HomeMy WebLinkAboutMin - PC - 1983.05.09CITY OF BURLINGAME PLANNING COMMISSION
MAY 9, 1983
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was called to order
by Chairman Graham on Monday, May 9, 1983 at 7:30 P.M.
ROLL CALL
Present: Commissioners Cistulli, Garcia, Giomi, Leahy, Schwalm, Taylor, Graham
Absent: None
Staff Present: City Planner Margaret Monroe; City Engineer Frank C. Erbacher;
City Attorney Jerome F. Coleman
MINUTES - The minutes of the April 25, 1983 meeting were unanimously approved and
adopted.
AGENDA - Order of the agenda approved.
ITEMS FOR ACTION
1. SPECIAL PERMIT TO ALLOW A CAR RENTAL OPERATION AT 1484 BAYSHORE HIGHWAY, BY
CARL T. MARTIN AND JOSE 0. MUNIZ
CP Monroe reviewed this application to allow a car rental agency, Apple Rent-A-Car,
from a leased facility in the C-4 district. Reference staff report dated 5/4/83;
Project Application & CEQA Assessment received 3/30/83; Negative Declaration ND -336P
posted April 26, 1983; aerial photograph; site drawings received March 30, 1983;
"no requirements/no comments" memos from the Fire Marshal (4/7/83) and Chief Building
Inspector (4/18/83); memo from the City Engineer (April 12, 1983); letter from the
applicants dated May 30, 1983; Rent-A-Car Questionnaire received March 30, 1983;
March 30, 1983 letter from John G. O'Hara, the property owner; April 11, 1983 letter
in support from David H. Keyston, Anza Shareholders' Liquidating Trust; April 25,
1983 Planning Commission study meeting minutes; staff report (8/11/80) for Fairway
Rent -A -Car's car rental application on this site; Table A, Burlingame Rent-A-Car
Establishments; Burlingame Car Rental Agencies location map; and May 2, 1983 letter
from the applicants received after preparation of the staff report.
CP discussed details of the application; staff review; applicant's description of
the proposed business; letters in support; previous car rental agency businesses on
this site and previous Commission concerns; present use of the site; and an applica-
tion recently received by staff from Alamo Rent A Car for this site and adjacent
site to the south. If approved, five conditions were suggested i,n the staff report.
The applicants were present. Chm. Graham opened the public hearing. There were no
audience comments and the hearing was closed.
Discussion: CE's willingness to moderate his upgrading requirements if this is only
an interim use; add condition that the fence be repaired and maintained; staff's
desire.that employee parking spaces be marked in some way; site should be upgraded,
Page 2
Burlingame Planning Commission Minutes May 9, 1983
suggest Commission review in six months. Carl Martin (applicant) advised he would
repair the fence approximately 80 feet back from the street, that the hedge has been
trimmed, the office upgraded and the front of the building painted. Other improvements
he would complete: fill in the holes in front with cement, level off the gravel lot
and remove all barrels as well as install flap gates at the on-site drainage.
Because this is an interim use applicant did not wish to go to the
expense of paving the parking areas. Mr. Martin also advised he was presently
employed with Amcoe Rent-A-Car in Burlingame and of his plans to purchase a car
rental operation in the near future so that his use of this site might only be for
six months.
Further comment: if use is approved, doesn't appear to be realistic to impose the
number of employees allowed as a condition; discussed problems encountered with
on -street employee parking; with month-to-month lease, not feasible to ask the
applicant to make expensive improvements to the property; object to this use in the
C-4 zone and suggest this type of interim use delays development of the C-4 district
with uses legitimate to that area.
C. Giomi moved to approve this application with the understanding it is an interim
use and with the following conditions: (1) that the potholes be cemented, the fence
be repaired and maintained, a flap gate be installed at the on-site drainage and
the barrels removed; (2) that existing areas intended for landscaping at the front
of the area be planted and maintained; (3) that the applicant provide an area for
40 parking spaces off-street, that all rental cars be parked off-street, that one
space on site be provided for and specifically designated for each employee, that
no more than 15 cars be run off this site, and that this business be limited to the
hours of 8:00 A.M. to 7:00 P.M. seven days a week; (4) that there be no more than
one employee on site; and (5) that this permit be reviewed in six months time.
Second C. Cistulli; motion approved 5-2 on roll call vote, Cers Leahy and Taylor
dissenting. Appeal procedures were advised.
2. CONDOMINIUM PERMIT TO CONSTRUCT FIVE UNITS AT 1105 EL CAMINO REAL, BY ROBERT
LYON FOR SONNY MARTIN
CP reviewed this request for five condominium units in the R-3 district. Reference
staff report dated 5/2/83; Project Application & CEQA Assessment received 3/30/83;
Negative Declaration ND -337P posted April 26, 1983; staff memos from the Chief
Building Inspector (4/15/83), Fire Marshal (4/5/83), City Engineer (4/11/83) and
Director of Parks (4/20/83); April 25, 1983 Planning Commission study meeting minutes;
April 28, 1983 memo from the Planner; aerial photograph; and plans date stamped
May 2, 1983. CP discussed details of the project, staff review, study meeting
requests. Two conditions of approval were suggested for Commission consideration.
Robert Lyon, architect representing the applicant, Sonny Martin, was present. It
was his belief all items of concern previously brought up by Commission and staff
had been addressed in the revised plans. Chm. Graham opened the public hearing.
There were no audience comments and the hearing was closed.
Discussion: no security gate is provided on the plans and therefore all parking is
available for guests; supervision of an arborist is not required since the nearest
tree is 25 feet from the excavation; CE advised the revised plans have addressed his
concerns; CBI's concerns will be addressed in the final plans; maintenance of the
common areas.
Page 3
Burlingame Planning Commission Minutes May 9, 1983
C. Giomi moved for approval of this condominium permit with the following conditions:
(1) that the conditions of the Chief Building Inspector's memo of April 15, 1983,
the Fire Marshal's memo of April 5, 1983, the City Engineer's memo of April 11, 1983
and the Director of Parks' memo of April 20, 1983 be met; (2) that the final plans
be consistent with the project plans date stamped May 2, 1983; (3) that provision
be made for maintenance of all common area; and (4) that 20 percent of the required
parking be designated for guests. Second C. Cistulli; motion approved unanimously
on roll call vote. Appeal procedures were advised.
3. TENTATIVE CONDOMINIUM MAP FOR A FIVE UNIT CONDOMINIUM DEVELOPMENT AT
1105 EL CAMINO REAL
Reference City Engineer's May 4, 1983 memo with attached tentative map. CE Erbacher
recommended this map be forwarded to City Council for approval. C. Schwalm moved
for approval and recommendation to City Council of this tentative condominium map.
Second C. Leahy; motion approved unanimously on voice vote.
4. PARKING VARIANCE TO ALLOW CONSTRUCTION OF A 7,500 SF COMMERCIAL BUILDING AT
1221 DONNELLY AVENUE, BY EARL RAYMOND
CP Monroe reviewed this request for a variance to allow parking for two vehicles which
must back out onto the street to exit. Reference staff report dated 5/2/83; Project
Application & CEQA Assessment received 3/31/83; Negative Declaration ND -338P posted
April 26, 1983; staff memos from the City Engineer (4/12/83), Fire Marshal (4/11/83)
and Chief Building Inspector (4/18/83); March 29, 1983 letter from Lage Andersen,
attorney representing the applicant; April 25, 1983 study meeting minutes; April 28,
1983 memo from the Planner; Site Plan Addendum dated 5/2/82; aerial photograph;
portion of Assessor's Parcel Map; and plans date stamped April 1, 1983. CP discussed
details of the request; code requirements; staff review; applicant's justification for
the variance as presented by his representative; study meeting requests; and staff
concerns. Three conditions were suggested in the staff report should a variance be
granted.
Lage Andersen, attorney representing the applicant, and William Kubach, building
designer, were present. Mr. Andersen discussed the difficulties in developing
this small parcel under the new Burlingame Avenue Commercial Area ordinance. His
comments: if a turn -around were required it would take out almost 20 percent of the
retail space; he contended that there would be no more hazard than there is presently
on Burlingame Avenue with its diagonal parking; that the loss of one on -street parking
space would occur for any driveway onto Donnelly and he did not believe this request
would set a precedent since it is a small parcel, there would be only two parking
spaces on-site, it is an extremely short street and most of the area on Donnelly
is taken up with city parking lots. Mr. Andersen closed his remarks by pointing
out that this application would provide more retail space in Sub -Area A and would
be an opportunity for the city to acquire good quality commercial space in return
for a relatively small variance. He added the only alternative for his client
would be 'no project'.
Chm. Graham opened the public hearing. There were no audience comments and the hearing
was closed.
Commission discussion: would this set a precedent and are there other streets in the
city which would present the same problem?; CE's concern about cars backing across a
pedestrian sidewalk and the elimination of an existing on -street parking space;
Burlingame Planning Commission Minutes
Page 4
May 9, 1983
code requirements for parking in the Burlingame Avenue Commercial Area (BACA);
BACA was adopted to address the parking problem in downtown Burlingame; suggest
require the two spaces on-site be confined to employee parking; PUC and other easements
in the area; better use for this parcel would be adding it to city parking lots rather
than for further retail which would impact the downtown parking problem; traffic on
Donnelly moves faster than on Burlingame Avenue, there are many curb cuts at present
and to add more would compound the confusion; it would be detrimental to the street
and downtown Burlingame to allow this type of exception. Mr. Andersen advised that
his client wanted to provide the required parking, not eliminate these spaces, and
thus asked for the variance. He agreed that limiting the spaces to employees only
would help alleviate safety concerns.
C. Giomi moved to deny this variance to parking space standards. Second C. Cistulli.
Comments on the motion: parcel is too small for the project; don't think property
owner should be denied the use of his property, it could be worked out with employee
only parking; possibility of applicant reapplying for a variance to eliminate parking
on-site. C. Giomi withdrew her motion and C. Cistulli withdrew his second. C. Leahy
then moved that this application be denied without prejudice. Second C. Cistulli;
motion approved on unanimous roll call vote. Appeal procedures were advised.
Recess 8:40 P.M.; reconvene 8:55 P.M.
5. PARKING VARIANCE TO ERECT AN ANTENNA AT 500 AIRPORT BOULEVARD, BY THE U. S.
CHAMBER OF COMMERCE
CP Monroe reviewed this request to allow the installation of a receiving antenna
within two required parking spaces. Reference staff report dated 5/3/83; Project
Application & CEQA Assessment received 4/6/83; Negative Declaration ND -339P posted
April 26, 1983; 500 Airport Boulevard Site Plan at Parking Level dated April 6, 1983;
drawing of the proposed receiving antenna dated 4/12/83; "no comments/requirements"
memos from the City Engineer (4/18/83), Chief Building Inspector (4/19/83) and
Fire Marshal (4/14/83); Project Description letter from the applicant date stamped
April 6, 1983 with attached descriptive material; April 6, 1983 letter from Leon J.
Hernandez, Building Manager, Legaspi Towers; Planning Commission April 25, 1983
study meeting minutes; April 28, 1983 memo from the Planner; and aerial photograph
of the site. CP discussed details of the request, staff review, applicant's explana-
tion of the proposal, study meeting requests, staff concerns. Two conditions were
recommended for Commission consideration.
Jerry Vorpahl, the applicant, was present. He advised the at -grade parking area has
90 spaces and, in the history of this building, only 10 percent have been used.
Secy. Giomi read letter received today from David H. Keyston, Anza Shareholders'
Liquidating Trust, in support of the application. Chm. Graham opened the public
hearing. There were no audience comments and the hearing was closed.
In reply to Commission questions, applicant advised the proposed location for this
installation had been chosen because it had the best line of sight to the satellite,
it could be moved two or three spaces down and still operate, that the dish area
faces south away from the park, that it would be a private receiver and would not
interfere with other satellite receivers in the area. Further discussion/comments:
it was determined the property owner's consent to the application had been obtained;
don't find this request unreasonable but would prefer a location away from the
center of the parking spaces; it would be adjacent to the park area wherever it is
located; applicant has proposed a 6 foot fence; concern about proximity to the park,
its 'saving grace' being it will not be too obvious from the walkway in the park.
Page 5
Burlingame Planning Commission Minutes May 9, 1983
C. Taylor found exceptional circumstances in that changing technology causes its own
new problems, that the applicant cannot make his installation at another location and
it is suitable only for a limited purpose; that the variance is necessary for the
applicant's continued use of the site in order to service his members and clients;
that it would not be materially detrimental to the public or detrimental to other
property owners; and that it would not affect the comprehensive zoning plan of the
city since the use is consistent with C-4 zoning; that if this application did not
eliminate two required parking spaces, there would be no need for the application at
all. C. Taylor then moved for approval of this variance with the following conditions:
(1) that the antenna be installed as described with a maximum height not -to -exceed
12-1/2 feet and secured by a fence with a maximum height of six feet; and (2) that
recreational vehicle parking on the site in excess of 24 hours be discouraged by
the landlord. Second C. Leahy; motion approved unanimously on roll call vote.
Appeal procedures were advised.
Cers Giomi and Leahy requested staff to research antenna ordinances for future
Commission study.
6. FINAL CONDOMINIUM MAP FOR FOUR CONDOMINIUM UNITS AT 27 EL CAMINO REAL
Reference City Engineer's May 4, 1983 memo and attached Final Condominium Map.
CE Erbacher discussed; construction is substantially complete with a minor non-
conformance in parking space width. Staff has no concern and CE recommended
Commission transmit the map to Council for approval. C. Schwalm moved to approve
and recommend to City Council this final condominium map. Second C. Cistulli;
motion approved on unanimous voice vote.
7. REVIEW OF 2/8/82 SPECIAL PERMIT FOR A DELI IN THE M-1 DISTRICT AT 840 STANTON ROAD
Reference staff report for Item R. CP Monroe advised that a building permit for
a grease hood and electrical permit have been issued. Site inspection this afternoon
showed the hood is in place, the fire extinguishing system will be installed shortly.
Staff suggested a 30 day continuation. C. Cistulli moved to continue this item for
30 days. Second C. Garcia; motion approved unanimously on voice vote.
ITEMS FOR STUDY
8. PROPOSED GENERAL PLAN AMENDMENTS
Reference staff report dated 5/2/83. CP Monroe reviewed the background for these
proposed General Plan amendments and discussed the specific map and text revisions
as well as the reasons for each. One additional change not included in the report
was noted: deletion of the arrow from Exhibit 0 in the Specific Area Plan which
indicates future improvements to Howard Avenue and Humboldt Street. A Negative
Declaration for the proposed amendments was attached to the staff report.
Chm. Graham informed the audience this was a study meeting only.. Since there were
a number of citizens in the audience interested in the amendment deleting the
Humboldt/Howard improvements from the Specific Area Plan, the Chair granted two
representatives of this group an opportunity to speak at the study meeting.
Following brief remarks by two members of the group the audience was advised that
public testimony would be taken at the public hearing on May 23, 1983.
Burlingame Planning Commission Minutes
Page 6
May 9, 1983
During Commission discussion CP Monroe spoke briefly about staff's studies before
proposing the Humboldt/Howard improvements amendment; background of proposed circula-
tion improvements; city contacts with BCDC, State Lands, CalTrans, MTC; and the
traffic allocation procedure for new projects which had been developed by the city.
CP added that the General Plan amendment action would clarify that the city will no
longer be discussing improvements to Howard/Humboldt.
Item set for hearing May 23, 1983.
9. PROPOSED DRAFT REGULATIONS FOR COFFEE SHOPS, CAFETERIAS AND SNACK BARS IN
THE M-1 DISTRICT
Reference staff report dated 4/29/83. CP Monroe discussed three problems identified
in previous Commission discussion, suggested.code amendments and staff's determinations
in support of this approach. Commission direction was requested.
Discussion: mini snack bars; reasons for prohibiting snack bars when they abut, or
are a specified distance from, the C-4 zone (traffic/pedestrian concerns, protect
the industrial area); suggest prohibiting snack bars as free-standing buildings in
the M-1 district; fast food businesses. Staff was directed to prepare a draft
ordinance for Commission consideration.
INFORMATION
Response to Comments Document - Four Seas Project Environmental Review
CP advised the Response to Comments document and Findings will be included on the
May 23, 1983 agenda for review by the Commission and recommendation to Council.
Letters from the following citizens received subsequent to the public hearing on
the DEIR were acknowledged: Mario Marcucci, 1026 North Humboldt Street, San Mateo;
Arlene Nunziati, 125 Humboldt Road, Burlingame; Marti Knight, 23 Dwight Road,
Burlingame; and Howard J. Pearson, 713 Howard Avenue, Burlingame.
ACKNOWLEDGMENTS
- Informational memos from the City Attorney re: second units in R-1 districts.
- TRANSACTIONS' article, "Census Data Reveals Travel Patterns".
An,1oi IRNMFNT
The meeting adjourned at 10:30 P.M.
Respectfully submitted,
Nannette M. Giomi
Secretary