item for
hearing November 22, 1976.
11. FENCE EXCEPTION TO CONSTRUCT A 3'6" HIGH FENCE AROUND THE FRONT YARD AT
1256 LAGUNA AVENUE (APN 026-091-260), ZONED R-1, BY VLADIMIR MATOV
The Asst. C. P. reminded Commission that Mr. Matov had brought in a similar petition
a year ago for a 6' high wooden fence along the property line. This was denied mainly
because it would interfere with sight distance at the corner. The present application
is for t 3'6" cyclone chain link fence.
Mr. Matov was asked for comments by Chm. Taylor. He stated it was his plan to plant
some fruit trees in his front yard, and he did not feel a 3' fence was high enough
to discourage trespassers. The C. E. advised Mr. Matov's property line is inside
the sidewalk. Mr. Matov said the proposed fence would follow the line shown on the
drawing submitted last year. Chm. Taylor set this application for hearing November 22,
1976.
Burlingame Planning Commission Minutes
OTHER BUSINESS
Page 7
November 8, 1976
C. P. Swan asked Commission members for any items of business they might wish to bring
up. Chm. Taylor reported the gas station on the corner of E1 Camino and Broadway is
now vacant, and wondered about the feasibility of P.C. requesting City of Burlingame
acquire that space for off-street parking in the Broadway area. There was some
Commission discussion about parking in that area. C. Mink thanked C. P. Swan for the
report on conferences attended. Referring to Commission agreement on preparation of
a Housing Element, C. Sine commented that after being appointed to the Housing Committee
of the League of California Cities, he had attended a couple of meetings, but had not
had any communication from them in a long time. Staff will check this matter out.
Asst. C. P. Yost reported on the zoning district boundary study that had been briefly
reviewed last month. The present official zoning map does not show lot -by -lot and
block -by -block detail, and ambiguities have occurred on the correct zoning of lots that
lie alongside or over a .district boundary. Staff has been working with 1"=100' scale
base maps which could be used to show zoning district boundaries with greater clarity.
These drawings could then be xeroxed or printed and sold; realtors would find this
information of value when selling a property, and have expressed an interest in this
type of zoning map. C. P. Swan added that staff needs these maps for other purposes
as well. He mentioned Commission directive to staff earlier in the year to give more
attention to C and N zones and then bring the General Plan Diagram and Zoning Map more
into conformity.
The'C. P. discussed the possibility of a parking assessment district for the Broadway
area, especially since it has been changing drastically recently. He referenced a
diagram posted on the bulletin board which indicated changes in the last five years
and vacant properties soon to be committed. At a recent EIR conference it had been
stressed that an EIR is most important in effecting changes. It is important to get
into the act right at the beginning and influence the project design to reduce adverse
environmental impacts. He cited as examples Bayside Park, the Anza properties, 1350
Bayshore Highway and the McClenahan property on Burlway Road. He also felt the General
Plan Diagram deserves study and updating.
C. Jacobs brought up the recently approved special permit for mini storage on Whitethorn
Way and asked why the existing mini storage warehouse didn't have to get a special permit.
The Commissioner did not want to be inconsistent. C. Sine was of the opinion a special
permit should be requested. Mr. Swan reported that building permits were approved in
the fall of 1971 for the other mini warehouse. The business license application for
U -Store -It at 1855 Rollins Road, an establishment for personal property and business
storage, was signed August 23, 1971 by City Planner Geo. Mann. It never came to the
Planning Commission. C. A. Coleman commented that since the City Planner had signed
the business license application it is not an illegal use, and he thought it would be
difficult to ask for a special permit now.
ADMI IPNMFNT
The meeting adjourned at 9:15 P.M.
Respectfully submitted,
Thomas W. Sine
Secretary