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HomeMy WebLinkAboutMin - PC - 1979.05.30t CITY OF BURLINGAME PLANNING COMMISSION MAY 30, 1979 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Jacobs on Wednesday, May 30, 1979 at 7:30 P.M. ROLL CALL Present: Commissioners Cistulli, Francard, Harvey, Jacobs, Mink (arrived at 8:45 P.M.) Absent: Commissioners Sine and Taylor Staff Present: John R. Yost, Assistant City Planner; Ralph E. Kirkup, City Engineer; Jerome F. Coleman,.City Attorney MINUTES The minutes of the May 14, 1979 meeting were approved as mailed. Chm. Jacobs advised this evening's applicants of their option to ask for a postponement in view of the fact that only four members of the Commission were present (one member to arrive later); four votes are necessary for a motion to pass. AGENDA - Order of the agenda was approved. APPLICATIONS FOR ACTION 1. VARIANCE TO ADD A FOURTH BEDROOM TO THE HOUSE AT 1620 QUESADA WAY, IN THE R-1 DISTRICT, BY MR. AND MRS. DONALD J. IUSI ACP Yost reviewed this application to remodel the existing 3 bedroom 2 bath house by adding a fourth bedroom and additional bath at the second floor level. A variance is required because the width of the present garage is less than code minimum. Reference staff report dated 5/21/79; letter from the applicants dated May 16, 1979; applicant's affidavit for variance; and plans date stamped May 17, 1979. Staff recommended approval. The applicants were present and presented a signed statement dated May 17, 1979, indicating no objection to the proposed construction, from the following neighbors: Paul C. Ragghianti, 1616 Quesada Way; Vincent C. Nocito, 1613 Quesada Way; and Walter J. Mingst, 1617 Quesada Way. Chm. Jacobs opened the public hearing. There were no comments and the hearing was closed. Some concern was expressed about the second floor windows and privacy of the neighbors to the rear. Chm. Jacobs found the design of the addition aesthetically pleasing; that it would not be detrimental or injurious to the neighbors and that the applicants have a real need for the additional room in order to fully enjoy their property. C. Cistulli moved for approval of this variance in accordance with the plans date stamped May 17, 1979. Second C. Francard and approved 4-0 on roll call vote, C.ers Mink, Sine and Taylor absent. Appeal procedures were advised. Burlingame Planning Commission Minutes Page 2 May 30, 1979 2. VARIANCE TO ADD A SECOND FLOOR TO A HOUSE WITH 1'-6" SIDE YARD; PROPERTY AT 1556 COLUMBUS AVENUE, IN THE -R-1 DISTRICT, BY MARGARET J. MARINO ACP Yost reviewed this application to enlarge the existing one story house by adding four bedrooms and two baths as a second floor addition over the garage and kitchen area. The building is nonconforming because the garage is only 18" off the side property line. Reference staff report dated 5/21/79; Applicant's Affidavit for variance; May 21, 1979 memo from the Building Inspector; and plans date stamped May 16, 1979. Staff had no objection to approval with two conditions as listed in the staff report. Staff confirmed there was no problem with regard to Fire Department access. An opinion was expressed that the proposed design would fit into the neighborhood pattern. Chm. Jacobs opened the public hearing. Mrs. Roybal, 1551 Bernal Avenue asked about the appearance of the addition and expressed some concern about: the location of the new second floor deck at the back of the house which would face her property. The applicant, Mrs. Marino, was present and explained her need for a larger home. There were no further comments and the public hearing was closed. The difficulty of an addition on this long,narrow lot was noted as well as the fact that it was planned for the back of the house and would not change its appearance from the street. After some discussion, Mrs. Marino was informed of the necessity of four votes to pass a motion and elected to continue the application. Item continued to the meeting of June 11, 1979. 3. VARIANCE TO ADD A SECOND FLOOR TO A HOUSE WHICH DOES NOT PRESENTLY HAVE.A 4' SEPARATION FROM TWO ACCESSORY STRUCTURES BUILT TO THE SIDE PROPERTY LINE; PROPERTY AT 1412 CASTILLO AVENUE IN THE R-1 DISTRICT, BY CHARLES J. BRICKLEY ACP Yost reviewed this application, the history of this property and the nonconformities of the existing house. Reference staff report dated 5/23/79; Applicant's Affidavit for Variance with attached Chronological Listing of Events and Construction which resulted in this application for variance; May 21, 1979 memo from the Building Inspector; May 21, 1979 memo from the Chief Fire Inspector; May 30, 1979 memo from the Fire Chief; and plans date stamped May 7, 1979. Staff noted this addition would not change the appearance of the house as viewed from the street. If approved, the matter of the present nonconforming connections between house and accessory structures should be resolved. Charles Brickley, the applicant, was present and discussed with Commission the history of additions to this property and the possibilities for Fire Department access. Chm. Jacobs opened the public hearing. John Calwell, a former Chief Building Inspector of the City of Burlingame, spoke in support of the variance and related his experience with this property. A nephew of the applicant who lives in Sari Carlos also spoke in favor. He noted he had drawn the plans and discussed the several additions with Commission. There were no further comments and the hearing was closed. Commission's main concern was Fire Department access to the backyard and various methods of providing this were discussed. Following considerable discussion Chm. Jacobs found exceptional circumstances in the history of improvements to this house; that the present proposal was not detrimental to the neighborhood in that it was visually pleasing and would not change the appearance of the house from the street; and that it would allow the applicant additional space for more enjoyment of his property. C. Harvey moved for approval of this variance in accordance with the plans date stamped May 7, 1979, subject to a 25" opening being established between house and pool cabana, open to the sky, with gate installed to the specifications of Code Sec. 23.04.050. Second C. Cistulli and approved 4-0 on roll call vote, C.ers Mink, Sine and Taylor absent. Appeal procedures were advised. Page 3 Burlingame Planning Commission Minutes May 30, 1979 Recess 8:25 P.M.; reconvene 8:40 P.M. C. Mink arrived at 8:45 P.M. 4. AMENDMENT OF THE 1968 CITY CONDITION THAT AN 18' HEIGHT LIMIT BE ESTABLISHED FOR MILLS CANYON COURT PROPERTIES, TO ALLOW THE CONSTRUCTION OF ONE SINGLE FAMILY HOME ON LOT 1, ZONED R-1, BY SHOWKI K. JADALLAH ACP Yost reviewed the history of the lots on Mills Canyon Court and this request by Mr. Jadallah that the 18' height limit be removed to permit the construction of one single family home on Lot 1. Staff indicated no objection to the proposed amendment subject to two conditions as lis ted in the staff report. Reference staff report dated 5/21/79; April 21, 1979 letter from Showki K. Jadallah; and plans date stamped May 18, 1979. If findings in support of the request can be made, Commission was advised it would be appropriate to pass a motion recommending to the City Council an amendment of the 1968 subdivision map height limit. At the request of the Chairman, ACP Yost read the following letters received by the Planning Department the day of the meeting: May 29, 1979 letter in opposition from John P. Chaney, 2827 Arguello Drive; May 30, 1979 letter listing 8 concerns from Donald M. and Marie M. Teixeira. Mr. Jadallah, the applicant, was present. Discussion included: the proposed location of the garage; the soils report received by the City; proposed location of the pool; and landslide susceptibility in the area. Chm. Jacobs opened the public hearing. There were no comments in favor. The following spoke in opposition: Max Hein, 2823 Arguello Drive; Basil Ganellos, 2831 Arguello Drive; Shirley Lapic, 283.5 Arguello Drive. Concerns expressed: obstruction of views; soil slippage; the size and design of the house; adequacy of the soils report for the proposed building; excavation for and weight of the proposed swimming pool; adequate Fire Dept. access. There were no further audience comments and the public hearing was closed. There was Commission concern about the height and a two story home in this area. Means of reducing the height of the proposed building were discussed. It was suggested Commission options included approving a different figure for maximum height or staying with the 18' limit. C. Mink felt that no new arguments had been presented at this hearing to cause Commission to suggest to the City Council that the height limitation be removed. C. Harvey felt this was a special piece of property which needed special conditions in order to be developed. C. Mink agreed that the 18' height limit might be overly severe but also felt the plan as submitted was not the most economical use of vertical space. After further discussion, C. Mink moved that the City Council not consider amending the 18' height limit for the particular two story design submitted by Mr. Jadallah. Second C. Cistulli and approved 4-1 on roll call vote, C. Harvey dissenting, C.ers Sine and Taylor absent. It was noted that this motion will go to City Council as a recommendation. 5. SPECIAL PERMIT TO OPERATE AN AUTOMOBILE SHOWROOM WITH SERVICE AND PARTS FACILITY IN THE M-1 DISTRICT AT 1016 CAROLAN AVENUE FOR ARATA HONDA ACP Yost reviewed this proposal to construct and operate an automobile showroom at 1016 Carolan Avenue with separate service and parts facility toward the back of the property. Reference staff report dated 5/22/79; Project Assessment revised 5/23/79; April 23, 1979 letter from David James Arata; May 14, 1979 memo from the Chief Fire Inspector; May 10, 1979 memo from the Park Director; Negative Declaration ND -206P posted May 17, 1979; and plans dated April 3, 1979. Staff recommended approval with five conditions as listed in the staff report. Page 4 Burlingame Planning Commission Minutes May 30, 1979 Paul Gumbinger, architect representing the applicant, was present and confirmed } his agreement with the Park Director to add 12% more landscaping. Chm. Jacobs opened the public hearing. There were no comments in favor. Those speaking in opposition were: Roy Damonte, 1101 Toyon Drive (who presented a statement signed by 104 residents of the neighborhood in opposition to items 5, 6 and 7 on tonight's agenda); Nilo Marcucci, 1104 Toyon Drive; Sol Bechtold, 1010 Toyon Drive; Mary Crockett, 1021 Toyon Drive and Owen B. Crockett, 1021 Toyon Drive. Concerns expressed: adverse effects on the residential character of the neighborhood; the possibility of another auto row in this area; a feeling that the sale of this property by the city should have been more fully publicized and the property sold for a more compatible use (City Attorney explained the procedures followed in this regard); the traffic, noise and paim t fumes caused by an auto body shop. At this point in the discussion it was decided to hold the public hearings for items 5 and 6 together. 6. SPECIAL PERMIT TO OPERATE AN AUTOMOBILE SALES AND SERVICE FACILITY IN THE M-1 DISTRICT AT 1008 CAROLAN AVENUE BY MIKE HARVEY OLDSMOBILE Reference staff report dated 5/22/79; Project Assessment revised 5/24/79; letter from Michael R. Harvey dated May 16, 1979; May 22, 1979 memo from the Park Director; May 25, 1979 memo from the Chief Fire Inspector; and plans date stamped May 16, 1979. Staff report recommended approval with 5 conditions. Chm. Jacobs opened the public hearing on Item #6. Michael Harvey, the applicant, commented on the concerns expressed by the neighbors. He stated it was his hope to upgrade and improve the property, working with the city to mitigate the concerns of the neighborhood. There were no other comments in favor. The following people spoke in opposition: George McCutcheon, 1011 Toyon Drive; Sol Bechtold, 1010 Toyon Drive; Mary;:Crockett, 1021 Toyon Drive spoke on behalf of Mr. and Mrs. Colin Chung, 1024 Toyon Drive; Nilo Marcucci, 1104 Toyon Drive; Roy Damonte, 1101 Toyon Drive. Concerns about the auto body shop were again expressed. There were no further audience comments and the public hearings were closed. During further Commission discussion Mike Harvey advised there would be no need &r a loudspeaker system at his new location. Staff suggested a sixth condition of approval in accordance with the May 25, 1979 memo from the CFI. Commission recognized the concerns of the neighbors and possible incompatibility of an auto body shop located immediately adjacent to a residential district. The proposed hours of operation were noted and the fact that autos would be loaded and unloaded on site, not on city streets, as well as the benefits to the city of an auto dealership. C. Mink moved that the special permit to operate an automobile showroom with service and parts facility at 1016 Carolan Avenue be approved with the following conditions: (1) that the permit be approved to Arata Pontiac/Honda and be nontransferable; (2) that the improvements to the property be consistent with the plans filed with the City and dated April 3, 1979, and that they meet the requirements of the May 14, 1979 memo from the Chief Fire Inspector; (3) that the operation of the dealership be consistent with the April 23, 1979 letter from David James Arata; (4) that a landscape and irrigation plan for the property (showing 10% landscaping) be approved by the City prior to the issuance of a building permit; and (5) that 10 parking spaces be striped on the property and designated for employee parking. Second C. Cistulli and approved 5-0 on roll call vote, C.ers Sine and Taylor absent. Appeal procedures were advised. Page 5 Burlingame Planning Commission Minutes May 30, 1979 C. Mink then moved that the special permit to operate an automobile sales and service facility at 1008 Carolan Avenue be approved with the following conditions: (1) that the permit be approved to Mike Harvey Oldsmobile and be nontransferable; (2) that the improvements to the property be generally consistent with the site plan filed with the City and date stamped May 16, 1979; (3) that a landscape and irrigation plan for this property (showing 10% landscaping) be approved by the City prior to the issuance of a building permit; (4) that 19 parking spaces be striped on the property and designated for employee parking; (5) that further improvements be made to the existing building for compliance with the code requirements identified in the May 25, 1979 memo from the Chief Fire Inspector; and (6) that this permit be granted for automobile sales, service and parts with no body shop operation on this property. Second C. Francard. Speaking to the motion, Michael Harvey stressed his need for a body shop as a part of his business. Motion approved 5-0 on roll call vote, C.ers Sine and Taylor absent. Appeal procedures were advised. 7. TENTATIVE AND FINAL PARCEL MAP TO RESUBDIVIDE 1008 AND 1016 CAROLAN AVENUE INTO LOTS WITH EQUAL FRONTAGE CE Kirkup advised this map redivides three properties into two new parcels along different property lines; no improvements are required and approval was recommended. Reference ACE's memo of May 24, 1979. C. Mink moved for approval of this tentative and final parcel map. Second C. Cistulli and all aye voice vote. Recess 10:25 P.M.; reconvene 10:45 P.M. 8. CONDOMINIUM PERMIT FOR CAMINO GABLES, A 21 UNIT CONDOMINIUM AT 735 EL CAMINO REAL IN THE R-3 DISTRICT, BY R. P. BERRYMAN ACP Yost reviewed this application to construct a 21 unit condominium project. The proposed design meets all zoning ordinance requirements with only a few special engineering and construction requirements yet. to be satisfied. Reference staff report dated 5/24/79; Project Assessment revised 5/24/79; May 10 and May 24, 1979 memos from the ACE; March 15, 1979 memo from the Chief Fire Inspector; May 10, 1979 memo from the Park Director; site plan date stamped March 12, 1979; and landscaping plan date stamped May 10, 1979. Staff recommended approval with four conditions as listed in the staff report. CE Kirkup advised a revised tentative map had been received which does provide for most of the Engineering Department's requirements. Robert Berryman, the applicant, was present as well as Murray D. Nackord, Building Designer and Jay Hammond, Civil Engineer. A colored rendering of the project was displayed. Applicant had no objection to the landscaping being subject to Park Director's approval. Discussion included: driveway access, visitor and resident parking and the existing eucalyptus trees. Chm. Jacobs opened the public hearing. There were no comments and the hearing was closed. C. Mink moved for approval of this condominium permit with the following conditions: (1) that the engineering requirements specified for condominium projects be met to the satisfaction of the Director of Public Works; (2) that an approved and supervised automatic sprinkler system be installed to Fire Department standards; (3) that the landscaping and irrigation plans be approved by the Park Department prior to the issuance of a building permit; and (4) that the building permit be issued for a project consistent with the preliminary plans filed with this application. Second C. Cistulli and approved 5-0 on roll call vote, C.ers Sine and Taylor absent. Appeal procedures were advised. Page 6 Burlingame Planning Commission Minutes May 30, 1979 9. TENTATIVE SUBDIVISION MAP FOR 21 CONDOMINIUM UNITS AT 735.EL CAMINO REAL CE Kirkup noted discussion under previous item which covered Engineering Department requirements. Approval of this map was recommended with the seven conditions in the ACE's memo of May 10, 1979. C. Mink moved for approval of this tentative subdivision map subject to the applicant's compliance with the conditions of the May 10, 1979 memo from the Assistant City Engineer. Second C. Cistulli and all aye voice vote. 10. SPECIAL PERMIT TO.CONSTRUCT AN OFFICE PROJECT IN THE BURLINGAME AVENUE OFF-STREET PARKING DISTRICT AT 1440 CHAPIN AVENUE IN THE C-1 DISTRICT, BY ANNCO PROPERTIES INC. 11. VARIANCE TO ALLOW 19'-6" PARKING STALLS AND 23'-6" CIRCULATION AISLES IN THE BASEMENT GARAGE OF THE ABOVE PROJECT ACP Yost reviewed this application to construct a set of three office buildings in the Burlingame Avenue Off -Street Parking District, and to allow smaller than code minimum parking stalls and circulation aisles in the basement garage. Reference staff report dated 5/23/79; Project Assessment revised 5/23/79; description of the project by Annco Properties date stamped.May 7, 1979; Applicant's Affidavit for Variance; May 11, 1979 memo from the Park Director; May 24, 1979 memo from the Assistant City Engineer; May 29, 1979 letter from Mark A. Coffey, Annco Architectural Associates replying to the Park Director's memo; May 29, 1979 letter from Mark A. Coffey addressing concern regarding handicapped access to the project; and plans date stamped May 7, 1979. Staff recommended approval of the special permit with three conditions as listed in the staff report, and had no objection to the variance request. Mark Coffey, the applicant, was present. Discussion included: the roof lines and heights of the buildings; setbacks and appearance of the rear of the project which abuts a residential area; the necessity of the applicant to respond effectively to the legal requirements for granting a variance; the various parking possibilities and size of spaces; accessibility for the handicapped; there was a concern expressed about the height of the project at the rear and the windows located there. Chm. Jacobs opened the public hearing. Nora Chiapelone of the Burlingame Garden Center, 1421-1427 Chapin Avenue was concerned that adequate parking be provided for the future businesses, employees and visitors to this office project. Arthur Dudley, 1001 California Drive felt the plans were basically good but expressed concern about the height at the rear as it might affect his company's condominium project in the adjacent residential area. There were no further comments and the hearing was closed. C-1 District regulations were discussed as well as the merits oi- the design at this particular location. C. Mink moved for approval of this special permit with the following conditions: (1) that a parcel map to join the several separate lots that form this property be approved by the City and recorded prior to the issuance of a building permit; (2) that all construction and site improvements be in conformance with the plans date stamped May 7, 1979 and in compliance with all City codes; (3) that prior to the approval of a building permit a landscape and irrigation plan be prepared to the satisfaction of the City; and (4) that the project be amended to meet the specifications in the Assistant City Engineer's May 24, 1979 memo. The motion died for lack of a second. C. Cistulli then moved that Items 10 and 11 be continued to the meeting of June 11, 1979. Second C. Harvey and all aye voice vote. C. Mink requested the applicant redesign the parking to provide 57 full size spaces with the other 30 spaces compact size, if necessary. Burlingame Planning Commission Minutes Page 7 May 30, 1979 12. SPECIAL PERMIT TO OPERATE THE BREAKAWAY COFFEE SHOP AT 875 MAHLER ROAD IN THE M-1 DISTRICT, BY LEE L. FONG ACP Yost reviewed this application to allow operation of the coffee shop in the Crown Building by the new owners of the business. Reference staff report dated 5/22/79; letter from the applicant dated May 16, 1979; December 15, 1978 letter from Jon Flood describing the food service operation (which will be continued by the present owners); Project Assessment revised 1/15/79; minutes of the January 22, 1979 hearing for the coffee shop at this address; staff report to City Council dated 2/13/79 addressing.an appeal of the 1/22/79 Commission approval; and City Council minutes of February 20, 1979 upholding this approval. Staff recommended the new application be approved with five recommended conditions as listed in the staff report. Mr. Fong, the applicant, was present. Chm. Jacobs opened the public hearing. There were no comments and the public hearing was closed. C. Cistulli moved for approval of this special permit with the following conditions: (1) that the permit be approved to Lee L. Fong and be nontransferable; (2) that the size and location of the coffee shop be consistent with the plan date stamped December 28, 1978; (3) that not more than 9 tables/27 seats be available for customer use; (4) that the hours of operation not exceed 7:30 A.M. to 4:30 P.M.; and (5) that on-site parking available for coffee shop customers be reviewed in one year, and this permit be subject to possible modification at that time. Second C. Francard and all aye voice vote. Appeal procedures were advised. OTHER ITEMS FOR ACTION 13. PRIVATE GAS FACILITIES: RECOMMENDED TITLE 25 CODE AMENDMENT CA Coleman discussed this proposed ordinance which was drafted pursuant to the Commission's discussion at its last meeting, and advised a motion recommending the ordinance to City Council was in order. Reference City Attorney's May 22, 1979 memo to Commission. C. Mink moved to recommend to City Council draft Ordinance Allowing Gasoline Storage Facilities in Certain Zones. Second C. Cistulli and all aye voice vote. 14. SALE OF CITY OF BURLINGAME'S CAROLAN AVENUE PROPERTY: COMMISSION RESOLUTION NO. 3-79 CA Coleman discussed this resolution determining that sale by the City of Burlingame of the properties at 1008-1020 Carolan Avenue is in conformity with the General Plan. Government Code requires this determination by the Planning Commission on any sale of city property. Reference City Attorney's May 23, 1979 memo to the Planning Commission. C. Mink moved for adoption of Resolution No. 3-79 Determining that Sale of Properties at 1008-1020 Carolan Avenue is in Conformity with the General Plan. Second C. Cistulli and all aye voice vote. Page 8 Burlingame Planning Commission Minutes May 30, 1979 CITY PLANNER REPORT The following items were noted: 15. ORDINANCE NO. 1148, LIMITING STORAGE AND)PARKING OF BOATS, TRAILERS AND CAMPERS TO REAR YARDS At their May 21, 1979 meeting Council expressed the opinion that a variance procedure should be included in this ordinance; the present language does not provide for special circumstances. After discussion, Commission directed staff to draft an amended ordinance incorporating some type of variance procedure for the parking of boats, trailers and campers in front yards, this exception -to be given to the owner of the vehicle for a specific limited period of time. 16. ORDINANCE NO. 1149, REDEFINING BUILDING HEIGHT ACP Yost reported that this ordinance was adopted by the City Council May 21, 1979. 17. ENVIRONMENTAL IMPACT REPORT EIR-52P, HOLIDAY INN HOTEL, 600 AIRPORT BOULEVARD ACP Yost advised that an Agreement has been executed with Earth Metrics Incorporated to prepare this EIR. An.1oi IRNMFNT The meeting adjourned at 11:55 P.M. Respectfully submitted, Charles W. Mink Secretary