HomeMy WebLinkAboutMin - PC - 1976.07.12THE CITY OF BURLINGAME PLANNING COMMISSION
July 12, 1976
COMMISSIONERS PRESENT COMMISSIONERS ABSENT OTHERS PRESENT
Cistulli None
Francard
Jacobs
Kindig
Mink
Sine
Taylor
CALL TO ORDER
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 7:32 P.M.
ROLL CALL
The above named members were present.
MINUTES
C. Jacobs requested a change as follows in the June 28, 1976 minutes: the next to the
last paragraph on page 6 to read, "Chm. Taylor declared the public hearing closed.
C. Jacobs suggested that if someone has something more to say he should be recognized.
There were no further audience comments." With this change, the minutes of June 28,
1976 were approved as mailed.
ITEMS FOR ACTION
1. FINAL EIR-37P FOR RECLASSIFICATION FROM R-1 TO C-3 OF A CORNER LOT AT THE
INTERSECTION OF PENINSULA AVENUE AND DWIGHT ROAD.
C.P. Swan reported Final EIR-37P had been completely rewritten and retyped, using the
applicant's specific proposal as an illustration in Appendix B. He highlighted some
of the revisions. There is a listing on page 4 of all uses permitted in the C-3 District.
He noted on page 21 a third alternative: rezone the property with conditions, such
as rezoning for a specific period of time for a specific proposal and, if not
accomplished in that period of time, the property would revert to R-1 zoning. The
C.A. confirmed that the P.C. could conditionally rezone for a specific use to take
place. Mr. Swan noted the alternative of a licensed family care home as mentioned on
page 22. A group home could be constructed on the property under existing R-1 District
Regulations, serving up to six persons, and such a structure could have 6-8 bedrooms.
In comparison with other potential lot coverages and required parking, this use would
be more intense than the illustrations of possible office buildings. Appendix G had
been added to incorporate input obtained at the hearing: a petition signed by home-
owners opposed to the reclassification and the meeting minutes. There were no responses
from other public agencies.
Burlingame Planning Commission Minutes
Page 2
July 12, 1976
The C.P. stated this Final EIR was before the P.C. for certification, after which
it would be forwarded to Council. The Council has received an appeal from Paul S.
Peratis and it is scheduled for hearing on July 19, 1976. The Clerk was asked to
make the correction in the minutes attached to this Final EIR as requested by
C. Jacobs.
There was Commission consensus the Final EIR did reflect the changes requested by
Commission at the June 28 meeting. C. Mink moved certification of Final EIR-37P
as presented, including the comments by C. Jacobs concerning correction in the
attached minutes. Second C.' Cistulli, and approved by unanimous roll call vote.
Chm. Taylor informed the audience this action,does not infer the Commission has
approved a zoning change; it has merely approved the adequacy of Final EIR-37P.
Replying to C. Jacobs -question, C. Sine stated his comment on page 4 of the June 28
minutes was to point out that approximately 50% of the living units in Burlingame
are rental.
2. RESOLUTION NO. 2-76 RE: RECLASSIFICATION OF LOT 17, BLOCK 36, LYON AND HOAG
SUBDIVISION IN THE TOWN OF BURLINGAME.(APN 029-301-160), LOCATED AT THE CORNER
OF DWIGHT ROAD AND PENINSULA AVENUE, FROM R-1 TO C73, BY PERBAK CORPORATION,
PAUL S. PERATIS, PRESIDENT AND K. G. MC GAVIN, OWNER.
There appeared to be agreement on the part of the Commission with the Findings in the
Resolution as drafted by the C.A. and C.P. Paul Peratis addressed the Commission,
advising he had found some who signed the petition of June 25 were not homeowners.
Chm. Taylor advised Mr. Peratis he would be better advised to make such observation
to the Council at the time of his appeal since it was not pertinent at this time.
C. Jacobs moved adoption of Resolution No. 2-76 Recommending Denial of the Request
for Reclassification of Lot 17, Block 36, Lyon and Hoag Subdivision, Town of -Burlingame,
from R-1 (Single Family Dwelling) District to C-3 (Professional Business) District.
Second C. Mink and approved by unanimous roll call vote.
3. DRAFT EIR-39P FOR JRM OFFICE BUILDING PROJECT, AT 33 PARK ROAD AND EL CAMINO REAL,
BY GEORGE DAI, ARCHITECTS AND JRM COMPANY, OWNERS.
4. RECLASSIFICATION OF LOTS 2B, 2C, 3A, 3B and 3D, BLOCK 3, MAP 1, RSM 4/6, TOWN OF
BURLINGAME (APN 029-223-01/02/10/11/12), FROM R-3 TO C-1, BY JACOB RATINOFF.
The C.P. advised of written request from applicant for withdrawal of these items from
the agenda and refund of fees. C. Jacobs moved approval of the applicant's request;
seconded, and all aye by voice vote.
5. VARIANCE FOR A SECOND STORY ADDITION WITH TWO BEDROOMS AND BATH OVER AN EXISTING
GARAGE WHICH IS LESS THAN 20' WIDE AT 2000 DEVEREUX DRIVE (APN 025-212-280), ZONED
R-1, BY EDWARD AND BERNADETTA DOWD.
Asst. C.P. Yost reviewed this application for Commission. The Dowds have a one-story,
three bedroom, two bath house and propose to expand it with a second floor containing
two additional bedrooms and one additional bathroom. This second floor would be
added over the present garage which is at the front of the house. A variance is
required because the present garage is less than 20' in width. At the March 22
hearing, because of inconsistencies between the second floor plans and the artist's
rendering of the addition, the item was tabled and three requests made by Commission:
preparation by a licensed surveyor of a drawing which accurately locates the side
property line, preparation of detailed plans consistent with a perspective of the
Page 3
Burlingame Planning Commission Minutes July 12, 1976
proposed addition, and staff, to send new notices to all property owners within 500'
of the Dowds' property. On June 14 Mr. Dowd submitted new building plans and it was
set for hearing July 12. Asst. C.P. Yost also noted that a licensed surveyor has
determined that.the property line adjacent .to the garage is 3'6" away, and that a
variance from sideyard requirements is therefore not required. However, a complication
to the new plans is the proposed location of a future staircase to the second floor.
This proposed.stairway will project 3'4" into the present garage, reducing its width
to only 13'8". The Asst. C.P. noted the Applicant's Affidavit; the adequacy of these
statements should be reviewed by Commission.
Edward Dowd replied to Chm. Taylor's question that he had read Chap. 25.54 of the
Burlingame City Code and understood the requirements for approval of a variance.
He stated his garage has a flat roof, unlike many neighboring properties, which
presents an obvious building site; it is essentially a single car garage and it would
be impossible to put two standard size cars in this space. It is possible to park
two cars in the driveway. Addressing the question of hardship and/or exceptional
circumstances, Mr. Dowd told the Commission his family consisted of two boys and a
girl, the two boys sharing a bedroom and sharing the bath with their sister. There
is no family room and homework very often must be done on the kitchen table. He was
asking for this variance in order to improve their quality of life. The addition
would relieve congestion in the kitchen and elsewhere and give his daughter more
privacy.
Commission questions brought out there would be a safe fire separation between the
stairway and the garage. In further discussion Mr. Dowd advised any side windows
that might interfere with the neighbors could be removed from the plans, and he did
not believe backyards of his neighbors could be seen from the addition. The addition
would blend with the present structure aesthetically.
Secretary Sine noted correspondence received by C.P. Swan at 7:55 P.M. the evening
of this meeting: a letter dated July 12, 1976 from Mrs. Tosca Ginotti, 1555 Bernal
Avenue, protesting this application; and a petition dated July 11, 1976 with 14
signatures, all from the area of Devereux and Bernal, reading -as follows: "We, the
undersigned, still strongly oppose a second story addition with two bedrooms and
bath over existing garage at 2000 Devereux Drive because of the extremely dangerous
intersection of Bernal and Devereux." In reply to Chm. Taylor's request for audience
comments, the following people spoke in favor of this application: Mrs. Richard Piazza,
2315 Adeline Drive; Jane Flanagan, 3126 Margarita Avenue; Stanley Eichinger, 1900
Devereux Drive; Maureen Byrne, 1315 Bernal Avenue. Gilbert Sylvia, 2004 Devereux
Drive, a next door neighbor of the Dowds, spoke in opposition to the application;
further comments were made by Luciano Degl'Innocenti, 1556 Bernal Avenue and James
Finch, 2015 Devereux Drive.
Chm. Taylor declared the public hearing closed and asked for further Commission
questions. C. Sine noted that the applicant is requesting a variance only because
he cannot park two cars in an existing garage, and traffic flow has nothing whatsoever
to do with his variance request; sideyard setbacks conform with existing code; and
a 35 ft. height is allowed in an R-1 District. Commissioners objected to the stairway
in the garage and several alternate possibilities were noted with the suggestion
Mr. Dowd obtain the services of a competent architect to redesign his plans. The
applicant did feel that the present plan met his requirements and was within his
budget, but he was open to any recommendations from Commission.
Page 4
Burlingame Planning Commission Minutes July 12, 1976
C. Mink summarized the discussion to this point. It had been established there is
a traffic problem at the intersection which is related to the speed of automobiles
going into or out of the T intersection; the variance is needed for the continued
enjoyment of .the space by the applicant and his family; his plan does not infringe
on the General Plan of the City; with removal of any windows on the side, the addition
will not infringe on the privacy of the applicant's neighbors; houses in that particular
area were built with substandard garages by today's code but the houses are well built
and will be there for a long time. The Commissioner felt it questionable to penalize
the owner because of a preexisting condition but could not countenance the worsening
of an already bad situation by locating the stairway in the garage.
Further discussion developed consensus that the plans should b� amended. With no
objection from Commissioners and agreement by the applicant, Chm. Taylor continued
this item to the meeting of August 9, 1976.
A short recess was called at 8:55 P.M. after which the meeting reconvened.
6. FENCE EXCEPTION TO ALLOW REPLACEMENT OF EXISTING 8' HIGH ARCH AT SIDE OF HOUSE,
1900 HILLSIDE DRIVE (APN 026-053-090), ZONED R-1, BY HELEN E. OLSON.
Asst. C.P. Yost reported the cause for this petition. On June 23 this year a building
permit had been issued for repairs to termite and dry rot damage at 1900 Hillside
Drive. At one side of this house an 8' high archway (wood with stucco finish) was
found to be damaged and the contractor removed it. He then made repairs to the house,
and reframed the archway in its original location and size. The Building Inspector
stopped .the work before the arch could be stuccoed. This archway is the terminus
of an existing, conforming 6' high fence; however, it has a gate which exceeds the
6' maximum permitted by code. After discussion, C. Jacobs moved to allow the archway
to be restored to its original design. Second C. Cistulli and unanimously approved.
ITEMS FOR STUDY
7. SPECIAL PERMIT TO CONSTRUCT AND OPERATE 23 MINI STORAGE WAREHOUSES ON UNCLASSIFIED
LAND ADJACENT TO CAROLAN AVENUE, BETWEEN OAK GROVE AVENUE ,AND TOYON DRIVE (PARCEL 2,
S.B.E. 279-41-1), BY NICHOLAS CRISAFI (APPLICANT) WITH SOUTHERN PACIFIC LAND
COMPANY (OWNER).
Mr. Crisafi was invited to speak by the Chm. and made a brief presentation of his
proposed project. He claimed it would not disturb anybody. There would be a series
of four or five driveway entries and exists. C.P. Swan read his evaluation of the
project as follows: "The applicant proposes to lease 91,000 SF of unclassified land
owned by the Southern Pacific Land Company for a project consisting of 23 - 15'x100'
storage buildings and sublet these leasehold improvements as a retail service to
the public. Since a light industrial project of this magnitude could have significant
adverse effects upon the adjacent residential area, an Environmental Impact Report
should be prepared and submitted to the Planning Commission." He explained a contract
with a planning consultant would be executed by the City. Proposals would be solicited
and staff would contact Mr. Crisafi to make arrangements to deposit the contract cost
with the City. Motion by C. Mink, seconded by C. Sine, and unanimously approved, to
accept evaluation of the City Planner and confirm that an EIR will be required.
Burlingame Planning Commission Minutes
Page 5
July 12, 1976
8. SPECIAL PERMIT TO OPERATE AN -AUTOMOTIVE REPAIR BUSINESS AT 1365 ROLLINS ROAD
(APN 026-122-200), ZONED M-1, BY JACK K. HUDSON (APPLICANT) WITH BOGER AND
REED (OWNERS).
C.P. Swan outlined the proposed business: use of 3200 SF of existing 15,000 SF
industrial building for general automotive repair.specializing in foreign cars, two
or three employees will service four to six cars a day. The existing building is a
non -conforming structure in the M-1 District. It covers 79% of a 100'xl90' lot.
M-1 District Regulations permit 70% coverage and require 10% landscaping. Jack
Hudson and Dirk Reed explained that the rear half of the building was occupied by
two warehousing firms, California Mill Equipment Company and Standard Aircraft. The
proposed Jack's Automotive will occupy space presently leased to H. M. Manufacturing,
a machine shop which will occupy this space until August 1. This item was set for
hearing July 26. (It was rescheduled for hearing August 9 per July 14, 1976 letter
by Chm. Taylor.)
9. SPECIAL PERMIT TO CONSTRUCT AN ADDITION TO AN ILLEGAL ACCESSORY BUILDING AND USE
THE EXTENDED STRUCTURE FOR FAMILY HOBBIES, AT 1404 BALBOA AVENUE (APN 026-013-190),
ZONED R-1, BY OLOF AND LYNNE FLODIN.
Asst. C.P. Yost explained Mr. and Mrs. Flodin presently have a three bedroom, two bath
house; they have two children and Mr. Flodin's father is also staying with them.
In order to obtain extra space for family activities they are ;applying for a permit
to use an existing 200 SF accessory building as a hobby room. This structure is
technically illegal, having been constructed without a building permit at some point
in the recent past. The applicant would like to add a storeroom of 71 SF to this
accessory building plus a 47 SF bathroom with shower, sink and toilet. Plans of the
changes have been submitted together with photographs of thegarden and a letter of
explanation. Questions from the Commission included inquiry as to whether Mrs. Flodin
knew of the Commission's concern for bathrooms in accessory buildings; it was
acknowledged that she did. This item was set for hearing on August 9 at Mrs. Flodin's
request.
10. APPEAL BY DENNIS R. SEVERSON, OWNER OF COLE'S COFFEE CUP, 835 COWAN ROAD, TO
ADVERTISE ON AN ILLEGAL (OFF -PREMISE) SIGN ON BAYSHORE HIGHWAY.
This off -premise sign is on Bayshore Highway, opposite Cowan Road. It advertises,
on two 4'x6' panels, "Cole's Coffe Cup," a cafe which is 500 feet to the south on
Cowan Road. Staff asked Commission to confirm the administrative position that the
illegal sign and copy be removed. There is no application before the Commission
because off -premise signs are not permitted. 'Mr. Severson provided a list of other
off -premise signs in Burlingame. The C.A. asked for a listing so that they could be
checked and a response provided. Mr. Severson related the following: the United
Airlines sign at Airport Marina; State Farm Mutual sign on the: Encore Theater;
directional sign on California Drive to Discount Glass, 741 San Mateo Avenue; Lee
Oldsmobile painted -on wall signs at Burlingame Avenue and California Drive and at
609 California Drive; and the Kent cigarette billboard above Don Morris Auto Parts
store, 230 California Drive. The Planning Commission advised Mr. Severson that they
could not consider his appeal, and he inferred he would take the matter to the City
Council.
Burlingame Planning Commission Minutes
GENERAL PLAN
Page 6
July 12, 1976
C.P. Swan distributed copies of the just published General Plan. Single copies of
the General Plan Diagram were also distributed as a worksheet for Commission members
to note where revisions should be made. He illustrated by the industry and office
use pattern shown in the Waterfront Commercial District area north of Airport
Boulevard, the big loop in the Broadway interchange area which might be described
as an area still in question. Existing land use does not show in the existing General
Plan. The Circulation system needs to be updated. The Housing Element is inadequate;
it is only a preliminary examination. There is need for a specific shoreline plan
to show where pedestrian and bike path routes are to be located. Perhaps a Park and
Recreation plan could incorporate the pathways between Coyote Point and the City of
Millbrae as well as all other recreational facilities. The C.P. then proposed for
consideration that the P.C. annually revise the General Plan, and subsequently amend
the Zoning Map, if necessary, to keep them consistent. He suggested that reclassifi-
cation applications be considered once each year. During the past few years only
two reclassifications have been approved by the Council. Most applications result
in findings that a larger area needs to be studied or that the rezoning is not timely,
or that the underground utilities are inadequate. In his opinion revision of the
General Plan could encompass the studies felt necessary from year to year and one
environmental impact report could be prepared to cover revision of the General Plan
and all properties to be reclassified. This would be a more effective method to
change the General Plan and/or Zoning Map and keep them consistent.
CITY PLANNER REPORT
The Planner announced that a Final Parcel Map for the corner of Peninsula Avenue
and Dwight Road would also be scheduled for August 9.
Chm. Taylor announced that C. Jacobs and C. Sine would serve on the ad hoc committee
to meet with members of the Traffic, Safety & Parking Commission July 20, 1976.
C.P. Swan then wentto the side of the Council Chambers and picked up an armload
of off -premise signs which had been illegally attached to trees, electroliers, poles,
et cetera on public rights-of-way. The Building Inspector and City Electrician had
requested public attention be drawn to this collection in an attempt to reduce this
type of infraction. Nails are driven into Heritage trees, paint is removed from
electroliers and during wet weather the soggy cardboard tends to block up the storm
drainage system. The C.P. threw the signs on the floor and Roger Hawley of the
Boutique & Villager whipped out his camera and took pictures of them.
AD.10[1RNMFNT
The meeting was adjourned at 10:30 P.M.
Respectfully submitted,
Thomas W. Sine
Secretary