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HomeMy WebLinkAboutMin - PC - 1983.11.14CITY OF BURLINGAME PLANNING COMMISSION NOVEMBER 14, 1983 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Graham on Monday, November 14, 1983 at 7:32 P.M. ROLL CALL Present: Commissioners Cistulli, Garcia, Giomi, Graham, Leahy, Schwalm Absent: Commissioner Taylor (excused) Staff Present: City Planner Margaret Monroe; City Attorney Jerome F. Coleman; City Engineer Frank C. Erbacher MINUTES - The minutes of the October 24, 1983 meeting were unanimously approved and adopted with the following correction: the record to show Commissioner Giomi was "excused". AGENDA - Order of the agenda unanimously approved with one change: Item #10, Special Permit for a hotel at 835 Airport Boulevard, to be discussed as the first study item. ITEMS FOR ACTION 1. VARIANCE TO ALLOW A 90 SF SOLAR GREENHOUSE ADDITION TO THE HOME AT 1445 BALBOA AVENUE, BY ROBERT GIORNI (APPLICANT AND PROPERTY OWNER) CP Monroe reviewed this request to allow a greenhouse addition, which will be built 3' from the side property line, to a home which has a nonconforming 1'-0" side yard. Reference staff report dated 10/18/83; Project Application & CEQA Assessment received 9/28/83; staff memos: Fire Marshal (10/10/83), City Engineer (10/11/83) and Chief Building Inspector (10/6/83); letter in justification of the variance from S. T. Huntington, Huntington Construction (September 28, 1983); and plans date stamped September 28 and October 5, 1983. CP discussed details of the request, staff review, - code requirements, applicant's justification. Two conditions were suggested for consideration at the public hearing. Chm. Graham opened the public hearing. The applicants and their contractor were present. S. T. Huntington, contractor, addressed compliance with the requirements of the Chief Building Inspector and advised the homeowner would prefer to remove the closet in the existing bedroom to meet building code requirements for a family room. There were no further audience comments and the public hearing was closed. Discussion: the manner in which the closet would be removed so that it could not be reintroduced as a closet in future, Engineering would prefer it be replaced with a wall; house presently has two bedrooms, concern that reducing this house to one bedroom would not benefit the housing stock in the city and it would be too easy to put a closet back in without the required window for egress; would prefer -to have the window installed and make it a legal bedroom; applicant felt reducing the size of the greenhouse to comply with code would make it too small to be of use or aesthetically pleasing; the size of the proposed greenhouse is small, closet should Burlingame Planning Commission Minutes be walled, don't think the applicants should be penalized for should be allowed the greenhouse for their use. The modular greenhouse was discussed and the difficulties which would be made smaller or moved from the proposed location. Page 2 November 14, 1983 their house as -built and construction of the encountered if it were C. Giomi found there were exceptional circumstances in the original placement of the house on the lot, it already violates the side yard setback; that this type of addition is available to most Burlingame homeowners and to deny the greenhouse to the applicants would be unfair; that it would be necessary for the enjoyment of the property rights of the owners; that it would not be detrimental to the public health, safety or welfare or injurious to other property owners since adjacent property owners have been noticed and no one has voiced disapproval; and that it would not adversely affect the comprehen- sive zoning plan of the city since the residence will remain R-1 zoning and if in future someone would like to reuse the bedroom that could be done. C. Giomi moved for approval of the two variances with the following conditions: (1) that the conditions of the Chief Building Inspector's memo of October 6, 1983 be met; and (2) that the greenhouse as installed be consistent with the plans date stamped September 28 and October 5, 1983. Second C. Schwalm; motion approved on a 5-1 roll call vote, C. Leahy dissenting, C. Taylor absent. Appeal procedures were advised. 2. VARIANCE TO ALLOW A 70 SF CLOSET ADDITION TO THE HOME AT 1204 PALM DRIVE, BY AKOP AND ESTER PLAVDJIAN (APPLICANTS AND PROPERTY OWNERS) CP Monroe reviewed this request to allow a closet addition to a home which does not comply with code standards for lot coverage or rear yard setbacks. Reference staff report dated 11/3/83; Project Application & CEQA Assessment received 10/19/83; no comments/requirements memos from: Chief Building Inspector (received 11/1/83), Fire Marshal (10/20/83) and City Engineer (10/24/83); applicant's justification dated October 18, 1983; letters in support from the following: Suzanne Beuchler, 807 Crossway Road, D. C. Sweeney, 1200 Palm Drive and Irene Wainscott, 1208 Palm Drive; aerial photograph; and plans date stamped October 19, 1983. CP discussed details of the application, code requirements, staff review, applicants' reasons for the request, letters in support and summarized possible justification for the variance. One condition was suggested for consideration at the public hearing. Chm. Graham opened the public hearing. John Fick, 800 Acacia Drive, spoke in favor. He discussed repairs to the house now in progress, the need for a decision now on the missing corner (location of proposed closet) prior to replacing stucco on the outside walls, the fact that these houses were built around 1922 and codes were different then, the bedroom is small and applicants need more space, the addition will not pose a problem to the neighbors. There were no further audience comments and the public hearing was closed. Discussion: this house is a victim of poor planning in the past, the addition won't affect the neighbors, it would be inhumane to deprive an 18 year old boy of a closet, think a bedroom ought to have a closet. C. Schwalm found there were exceptional circumstances in this house which was built many years ago on a small lot; that the addition is necessary for the enjoyment of the owners' property rights; that it would not be detrimental to the neighbors; and would not adversely affect the comprehensive zoning plan of the city. C. -Schwalm moved to grant this variance with the following condition: (1) that the project as -built be consistent with the plans submitted and date stamped October 19, 1983. Second C. Cistulli; motion approved unanimously on roll call vote, C. Taylor absent. Appeal procedures were advised. Burlingame Planning Commission Minutes Page 3 November 14, 1983 3. FINAL SUBDIVISION MAP FOR 18 OFFICE CONDOMINIUM UNITS AT 345 LORTON AVENUE Reference City Engineer's staff memo (11/7/83) and attached final map. CE Erbacher discussed minor changes in the parking stalls and recommended this map be forwarded to Council for approval. Commission requested CE make a correction on the map: under General Notes, Item #2, change the reference to "multi -family structure" to "commercial". C. Giomi moved for approval and recommendation to City Council of this Final Subdivision Map. Second C. Cistulli; motion approved unanimously on voice vote, C. Taylor absent. 4. REVIEW OF 11/27/78 USE PERMIT FOR PENINSULA SPORTS CENTER, 1239 ROLLINS ROAD, BY ANN MORI CP Monroe discussed this item. Reference staff report for Item #4 (11/14/83); Towber letter to Penelope Greenberg, applicant's attorney, advising of staff site inspection after November 1 and review of the permit on November 14, 1983; Greenberg letter to Monroe (November 1, 1983); Monroe letter to Mori (September 20, 1983); Planning Commission minutes, September 12, 1983; staff report 9/12/83 Planning Commission meeting; Planning Commission minutes, August 22, 1983; Greenberg letter to Monroe (September 1, 1983); Towber letter to Mori (June 7, 1983); Monroe letter of action (February 10, 1983); Crisafi letter to Mori (April 13, 1983); staff report (1/24/83) with attachments and aerial photograph. The following items were received after preparation of the 11/14/83 staff report: November 14, 1983 memo from the Fire Marshal noting applicant's compliance with all Fire Department requirements; drawings and photograph submitted by Ann Mori, the applicant, date stamped November 8, 1983 and letter from the applicant received November 10 , 1983 detailing her compliance with staff's requirements. CP discussed history of the use on this site and current status. It was noted the four parking spaces as required in the 1979 permit review are no longer available to Ms. Mori. Suggested action alternatives as listed in the staff report were modified to eliminate items b and c. Options now would be: amend the use permit with a variance to four parking spaces including a review period, or initiate revocation proceedings to withdraw the use permit and hold that hearing on November 28, 1983. Ms. Mori was not present, however a majority of the Commission wished to proceed with tonight's noticed hearing. For the record, CP told Commission Ms. Mori had advised staff she is taking a class which has a final exam this evening. Chm. Graham opened the public hearing. There were no audience comments and the public hearing was closed. C. Garcia moved to initiate revocation proceedings to withdraw the use permit, to set the revocation hearing for the meeting of November 28, 1983 and at that time to declare the use permit null and void if all the conditions were not complied with by that time. Second C. Cistulli. Discussion on the motion: applicant is providing an important service to the community; parking is the only condition applicant has not complied with; think Commission should deal with the parking problem tonight; compliance with the Fire Department's conditions now provides a safe place for the children; parking regulations during P.M. peak hours on Rollins Road; number of adults on site during class hours; the small amount of time needed to put the site in conformance with Fire Code, could revert to a nonconforming site condition in about two hours time. C. Garcia restated his motion and pointed out the conditions of compliance included the four parking spaces. Motion approved 5-1 on roll call vote, C. Giomi dissenting, C. Taylor absent. Page 4 Burlingame Planning Commission Minutes November 14, 1983 Recess 8:30 P.M.; reconvene 8:35 P.M. ITEMS FOR STUDY 10. SPECIAL PERMIT TO ALLOW CONSTRUCTION OF A 305 ROOM HOTEL AT 835 AIRPORT BOULEVARD CP Monroe discussed details of this application for a hotel which exceeds the code standards for height in the C-4 district and noted environmental review in June, 1983 when EIR-59P was publicly reviewed and certified by Council for this site. Discussion with staff and the architect: this is a completely new design for the project; property has been redefined; trash is retained within the building; there is no connection between this property and the future park; bicycle path access has been discussed and will be incorporated in final plans. Item set for hearing November 28, 1983. 5. SPECIAL PERMIT TO ALLOW AN EXISTING OFFICE BUILDING AT 1214 DONNELLY AVENUE TO BE USED AS A CENTER FOR PSYCHOLOGICAL COUNSELING Requests: will applicant use the total building? would like written response from the applicant to the 10 person occupant load limitation on the second floor. Item set for hearing November 28, 1983. 6. SPECIAL PERMIT TO ALLOW A COURIER SERVICE AT 819 MITTEN ROAD Requests: how often do courier trucks return to the site and how long are vehicles parked there? how are couriers dispatched? average trip ends daily for each vehicle? where are the vehicles parked overnight? how many of the on-site parking spaces are available for this service? Item set for hearing November 28, 1983. 7. SPECIAL PERMIT TO ALLOW A CAR RENTAL AGENCY AT 1322 MARSTEN ROAD Requests: clarify parking available for this business; is there a mezzanine in this building? Item set for hearing November 28, 1983. 8. GENERAL PLAN AMENDMENT, LANDS AT 1508 ADELINE DRIVE AND 1501 EL CAMINO REAL 9. REZONE OF LANDS AT 1508 ADELINE DRIVE AND 1501 EL CAMINO REAL CP Monroe reviewed this request to change the General Plan land use designation and zoning on these sites from medium high residential (R-3) to shopping and service commercial (C-1). She discussed history of the sites and reason for the request, legal requirements, General Plan direction, environmental assessment and possible mitigations, consistency of existing development with current code requirements. Commission was requested to determine if the mitigated negative declaration (ND -348P) could be recommended to Council for action and to review the project, identify any additional concerns, set a public hearing. Discussion requests: further history of these sites would be helpful including why the applicants allowed this nonconforming use to be abandoned, why didn't they protect their rights? where will trash be deposited? Items set for hearing November 28, 1983. Burlingame Planning Commission Minutes Page 5 November 14, 1983 In discussion on Negative Declaration ND -348P it was suggested that all access to the market site be from Adeline Drive and that in and out accesses be marked. Consensus of Commission was to forward the negative declaration to Council with a single mitigation that access to E1 Camino Real be controlled. C. Giomi so moved; second C. Garcia. Motion carried unanimously on voice vote, C. Taylor absent. PLANNER REPORTS 11. DETERMINATION ON SIGNAGE ON A COMMERCIAL BUILDING AT 1209-1215 DONNELLY AVENUE Reference staff report for the 10/24/83 Commission meeting and October 24, 1983 Planning Commission minutes at which time this item was continued to November 14, 1983. CP Monroe advised of staff discussions resulting in a determination that painted features on a building which do not indicate a specific business or a specific business location would not be considered a sign. Commission accepted staff's determination. 12. CONTINUED DISCUSSION OF SIGNAGE ON AWNINGS AND CANOPIES This discussion was continued to January, 1984. 13. CP reviewed Council actions at its November 7, 1983 meeting. ACKNOWLEDGMENTS - Monroe letter to Karen Key, Burlingame Chamber of Commerce (10/26/83) requesting comments of merchants regarding signage. - League of California Cities comments on "California housing problem". - Social Science Department, Burlingame High School letter to Monroe (10/24/83): student attendance at Commission and Council meetings. An.1ni1RNMFNT The meeting adjourned at 9:45 P.M. Respectfully submitted, Nannette M. Giomi Secretary