HomeMy WebLinkAboutMin - PC - 1979.04.23CITY OF BURLINGAME PLANNING COMMISSION
APRIL 23, 1979
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was called to order
by Chairman Jacobs on Monday, April 23, 1979 at 7:34 P.M.
ROLL CALL
Present: Commissioners Cistulli, Francard, Jacobs, Mink, Sine, Taylor
Absent: None
Staff Present: John R. Yost, Assistant City Planner; Ralph E. Kirkup,
City Engineer; Jerome F. Coleman, City Attorney
MINUTES
Chm. Jacobs requested a change on page 2, paragraph 2 to read: "Commission discussion
included: a precedent would be set it this variance were approved; boats in the front
yard are not an improvement and are not consistent with the intent of the Open Space
Element of the General Plan". Joseph Dees' letter of April 14, 1979 to the ACP was
noted in which he requested the minutes show that since 1970 the boat could not be
parked behind the front setback (reference page 2, paragraph 2, last sentence). It
was agreed this was the intent of Mr. Dees' statements. C. Mink moved for approval
of the minutes as amended; minutes of the April 9, 1979 meeting approved as mailed
and amended.
AGENDA - C. Cistulli moved for approval of tonight's agenda.
ITEMS FOR ACTION
1. SPECIAL PERMIT FOR RETAIL SALES OF RELIGIOUS BOOKS AND CHURCH MATERIALS AT 1635
ADRIAN ROAD, ZONED M-1, BY BERT HOLCOMB OF COKESBURY, A DIVISION OF UNITED METHODIST
PUBLISHING HOUSE
ACP Yost reviewed this application to lease approximately 12,000 SF in an existing
office/warehouse building and use these quarters for the retail/mail order sales
division of United Methodist Publishing House. Reference staff report dated 4/18/79;
Project Assessment revised 4/18/79; Cokesbury letter dated March 26, 1979; and site
plans date stamped April 2, 1979. No code problems have been identified. Staff
recommended approval with six conditions as listed in the staff report.
Martin Zankel, attorney for the applicant, requested clarification of the condition
that the permit be reviewed in two years and be subject to possible modification.
It was explained that staff's concern was that adequate on-site parking would be
available should the present tenants or their business operations change. It was noted
that the provision of additional parking by restriping the existing parking area, or
the possible paving of a large unimproved area behind the warehouse, would be the
responsibility of the property owner. The provisions of Code Sec. 25.16.140 Revocation
or suspension of use permit or variance, Title 25 Zoning, were also reviewed.
Burlingame Planning Commission Minutes
Folke Ohlsson, the property owner, was present
space that could be used to increase available
public hearing. There were no comments and the
Page 2
April 23, 1979
and confirmed the large amount of
parking. Chairman Jacobs opened the
hearing was closed.
C. Mink moved for approval of this special permit with the following conditions:
(1) that the permit be approved to Cokesbury, and be nontransferable; (2) that the
operation of this office be substantially consistent with the March 26, 1979 letter
from Mr. Ernest Chandler filed with this application; (3) that five parking spaces
be reserved for Cokesbury's exclusive use at the location shown on the site plan
filed with this application, and be marked "Cokesbury - Customer Parking"; and
(4) that on-site parking be reviewed in two years if the use of -the building changes,
and be subject to possible modification at that time. Second C. Taylor and approved
6-0 on roll call vote. Appeal procedures were advised.
2. SPECIAL PERMIT TO OPERATE AN AUTO DETAILING SHOP AT 1244 ROLLINS ROAD (NOW NERLI
LANE), ZONED M-1, BY MR. ROBERT LA BONAR OF BURLINGAME AUTO DETAILING
ACP Yost reviewed this application to operate an auto detailing service on Nerli Lane.
Reference staff report dated 4/18/79; Project Assessment revised 4/18/79; xerox copy
of "paving *and parking plan" of the Dore Tract (these improvements have been largely
completed); applicant's letter of April 3, 1979; and April 9, 1979 letter from the
Trust Office, Bank of America. There are no code problems; Fire Inspector reports
no hazardous materials are used by the applicant. Staff recommended approval with
seven conditions as listed in the staff report. Robert LaBonar, the applicant, was
present.
Chairman Jacobs opened the public hearing. There were no comments and the hearing
was closed. It was determined steam cleaning was not feasible on site and that no
materials would be stored between the building and Bayshore Freeway.
C. Sine moved for approval of this special permit with the following conditions:
(1) that the permit be approved to Mr. Robert LaBonar dba Burlingame Auto Detailing,
and be nontransferable; (2) that the operation of this business be consistent with
the April 3, 1979 letter from Mr. LaBonar filed with this application; (3) that 8
on-site parking spaces be striped and identified for the exclusive use of Burlingame
Auto Detailing; (4) that overnight on-site vehicle storage be limited to two
vehicles; (5) that all vehicle washing be done off site at locations with approved
facilities, until such time as a wash area with grease trap is installed to City
specifications; (6) that no motor tune-ups, tire rotating or other mechanical work
be done at this location; and (7) that this permit be reviewed in one year, and
be subject to possible modification at that time. Second C. Cistulli and approved
6-0 on roll call vote. Appeal procedures were advised.
3. CONDOMINIUM PERMIT FOR A 6 -UNIT TOWNHOUSE PROJECT AT 1008 EL CAMINO REAL FOR
JOHN AND THERESA BROSNAN
4. TENTATIVE SUBDIVISION MAP FOR 6 CONDOMINIUM UNITS AT 1008 EL CAMINO R
CE Kirkup reviewed these items, noting that the condominium plans and tentative
subdivision map had been reviewed by the Engineering Department. The ramp down into
the garage is very steep with a maximum slope of 26%; there is no on-site parking
other than the underground garage. Staff recommended approval with two conditions
as listed in the April 20, 1979 memo from the Director of Public Works. Reference
Project Assessment revised 4/20/79; Negative Declaration ND -203P with the determination
the project will not have a significant effect on the environment.
Page 3
Burlingame Planning Commission Minutes April 23, 1979
Robert Onorato, Onorato Associates, Inc., was present representing the applicants.
Commission expressed concern about the steepness of the ramp down into the garage;
a modification in the design of the project was suggested to permit a maximum slope
of 20%. Other concerns: landscaping; provision of open space; too much concrete.
It was determined the project plans meet all zoning requirements. After further
discussion Mr. Onorato agreed to a modified design, raising the floor slab elevation
on Units 1 and 2 an additional.12'. Chm. Jacobs opened the public hearing. There
were no comments and the hearing was closed.
C. Mink moved for approval of Items 3 and 4 with the following conditions: (1) that
an adjustment be made in the design by raising the floor slab elevation an additional
12" on Units 1 and 2; (2) that the project be built substantially in conformance with
the plans submitted; (3) that the underground parking be left open and not have a
security gate; and (4) that a special encroachment permit be obtained for the storm
drain line in the easement to Sanchez Creek. Second C. Cistul1i and approved 6-0
on roll call vote. Appeal procedures were advised.
Chairman Jacobs requested the concerns and suggested changes to the condominium
guidelines discussed this evening be placed on the May 14, 1979 agenda for Commission
study.
5. SPECIAL PERMIT TO USE 3.4 ACRES OF LAND UNDER THE PG&E LINES BEHIND 1576-1700
ROLLINS ROAD FOR THE STORAGE OF CARS, RECREATIONAL VEHICLES AND BOATS, IN THE
M-1 DISTRICT, BY MUNKDALE BROTHERS, INC.
6. VARIANCE TO DEVELOP THE ABOVE 3.4 ACRES WITH PAVING AND FENCING BUT NO LANDSCAPING
ACP Yost reviewed these applications to fill, pave and fence 3.4 acres of land under
the PG&E lines and use the improved area for the storage of cars, recreational vehicles
and boats, and to allow this development without landscaping. He also reviewed a
previous application by the applicant approved in April 1975.for 1614/1616 Rollins
Road. Reference staff report dated 4/.18/79; Project Assessment revised 4/18/79;
Preliminary Grading and Drainage Plan dated 4/4/79; February 14, 1979 letter from Steve
Munkdale; April 5, 1979 memo from the Assistant City Engineer; and February 28, 1979
memo from the Park.Director. Applicant's April 20, 1979 letter addressing parking
facilities was circulated to Commission at the meeting. Staff advised this application
is a request to approve the vehicle storage use in principle; more specific details are
not available at this time. Staff had no objection to zero landscaping in this storage
area. Six conditions for the special permit were recommended For Commission consideration
as listed in the staff report. A seventh condition was suggested by ACP Yost to
require perhaps 10 parking spaces be paved and made conveniently available for
Munkdale Brothers' employees and equipment on the land under the PG&E wires; these
would replace the on-site parking lost at 1614/1616 Rollins Road because of the
proposed 20' wide driveway over this site leading to the new vehicle storage area.
Steve Munkdale, the applicant, was present. He advised Munkdale did not intend to
reduce the number of parking spaces available to employees at/614/1616 Rollins Road,
and planned to relocate five of the present parking stalls to the newly developed area
to the east of the -railroad tracks. During Commission discussion it was suggested
condition #4 be amended to require a trade-off of all spaces lost at 1614/1616 Rollins
Road. A concern was expressed about zero landscaping and drainage problems. City
Engineer advised his department wished to keep the proposed parking area at a low
level so that water could be ponded there, should the pumping station not be able to
handle above normal rainfall.
Page 4
Burlingame Planning Commission Minutes April 23, 1979
Chairman Jacobs opened the public hearing. Dr. Harold L. Ross stated he and his
partner, Jerry Moskovitz, own the property just south of the site. He noted there
has been common egress in a 30' area between the properties for the last 10 years.
He had a mild objection to the amount of additional traffic that could occur during
the work day; his primary concern was that the good relationship which exists between
Munkdale and his tenant (next door) is maintained. Mr. Edward Roberts who owns
several properties in the 1500 block of Rollins Road was concerned about possible
traffic and parking problems in the Rollins Road area. Mr. Richard Lavenstein,
Lavenstein & Co., 1499 Bayshore Highway (representing Munkdale Brothers and Waikiki
Development Co.) spoke in favor. Mr. Jerry Moskovitz who, with Dr. Ross, owns property
at 1606 and 1610 Rollins Road, said he had no objection to this application, however,
he requested a 30 day delay which would allow him time to analyze the proposal more
thoroughly. Mike Harvey, Mike Harvey Oldsmobile, Burlingame spoke in favor and stressed
the need for such off-street vehicle storage space. There were no further audience
comments and the public hearing was closed.
During discussion many concerns were expressed: quantity and transportation of the fill;
adequacy of the single dirveway for ingress and egress; need for a more detailed plot
plan with an indication of where the vehicles would be stored; more complete information
regarding storm drainage, lighting, layout plan; the problem of exiting the site
should flood conditions threaten; loss of on-site parking on the Rollins Road property
now occupied by Munkdale. It was noted the lot line between Lots 19 and 20 had never
been eliminated and the building is located over this line. The need for a permanent
easement across the 1614/1616 Rollins Road property was also discussed.
There was Commission consensus that more detailed information should be provided by
the applicant before action could be taken. The applicant was also cautioned about
the four legal requirements for approval of the proposed landscaping variance (Item #6).
C. Mink moved to continue Items 5 and 6 to May 14, 1979. Second C. Sine and all aye
voice vote. Applicant was advised to contact staff regarding information needed.
7. FINAL PARCEL MAP, BEING A MERGER OF LOTS 23 AND 24 AND A PORTION OF LOTS 1, 2 AND
3, FOR ZEV AND NAVA BEN-SIMON
CE Kirkup reviewed this item, noting the tentative map had been approved by City
Council ApriT 2, 1979 with seven conditions, all of which are shown on the final
map. The map is technically complete except for the improvements; developer will be
required to post bond of $21,000 to guarantee the installation of the improvements.
Staff recommended approval.
Chm. Jacobs opened the public hearing. There were no comments and the hearing was
closed. It was determined the conditions had been accepted by the developer.
C. Mink moved for approval and recommendation to City Council of this final parcel
map, with submittal of a $21,000 bond by the developer to guarantee installation
of the required` improvements. Second C. Taylor and approved 6-0 on roll call vote.
OTHER BUSINESS
8. SPECIAL PERMIT APPROVED 10/25/78 TO MIKE HARVEY OLDSMOBILE FOR THE SERVICING AND
STORAGE OF CARS IN THE M-1 DISTRICT AT 1007-1015 ROLLINS ROAD: REVIEW OF NEW SITE
PLANS
ACP Yost reviewed this item. Reference staff report dated 4/19/79; special permit
approved October 25, 1978 with seven conditions; Michael Harvey's April 10, 1979 letter;
and site plan date stamped April 11, 1979. Staff recommended approval of these final
development plans with five conditions.
Page 5
Burlingame Planning Commission Minutes April 23, 1979
Michael Harvey was present. It_was determined 10% landscaping has been provided.
C. Taylor moved to amend and update the previous special permit with the following
conditions: (1) that the permit be approved to Mike Harvey of Mike Harvey Oldsmobile
and be nontransferable; (2) that the improvements to the property be consistent with
the site plan filed with the City and date stamped April 11, 1:979; (3) that the
operation of the service facility, lease outlet and new car showroom be consistent
with the April 10, 1979 letter from Michael R. Harvey; (4) that a landscape and
irrigation plan for this property be approved by the City prior to the issuance of
a building permit; and.(5) that 25 parking spaces be striped on the property and
designated for employee parking. Second C. Mink and approved 6-0 on roll call vote.
Recess called 9:32 P.M.; reconvene 9:55 P.M.
11: ELECTION OF OFFICERS FOR 1979-1980
Chm. Jacobs opened the nominations. C. Cistulli moved for re-election of Chairman
Jacobs and Vice Chairman Sine, nominating Commissioner Mink as secretary. Second
C. Taylor and all aye voice vote.
9. RECOMMENDED TITLE 25 CODE AMENDMENTS:
a. Code Section 25.08.160 Definition of building height
b. Code Section 25.28.020 Storage of trailers in the R-1 District
CA Coleman reviewed these two proposed'ordinances: (1) amending the definition of
building height; and (2) amendment of the permitted uses in the R-1 zone regarding
storage and parking of trailers. Suggested amendments to the second item were:
"6. Storage or parking of any boat, trailer or detached camper within a building or
in the rear yard, but not upon any part of the rear yard of any lot or parcel of
land upon which the construction of buildings is prohibited; ."
C. Mink moved that the proposed. ordinance redefining building height and the ordinance
limiting storage of any boat, trailer or detached camper be approved and recommended
to City Council, with the modifications suggested this evening. Second C. Cistulli
and all aye voice vote.
10. SALE OF PERSHING SCHOOL: APRIL 9, 1979 MEMO FROM THE CITY ATTORNEY
CA Coleman noted April -5, 1979 letter from the Burlingame School District notifying
of its intent to sell Pershing School. The Government Code requires that the school
district may not dispose of property until it has been determined by the city's
Planning Commission that disposal conforms to the General Plan.. Reference City
Attorney's memo dated April 9, 1979. ACP Yost noted sections of the General Plan:
the Land Use Element recommends Pershing School be converted to a neighborhood center
and neighborhood park; the Conservation Element says the site its a desirable place
for a neighborhood park; the Open Space Element, under Implementation, suggests
estab.lishing a public lands zoning district. ACP pointed out a possible finding that
Heritage Park on Occidental Avenue has substantially met the community need for a
neighborhood park in the Pershing School area. It was noted some of the schools in
newer areas of the city are on unclassified land; Pershing, in an older area, is zoned
R-1.
Burlingame Planning Commission Minutes
Page 6
April 23, 1979
C. Sine moved that Commission determine Pershing School to be in the R-1 zoning
district and that the disposition of this site for those purposes permitted in the
R-1 District would be in conformance with the General Plan. C. Taylor suggested an
amendment to the motion: that it is the consensus of the Planning Commission that
six single family homes on this site would not be the best use of the land; it was
his feeling an imaginative planned unit development would be far better for the city.
After further discussion C. Sine left his motion as stated. Second C. Cistulli and
approved 6-0 on roll call vote.
12. COMPACT CAR PARKING: APRIL 20, 1979 MEMO FROM THE DIRECTOR OF PUBLIC WORKS
CE Kirkup reviewed his memo of April 20, 1979 including current regulations, recent
parking variances granted by the city to provide for compact stalls, current trends
in the popularity of compact cars; comparisons with other cities; and the size of
stalls in various locations or for special circumstances. Staff recommended the
code be revised to provide for compact spaces in the commercial and industrial districts.
A sliding scale was recommended: 1 through 10 - no compact spaces allowed; 11 through
19 - two compact spaces allowed; 20 and above - 20% of the additional spaces allowed
as compact stalls, with the provision that the compact stalls be clearly marked and
grouped together. The desirability of including this regulation in the R-3 and R-4
districts was discussed, consensus being to postpone this to a later time for further
study.
13. "ANZA BAYLANDS MASTER PLAN": SHORELINE PUBLIC ACCESS AND LANDSCAPING PLAN
PREPARED FOR THE ANZA AREA BY CALLANDER*ASSOCIATES, APRIL 16-1979
ACP Yost referenced the plans which had been.circulated to Commission. David Keyston,
Anza Shareholders' Liquidating Trust was present and requested comments from Commission
before the public access Master Plan.is presented to the BCDC. Peter Callander,
Callander Associates, discussed the Plan with the aid of several drawings posted in
the Council Chambers. He noted the location of existing buildings and proposed
buildings, linear parks, pedestrian plazas, pedestrian/bicycle paths, provision for
public parking, the variety incorporated in the design for the whole area. Work with
the Fire Department to'provide emergency access was reported. Staff advised that the
BCDC would require some comment from City of Burlingame with regard to this Plan.
Following discussion C. Mink moved that based on the drawings seen this evening and
testimony given,_ Commission finds the Anza Baylands Master Plan consistent with the
General Plan and moving toward the implementation of its Waterfront Element. Second
C. Taylor and all aye voice vote.
CITY PLANNER REPORT
ACP Yost reported on the following: (14.) Ordinance No. 1146, adopted by City Council
April 16, 1979: Zev Ben -Simon reclassification, 911/915/927 E1 Camino Real;
(15.) American International Rent-A-Car, 1555 Mahler Road: City Council sustained
Planning Commission approval; (16.) Variance application, 2909 Arguello Drive: Council
hearing scheduled for May 7, 1979 on Joseph Dees' appeal.
ADJOt1RNMFNT
The meeting adjourned at 11:04 P.M.
Respectfully submitted,
Charles W. Mink
Secretary