HomeMy WebLinkAboutMin - PC - 1981.07.27CITY OF BURLINGAME PLANNING COMMISSION
JULY -27, 1981 - 7:30 P.M.
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was called to order
by Chairman Jacobs on Monday, July 27, 1981 at 7:35 P.M.
ROLL CALL
Present: Commissioners Cistulli, Garcia, Graham, Harvey, Leahy, Mink, Jacobs
Absent: None
Staff Present: Acting City Planner Margaret Monroe; City Attorney Jerome F.
Coleman; City Engineer Frank C. Erbacher
MINUTES
The minutes of the July 13, 1981 meeting were unanimously approved and adopted with
the following correction: add to paragraph 5, page 3 - "Further concerns were expressed
about allowing construction of the garage without issuing the other permits required
for conversion of the existing duplex garages to living area; and the fact that
the applicant was not yet resident on the site."
AGENDA - Order of the agenda unanimously approved.
PUBLIC FORUMS
1. PUBLIC FORUM TO DISCUSS A PROPOSED 44 -UNIT APARTMENT PROJECT AT 1800 EL CAMINO
REAL; PRESENTED BY DEL DAVIS ASSOCIATES, INC.
Reference staff report with attached Notice of Public Forum and site drawings. Del
Davis of Del Davis Associates, Inc., consultant preparing the EIR for this project,
discussed CEQA requirements and the proposed project. He then requested audience
comments which would be incorporated into the Draft EIR.
The following individuals spoke as well as several of the Commissioners: Rino
Bulgareili, owner of 1828 E1 Camino Real and Bill Ojakian, manager of Mills Estate
Liquors, 1818 E1 Camino Real. Concerns expressed: parking as impacted by the Police
Station and adjacent convalescent home; traffic flow; ingress/egress from the site;
how much additional curbside parking might become available with the closing of
existing curb cuts; lot coverage; setbacks; height; zoning classification; shadow
impacts; possibility of condominium conversion and impacts which might result; ratio
of existing building heights in the area; would the gym provided in the proposed
building be for public use.
There were no further comments; Chm. Jacobs thanked all interested individuals for
their input.
Burlingame Planning Commission Minutes
Page 2
July 27, 1981
2. PUBLIC FORUM TO DISCUSS PROPOSED AMENDMENTS TO THE CITY ORDINANCES CONCERNING
THE BURLINGAME AVENUE OFF-STREET PARKING DISTRICT
Reference staff report with attached memorandum from the City Attorney. CA Coleman
reviewed the background of Commission's Burlingame Avenue Parking District study
and discussed his understanding of the proposal. He was interested in hearing
concerns of the business community before he drafts the ordinance. The following
individuals spoke: Joseph Karp, 1209 Burlingame Avenue; R. E. (Bill) Saleme,
President, Bay View Federal Savings and Loan, 1310 Howard Avenue; Hans Arps, First
Interstate Bank, 1435 Burlingame Avenue; Lloyd Ross (an Atheron resident presently
looking at property in Burlingame); Bill Lambert (a Lorton Avenue resident with two
businesses in the city); Bruce Kirkbride, 1229 Burlingame Avenue; Berry Hurley,
231 California Drive; Thomas Sine (former Planning Commissioner); Don Spencer,
Manager, Burlingame Chamber of Commerce.
Comments and concerns: is it fair to require long time businesses which are destroyed
to move to another location?, recommend grandfathering existing businesses of this
type; define the term "retail" more liberally; businesses in proposed Zone A which
have invested substantially should be permitted reasonable expansion; future planning
should not impede progress of the community as it now exists; parking is the real
problem, not zoning; attack parking problem, retaining present zoning (conduct survey
to determine how many cars are parked in the downtown area before retail stores open
for the day); rather than penalizing banks, savings & loans, etc., try enforcement
which would make parking spaces available to the retail customers; ask Chamber of
Commerce and/or its members to pay for parking studies; don't penalize those property
owners who have bought downtown lots and are still paying for them on through district
taxes; make parking equitable in terms of time allowed in the downtown area; the
proposed parking restructuring program should alleviate some of the problems; parking
miter fee is much less than many other cities; suggest adjusting parking rates in
"� downtown, making temporary zones available for longer term parking and encouraging
all day parking in peripheral lots near the railroad station.
During Commission discussion it was noted Parking District exemptions and credits would
be eliminated. Consensus appeared to be that further Commission discussion should
take place regarding two issues: grandfathering of uses in the event of a catastrophe;
and major remodeling or expansion of existing uses. Commission indicated it would be
useful to discuss these issues and to give the City Attorney direction for the draft
ordinance. Chm. Jacobs thanked all present for their input.
Recess 9:04 P.M.; reconvene 9:20 P.M.
3. VARIANCE TO ADD A 462 SF TWO STORY ADDITION TO A HOUSE WITH ONE ON-SITE PARKING
SPACE (RATHER THAN THE TWO REQUIRED); PROPERTY AT 1604 MC DONALD WAY, BY PETER K.
WANGER. JR.
ACP Monroe reviewed this variance request for an addition to the existing nonconforming
two story home. Reference staff report dated 7/22/81; Project Application & CEQA
Assessment accepted by staff 7/13/81; aerial photograph; memo from the City Engineer
received July 22, 1981; 7/22/81 memo from the Chief Fire Inspector; memo from the
Chief Building Inspector; June 22 and 25, 1981 letters from Peter K. Wanger, Jr.;
and plans date stamped June 23, 1981. ACP discussed the existing site, code requirements,
staff comments and the applicant's justification for the variance. Staff recommended
approval with one condition as listed in the staff report.
Burlingame Planning Commission Minutes
Peter Wanger, the applicant, was present.
There were no comments and the hearing was
One Commissioner stated his belief that two
garage.
Page 3
July 27, 1981
Chm. Jacobs opened the public hearing.
closed. Possible findings were discussed.
cars could be parked in the existing
C. Harvey found that there were exceptional and extraordinary circumstances in that
it would be economically impractical and possibly impossible to expand the use of the
garage; that the applicant bought the house in its existing condition and therefore
he could not be held responsible for its design at that time; that the variance
would be necessary for the preservation and enjoyment of the rights of the property
owner inasmuch as his family is expanding; that it would create a hardship on him
were he not allowed to expand the house to provide for his current needs; that the
granting of such a variance would not be materially detrimental to the public health,
safety and welfare; and that it is a R-1 zoned property and therefore would not
affect the comprehensive zoning plan of the city. C. Harvey then moved to grant
this variance with the condition that all requirements of the Building Code be met.
Second C. Graham; motion approved on a 6-1 roll call vote, C. Cistulli dissenting.
Appeal procedures were advised.
4. VARIANCE TO ADD A SECOND STORY BATHROOM TO THE EXISTING NONCONFORMING HOUSE AT
836 FAIRFIELD ROAD, BY CHRISTO DASKALAKIS
ACP Monroe reviewed this request to add a 64 SF bathroom to the existing nonconforming
three bedroom home. Reference staff report dated 7/22/81; Project Application & CEQA
Assessment accepted by staff 7/13/81; aerial photograph; 7/16/81 memo from the City
Engineer; 7/22/81 memo from the Chief Building Inspector; 7/14/81 memo from the Fire
Marshal; June 5, 1981 letter from the applicant with photographs of the site; site
plans date stamped June 9, 1981; existing building survey prepared by Frdd C.
Guenther, Jr., civil engineer; and July 21, 1981 letter to the applicant from Helen
Towber, Zoning Aide. ACP discussed the existing site, code requirements, staff
comments and concerns, and the applicant's justification for variance. Planning staff
concerns focused on the overhang of the gutter onto the neighbor's property. Revised
drainage plans which had been reviewed by the Building and Engineering Departments were
distributed this evening addressing the gutter overhang and drainage problem. If
approved, four conditions were recommended as listed in the staff report.
The applicant, Christo Daskalakis, was present. CE confirmed that the revised design
was acceptable to him. It was determined the existing roof would be removed and
that the basic footprint of the house would not change. Possible findings were
discussed. Chm. Jacobs opened the public hearing. Evelyn Harper, 832 Fairfield Road
spoke in favor. There were no further comments and the hearing was closed.
C. Mink found there were exceptional circumstances in the unusual siting of this house
on the property; that granting of the variance would not be materially detrimental to
the neighbors if all Engineering, Building and Fire Department requirements were met;
that such variance would be necessary for the preservation and enjoyment of the rights
of the property owner in his need for more privacy and space; and that the proposal
would not affect the zoning plan of the city. C. Mink then moved for approval of
this variance with the following conditions: (1) that all living areas shall be
separated from the garage by a one hour fire wall protection; (2) that there shall
be no encroachment on the property line and a survey of the property lines with visible
markers on all corners shall be completed; (3) that required light and air shall be
maintained to the existing bedroom; and (4) that there be compliance with all Building
Code requirements for additions to an existing structure in this location on a lot.
Second C. Cistulli; motion approved on a 7-0 roll call vote. Appeal procedures were
advised.
Burlingame Planning Commission Minutes
Page 4
July 27, 1981
5. VARIANCE TO ADD A DECK TO THE REAR OF THE EXISTING NONCONFORMING HOUSE AT
2501 HALE DRIVE; BY MR. AND MRS. P. R. SCHAUER
ACP Monroe reviewed this request to add a second story deck with storage area at grade
under it and a stairway to ground level at the back of this home. Reference staff
report dated 7/23/81; Project Application & CEQA Assessment accepted by staff 7/20/81;
aerial photograph; 7/21/81 memo from the City Engineer; 7/22/81 memo from the Fire
Marshal; 7/22/81 memo from the Chief Building Inspector; July 9, 1981 letter from the
applicants; letters in support from: Dr. and Mrs. R. L. Florio, 1431 Castillo Avenue
and Joy M. Edwards, 2505 Hale Drive; and pians date stamped July 10, 1981. ACP
discussed code requirements, staff comments and concerns, and the applicants'
justification for variance. Staff believed the legal requirements for a variance
had been satisfactorily addressed. If approved, four conditions were suggested as
listed in the staff report.
Mr. and Mrs. Schauer, the applicants, were present as well as Robert Williams,
architect for the project. As requested by staff, Mr. Williams presented a cross
section of the new terrace and discussed the plans for this addition. It was
determined the storage area would be used for garden supplies and firewood. Chm.
Jacobs opened the public hearing. There were no comments and the hearing was closed.
Commission identified no problem with the proposal; it would provide the applicants
better use of their home, particularly for supervision of small children.
Based on the comments of the staff report, the statements submitted by the applicant
and testimony given this evening, C. Mink found that the four legal requirements had
been met as demonstrated in the staff report. C. Mink then moved for approval of
this variance with the following conditions: (1) that all comments in the memos of
the Fire Marshal and Chief Building Inspector be addressed; (2) that only one doorway
be provided to the storage area and that doorway be on the wall facing the side yard;
(3) that adequate plans for building permit issuance be provided; and (4) that
electricity be the only utility provided in the storage area. Second C. Cistulli;
motion approved unanimously on roll call vote. Appeal procedures were advised.
6. VARIANCE TO REMODEL THE EXISTING NONCONFORMING STRUCTURE AT 1288 BAYSHORE HIGHWAY:
BY AMERICAN INTERNATIONAL RENT -A -CAR
ACP Monroe reviewed this application for remodeling of a nonconforming structure to
allow removal of a portion of the existing building and remodeling the interior of
the remaining office area. Reference staff report dated 7/22/81; Project Application
& CEQA Assessment accepted by staff 6/25/81; aerial photograph; 6/26/81 memo from the
City Engineer; 6/29/81 memo from the Fire Marshal; July 1, 1981 memo from the Chief
Building Inspector; June 16, 1981 letter from Denise Johnson, American International
Rent-A-Car; July 9, 1981 letter from Ellis L. Jacobs, AIA; and plans date stamped
June 18, 1981. ACP discussed code requirements, staff comments, applicant's justifi-
cation for variance, plans for improved ingress/egress, and past use of the site.
Staff recommended approval.
It was determined the front setback was the only code requirement which was nonconforming.
Ellis Jacobs, architect representing the applicant, was present. Chm. Jacobs opened
the public hearing. There were no comments and the hearing was closed. Commission
believed the circulation plan proposed by the applicant would be an improvement of
the property.
C. Graham found the four legal requirements necessary for variance approval had been
met. He then moved to grant this variance. Second C. Cistulli; motion approved
unanimously on roll call vote. Appeal procedures were advised.
Burlingame Planning Commission Minutes
Page 5
July 27, 1981
7. CONDOMINIUM PERMIT TO CONSTRUCT THE OLIVIA, A 6 UNIT PROJECT AT 518 ALMER ROAD;
BY JOHN I. MARSTON
ACP Monroe re0ewed this application to construct a three story, six unit condominium.
Reference staff report dated 7/22/81; Project Application & CEQA Assessment accepted
by staff 6/5/81; aerial photograph; memo from the City Engineer received July 22, 1981;
July 2, 1981 memo from the Chief Building Inspector; memo from the Chief Fire Marshal
date stamped June 29, 1981 with attachment dated 6/30/81; 7/2/81 memo from the Park
Director; and plans date stamped July 2, 1981. ACP reviewed details of the plans,
compliance with zoning ordinance requirements and condominium guidelines and staff
comments. Staff recommended approval with four conditions as listed in the staff
report.
Robert Onorato, architect for the project, was present. He discussed with staff the
fence which would extend into the front yard setback. ACP indicated staff's concern
about future fencing of the landscaped front yard. Chm. Jacobs opened the public
hearing. There were no comments and the hearing was closed.
C. Graham moved for approval of this condominium permit with the following conditions:
(1) that the final working drawings for this condominium project be consistent with
the plans filed with this application; (2) that the conditions recommended by the
City Engineer in his July 22 memo, the Chief Building Inspector in his July 2 memo,
the Fire Marshal in his June 29 memo and June 30 attachment, and the Park Director
in his July 2 memo be.met-satisfactorily; (3) that no fences be allowed in the front
yard setback except as shown on the plans; and (4) that the final landscaping and
irrigation plans be approved by the Park Director prior to issuance of a Building
Permit. Second C. Mink; motion approved 7-0 on roll call vote. Appeal procedures
were advised.
8. TENTATIVE SUBDIVISION MAP FOR 6 CONDOMINIUM UNITS AT 518 ALMER ROAD
CE Erbacher recommended approval (ref, memo of July 22, 1981). C. Harvey moved for
approval and recommendation to City Council of this tentative subdivision map.
Second C. Cistulli; all aye voice vote.
9. CODE DETERMINATION: CALIFORNIA INSTITUTE FOR SELF DEFENSE, 1214-A DONNELLY AVENUE
ACP Monroe reviewed this application to determine whether classes on the use and
handling of tear gas offered by the California Institute for Self Defense are similar
to those uses permitted in the C-1 District, and unlikely to be obnoxious or detrimental
to the neighborhood. Reference staff report dated 7/22/81; Project Application & CEQA
Assessment accepted by staff 6/4/81; aerial photograph; site drawing; photographs of
the site; July 1, 1981 memo from the Chief Building Inspector; and July 6, 1981 memo
from the Fire Marshal. ACP discussed details of the application, staff comments and
concerns. Staff recommended this use not be permitted at this location; if found to
be a permitted use, one condition was recommended as listed in the staff report.
Rudy Bosco, Executive Vice President of the Institute was present representing the
applicant. He discussed the operation of this business and advised that, given the
limitation on class size, the site would not be suitable. It was determined the
applicant had obtained a business license at this address. Chm.. Jacobs opened the
public hearing. There were no comments and the hearing was closed.
Based on the testimony this evening that the permissible class size would not be
acceptable to the applicant and staff's recommendation that the use not be permitted,
C. Harvey moved that the continued use of this site for these classes be denied. Second
C. Graham; motion to deny approved 7-0 on roll call vote. Appeal procedures were advised.
Burlingame Planning Commission Minutes
Page 6
July 27, 1981
10. FINAL CONDOMINIUM MAP FOR SPRING TERRACE, A 12 UNIT TOWNHOUSE PROJECT AT
733-737 FAIRFIELD ROAD; BY ZEV BEN-SIMON, GILCO CONSTRUCTION.COMPANY
CE Erbacher recommended approval (memo July 22, 1981). C. Mink moved for approval
and recommendation to City Council of this final condominium map. Second C. Graham;
all aye voice vote.
MEETING ITEMS FOR STUDY
11. CONDOMINIUM PERMIT TO CONSTRUCT A 15 UNIT PROJECT AT 30 LORTON AVENUE
Plans are not complete at present and a meeting has been scheduled with the developer
for Wednesday, July 29. Item to be scheduled for hearing when staff determines the
application is complete.
12. TENTATIVE CONDOMINIUM AND PARCEL MAP FOR THE ABOVE
To be set for hearing at the time of the condominium permit.
13. SPECIAL PERMIT TO CONSTRUCT A 330 SF STORAGE/CABANA STRUCTURE AT 1441 DRAKE AVENUE
Set for hearing August 10, 1981.
CITY PLANNER REPORT
14. SPECIAL PERMIT FOR AIRPORT PARKING FACILITY ON LOTS 14, 15 AND PARCEL B AT
615 AIRPORT BOULEVARD
Reference staff report dated 7/21/81 and July 8, 1981 letter from David H. Keyston,
=.qjz- Anza Shareholders' Liquidating Trust advising these lots have been sold and are no
longer being used for parking. ACP Monroe reported that a site inspection by staff
has confirmed this.
15. OFFICE CONDOMINIUM REVIEW: 345 LORTON AVENUE
Reference staff report dated 7/22/81 and July 20, 1981 letter from Mark Stephenson,
Project Architect, D. L. Walker Architectural Services. ACP Monroe reviewed
Mr. Stephenson's letter inquiring if the number of condominium units in this project
was fixed at 16, as approved on April 27, 1981. Staff concerns were noted and
Commission comments requested.•
Mark Stephenson and Tony Carrasco of D. L. Walker Architectural Services were present.
Mr. Stephenson stated his feeling that office condominium plans might be considered
tentative, similar to the tentative map. Discussion: when considering an office
condominium, is the approval for a specific number of units? is the required parking
influenced by the number of units? would revision to the number of units in the
project represent remodeling and therefore not be allowed under the terms of the
present moratorium in the downtown area?
Consensus was since the applicant determines the number of units to be considered
when he applies, the applicant must construct the project with the number of units
approved in the condominium permit (16 in this case). The applicant may wait until
the moratorium is over and, if he wishes, revise the number of units by requesting
an amendment to his condominium permit.
Burlingame Planning Commission Minutes
Page 7
July 27, 1981
Further discussion focused on procedures for handling final condominium plans when
the final plans deviate from the approved tentative map and referenced architectural
plans. In the case of offices it was suggested developers may wish to recommend a
range of units. Commissioners noted that if a range were to be approved there may
be a need to restudy the parking requirements for office condominiums. In addition,
changes in residential condominiums from tentative map with appended architectural
plans to final maps were also discussed. Commissioners expressed concern about
changes which affect landscaping plans, unit private open space requirements, and
zoning code requirements such as setbacks, height, parking, et cetera.
16. ACP Monroe reported the following City Council actions at its July 20, 1981
meeting:
- The appeal by Mr. and Mrs. Jeffrey Camilleri of the Planning Commission's
denial of special permit was sustained. The garage was approved as constructed
at 2409 Hillside Drive.
- The Planning Commission's denial of a special permit to allow operation of
a car rental agency at 1300 Bayshore Highway by Executive Rent-A-Car was upheld;
vacation of the property to be completed by October 1, 1981.
Awoi IRNMFNT
The meeting adjourned at 10:55 P.M.
Respectfully submitted,
Joseph E. Harvey
Secretary