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HomeMy WebLinkAboutMin - PC - 1984.11.13BURLINGAME PLANNING COMMISSION MINUTES. NOVEMBER 13, 1984 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Graham on Tuesday, November 13, 1984 at 7:34 P.M. ROLL CALL Present: Commissioners Garcia, Giomi, Graham, Jacobs, Leahy, Schwalm, Taylor Absent: None Staff Present: Margaret Monroe, City Planner; City Attorney Jerome F. Coleman; City Engineer Frank C. Erbacher MINUTES - The minutes of the October 22, 1984 meeting were unanimously approved. AGENDA - Order of the agenda approved. ITEMS FOR ACTION 1. SPECIAL PERMIT TO CONSTRUCT A GARAGE AT 708 WINCHESTER DRIVE WHICH EXCEEDS THE ACCESSORY STRUCTURE LIMITS FOR HEIGHT AND AMOUNT OF STORAGE AREA, ZONED R-1, BY NED BENEDICT CP Monroe reviewed this request to rebuild a garage. Reference staff report, 11/13/84; Project Application & CEQA Assessment received 9/24/84; letter from the applicant, 9/24/84; plans date stamped 9/24/84 and 10/29/84; letter from applicant, 10/28/84; staff review: Fire Chief (10/16/84), Chief Building Inspector (10/30/84), City Engineer (10/15/84); aerial photograph; study meeting minutes, 10/22/ 84; Notice of Hearing mailed 11/2/84; Resolution Approving Special Permits, SP/1-84. CP discussed details of the request, staff review, applicant's letter, study meeting questions, Planning staff comments. Two conditions were suggested for consideration at the public hearing. Chm. Graham opened the public hearing. Mrs. Benedict:, applicant, was present. Fred Stremme, 705 Winchester Drive, a retired structural engineer and contractor, spoke in favor: he referred to his conversa- tions with the applicant and his advice to build a nE'.w structure rather than trying to repair the old one; it would bEs less costly and with the proper foundation earthquake hazard would bE! reduced; he did not believe the new structure would ever be used for living quarters and was in favor of retaining the same architectural style. There were no further audience comments and the public hearing was closed. Page 2 Burlingame Planning Commission Minutes November 13, 1984 Commission discussion: height of the proposed structure; code criteria for accessory structures; applicant's desire to increase workshop area which would add 3' to the front of the building. Comment: find this a well maintained distinctively designed home, it will not impact the neighbors; staff advised all property owners within 300 feet of the site had been noticed of the hearing and no responses were received. C. Giomi moved for approval of this special permit and adoption of Planning Commission Resolution SP/1-84 with the following conditions: (1) that the conditions of the Fire Chief's memo of October 16, 1984 and the City Engineer's memo of October 15, 1984 be met; and (2) that the structure as built conform to the dimensions as shown in the plans submitted and date stamped October 29, 1984 including structure 20' X 281, plate line 81, maximum roof height 20'-6", collar ties installed no more than 6'-10" above the top of joists and the access to storage area limited to one pull-down stair of a maximum width of 30". Second C. Garcia; motion approved on a 6-1 roll call vote, C. Taylor dissenting. Appeal procedures were advised. CP and CA explained the newly instituted procedure for resolutions on all approved special permits to be recorded with the county. Special permits run with the land and this will alert any subsequent owners of conditions attached to the property. 2. SPECIAL PERMIT TO CONDUCT A DAY PROGRAM FOR DEVELOPMENTALLY DISABLED YOUNG ADULTS AT ROOSEVELT SCHOOL, 1131 VANCOUVER AVENUE, ZONED R-1. BY ANN PARSONS OF HIGH HOPES, INC. CP Monroe reviewed this request to operate a seven day a week day care program in the kindergarten building at Roosevelt School. Reference staff report, 11/13/84; Project Application & CEQA Assessment received 9/27/84; site drawing date stamped 9/27/84; staff review: Chief Building Inspector (10/15/84), City Engineer (10/15/84), Fire Chief (10/16/84); applicant's letters, 9/27/84 and 10/15/84; Towber memo, 10/12/84; James E. Black, Burlingame School District letter, 9/20/84; study meeting minutes, 10/22/84; letters of action on a previous use of the kindergarten site by Excursions in Learning, 3/17/81 and 12/2/ 80; aerial photograph; Guidelines for Leasing Roosevelt School, 7/1/ 80; notice of hearing mailed November 2, 1984; and Planning Commission Resolution SP/2-84. CP discussed details of the request, handicapped facilities which were installed for the previous use, staff review, applicant's and School District's letters, study meeting questions addressed in the staff report. Four conditions were suggested for consideration at the public hearing. Discussion/determinations: handicapped facilities are still in place; impact on the neighbors on weekends should be minimal since the school does not operate then and this facility would have only eight students and four staff members, program indicates very little time would be spent on the site on weekends; possibility of High Hopes' staff parking on site on weekends. Page 3 Burlingame Planning Commission Minutes November 13, 1984 Chm. Graham opened the public hearing. Ann Parsons, applicant, was present; she noted clearance from the Fire Marshal will be required in the state licensing process. Stewart Reed, 1112 Vancouver Avenue, requested a definition of developmentally disabled. Ms. Parsons stated -this is a category assigned by the State Department of Health which refers to a congenital situation resulting in physical, behavioral or functional handicaps, e.g., cerebral palsy, Down's syndrome, a condition in which the person cannot function as a normal individual in the community and needs special assistance. There were no further audience comments and the public hearing was closed. Commission discussion/comment: supervision required in such a facility; feel this is a worthwhile project, a help to the community and the whole area. C. Schwalm moved for approval of this special permit and Planning Commission Resolution SP/2-84 with the following conditions: (1) that the program shall be operated in a manner consistent with the September 27, 1984 and October 14, 1984 letters of Ann Parsons except that the hours of operation shall be 9:00 A.M. to 6:00 P.M., Monday through Friday, and 10:00 A.M. to 6:00 P.M., Saturday and Sunday, year round; (2) that the facility shall be licensed by the state for 12 students and a staff of four; (3) that the staff shall park their cars on the street adjacent to the kindergarten; and (4) that this use permit be reviewed for compliance in June, 1985 and on the basis of complaint thereafter and any change in program hours, size or staffing shall require an amendment to this use permit. Second C. Taylor. In comment on the motion staff was requested to contact Carden School regarding the possibility of High Hopes' staff using Carden's designated on-site parking spaces on weekends. Possibility of conflict in use of the playground was discussed; applicant advised the playground is very large and High Hopes would cooperate with the other programs in order not to conflict with areas or times used. Motion approved on a 7-0 roll call vote. Appeal procedures were advised. 3. AMENDMENT OF SPECIAL PERMIT TO ALLOW AMFAC HOTEL TO CONTINUE TO USE A PORTION OF THE FUTURE ALAMO RENT A CAR HEADQUARTERS SITE AT 778 BURLWAY ROAD, ZONED C-4 (CONTINUED) Reference Paul G. Salisbury's letter, November 6, 1984, requesting a continuance. Item continued to the meeting of December 10, 1984. 4. SPECIAL PERMIT TO ALLOW AN-OFFICE/COMPUTER PROCESSING/STORAGE EXPANSION IN AN EXISTING STRUCTURE AT 1811 ADRIAN ROAD, ZONED M-1, BY GTE SPRINT (WITHDRAWN) Reference Richard D. Humphreys' letter, November 5, 1984, withdrawing the application. Page 4 Burlingame Planning Commission Minutes November 13, 1984 OTHER ACTION 5. PROPOSED 1985 PLANNING COMMISSION MEETING SHEDULE C. Jacobs moved for approval, C. Giomi seconded, motion approved unanimously on voice vote. - 6. PROPOSED REVISIONS TO THE HOME OCCUPATION ORDINANCE Reference staff memos: City Planner (11/13/84) and City Attorney (10/31/84) with attached draft ordinance. CP referred to Commission's previous review of a draft ordinance at their September 11, 1984 meeting. The provision limiting deliveries to the U. S. Postal Service has been removed. She noted the procedural provisions which will be more fair to applicants and to staff. Commission discussed at length: number of residents of the dwelling employed in the home occupation, draft ordinance allows a maximum of two; some Commissioners felt this number should be more flexible, others stressed retaining the residential character of the R-1 zones and commented that commercial areas are available for businesses with more than two employees or which would be a nuisance factor in the neighborhoods; the limitation which confines the use to 200 square feet of the living area would be an effective restriction, thus a garage could not be used as a storehouse; signs would be limited to those allowed in the district in which the home is located, real estate signs are the only signs presently allowed in residential districts. The provision limiting vehicles in the business to 3/4 ton carrying capacity was discussed; it was pointed out campers or other personal vehicles over this limit would be allowed if not used in the home occupation business. Further comment: there is no prohibition on baking/cooking/catering occupations, staff advised the health department would be involved with this type of occupation and a commercial kitchen on site would not be allowed. The number of cottage industries in residential areas of the city was noted; how many of these have a home occupation permit? Staff discussed the problems encountered with contractors who work out of their homes: large equipment often parked in the area and the number of employees who report at the residential site. Chm. Graham opened the public hearing. Tom Heaton, 1906 Easton Drive, advised he was a general contractor working out of his home and had received a home occupation permit. His comments: have no employees but do hire other people from time to time who occasionally come to my home; difficult to comment without having read the proposed ordinance; think Commission concerns about cottage industries are valid, but commercial rents are extremely high for a small business; home occupations with 10-12 employees should be kept out of the R-1 district. There were no further audience comments and the hearing was closed. Page 5 Burlingame Planning Commission Minutes November 13, 1984 CA commented that this ordinance would not affect any existing home occupations which have been approved under the current ordinance, these would be considered nonconforming uses if they did not meet the revised ordinance requirements. Commissioner comment: this is a more restrictive ordinance than the present one and would affect many people; think Commission should receive more public input before making a recommendation to City Council. Chm. Graham set this item for a duly noticed public hearing on January 14, 1985. Recess 8:40 P.M.; reconvene 8:50 P.M. ITEMS FOR STUDY 7. CONDOMINIUM PERMIT - 1114 PALOMA AVENUE 8. TENTATIVE CONDOMINIUM MAP FOR THE ABOVE CE discussed his concerns about drainage to the street, the proper drainage system would affect the height of the building. Commission request: clarify fire access. Items set for hearing November 26, 1984. 9. SPECIAL PERMIT - PIZZA RESTAURANT - 1199 BROADWAY Requests: history of the permit granted to construct this building; survey of eating establishments on Broadway; summary of available parking in the area; revise plans which now show public sidewalk as planter area in front; site plan of the previous approval with indication of on-site parking spaces; clarify hours of operation; what alcoholic beverages will be sold, will there be a bar; will there be music, what type and at what volume. Item set for hearing November 26, 1984. 10. SPECIAL PERMIT AMENDMENT - POOL ADDITION - ROYAL RAQUET BALL CLUB - 1718 ROLLINS ROAD 11. TWO VARIANCES - POOL ADDITION - ROYAL RAQUET BALL CLUB Requests: information on present parking demand and :ramp slope for the handicapped; where will wheelchairs be parked; reasons for an above ground pool; present parking requirements for racquetball courts; letter from the applicant in justification of the variances. Item set for hearing December 10, 1984. 12. REZONING OF 41 LOTS - 301 TO 599 ROLLINS ROAD - FROM R-3 TO R - Request: research Commission's recommendation on this item at the time of the 1984 General Plan Amendments. Set for hearing November 26, 1984. Burlingame Planning Commission Minutes Page 6 November 13, 1984 13. REZONING - PORTION OF 741 SAN MATEO AVENUE/741-755 CALIFORNIA DRIVE - FROM R-3 TO C-2 Set for hearing November 26, 1984. PLANNER REPORTS - REQUEST FOR CODE AMENDMENT TO ALLOW DRY CLEANING PLANTS IN THE C-1 ZONING DISTRICT CP advised City Council had referred this request by the owners of the Adeline Market site to revise the code to allow dry cleaning processing in the C-1 zone. Reference staff report, 11/13/84; letter from James E. Jackson, attorney for Marmora Terrell and Nancy Kurkjian, 10/3/84; letter from Doris Ring, American Pacific Equipment Co., Inc., exclusive distributor of the One Hour Martinizing franchise in California and several other states, 9/25/84. Three action alternatives were suggested by staff. Commission discussion: would like statement from the Fire Department about this use in C-1 zones; such a plant might use much more space than a retail store; if allowed in C-1, would such a plant be allowed on Burlingame Avenue; dry cleaning plants are allowed on California Drive in the C-2 district; is the area well supplied with dry cleaning establishments at present; basic issue is does the city want to allow this type of operation in its retail areas; might be an excellent addition to the Adeline Market shopping center, would lean toward Alternative #2, making dry cleaning plants in C-1 a conditional use requiring a special permit; would need more information before making a recommendation to Council, details on all types of dry cleaning plants in operation today; concern about size of such a business, would it be a central pickup and delivery point; is there a community need to change the code to allow cleaning plants in all C-1 zones; would like clarification of the reasons dry cleaning plants were prohibited in C-1 districts 40 years ago and if such operations today are less obnoxious; request information on the size of the service area for a single operation. Chm. Graham set this item for action on January 14, 1985. - CP Monroe reviewed Council actions at its November 5, 1984 regular meeting and November 7, 1984 study meeting. ACKNOWLEDGMENT Letter from Elayne Cudmore, Manager, Northpark, 1080 Carolan Avenue (October 26, 1984). ADJOURNMENT The meeting adjourned at 10:15 P.M.