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HomeMy WebLinkAboutMin - PC - 1984.04.23CITY OF BURLINGAME PLANNING COMMISSION APRIL 23, 1984 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Graham on Monday, April 23, 1984 at 7:31 P.M. ROLL CALL Present: Commissioners Garcia, Giomi, Graham, Jacobs, Leahy, Schwalm, Taylor (excused at 8:50 P.M.) Absent: None Staff Present: City Planner Margaret Monroe; City Attorney Jerome F. Coleman; City Engineer Frank C. Erbacher MINUTES - The minutes of the April 9, 1984 meeting were unanimously approved. AGENDA - Order of the agenda approved. ELECTION OF OFFICERS The Chair asked for nominations. C. Taylor nominated Harry Graham as Chairman for another year; second C. Leahy. C. Jacobs moved the nominations be closed. C. Graham elected Chairman on unanimous voice vote. C. Schwalm nominated Bill Garcia for Vice Chairman; second C. Taylor. C. Jacobs moved the nominations be closed. C. Garcia elected Vice Chairman on unanimous voice vote. C. Jacobs nominated Nannette Giomi for Secretary; second C. Taylor. C. Giomi elected Secretary on unanimous voice vote. Entire slate of officers reelected for the 1984-85 term. ITEMS FOR ACTION 1. TENTATIVE AND FINAL PARCEL MAP FOR RESUBDIVISION OF LAND AT 2840 CANYON ROAD (PORTION OF BLOCK 2, BURLINGAME HILLS NO. 2), BY EDWIN H. SMITH FOR VLADIMIR SOMMER CE Erbacher reviewed this item. Reference CE's memo of April 17, 1984, aerial photograph and tentative and final map. Applicant wishes to divide the subject R-1 parcel into two lots, one 10,000 SF minimum and one 13,000 SF; proposal is consistent with zoning requirements and categorically exempt under CEQA guidelines. CE recommended this map be forwarded to Council for approval with three conditions as listed in his agenda memo. He distributed copy of Assessor's map indicating sizes of adjacent lots. Site was annexed to the City of Burlingame in 1981; San Mateo County had no comment on this application. Letters in opposition received April 23, 1984 were noted from the following: N. J. and Shirley Repetto, 2109 Summit Drive; John and Claire Khouri, 2849 Canyon Road; Margaret and Murray Gilderbloom, 2845 Canyon Road; and Charles and Judith Iverson, 2841 Canyon Road. Commission/staff discussion: requirements for installation of curb and gutter along Canyon Road; concerns about impact on the creek expressed in letters of opposition; city is not proposing removal of the stone pillars at the entrance to Canyon Road, they are in city right-of-way, would need an encroachment permit to remove; minimum lot size in the county in this area is 20,000 SF, minimum lot size in the city adjacent to the area is 10,000 SF. Page 2 Burlingame Planning Commission Minutes April 23, 1984 Chm. Graham opened the public hearing. Vladimir Sommer, applicant, stated installation of curb and gutter would improve safety, there was curb previously which was demolished when street was raised; is trying to subdivide according to city regulations and not asking for any exceptions. There were no audience comments in favor. Those speaking in opposition: Margaret Gilderbloom, 2845 Canyon Road; Charles Iverson, 2841 Canyon Road; Nat Repetto, 2109 Summit Drive; John Khouri, 2849 Canyon Road; Jim Eckels, 2855 Canyon Road. Their concerns: destruction of the environment for a profit, would lower property values in the area, impacts on the creek and increased flooding conditions, would like to see consistency of city and county minimum lot sizes in this area. Applicant spoke in rebuttal: there is no consistency in existing lots in the county, can understand concern of new owners who just moved in and experienced the worst flood in years, with a 10,000 SF lot and required setbacks for the area can build a three bedroom home/two car garage without affecting the creek; farther up the canyon a house was built right over the creek, maybe he's not a very good neighbor and now the neighbors want to get even, but dirt should be left in the neighborhood and let stink. There were no further audience comments and the public hearing was closed. Discussion: home built over the creek is in the county; creek is all on private land, city can only look at the improvements placed on properties to assure they are good practice; is there any way the city or county can increase capacity of the creek or alleviate flooding problems; city looks at good engineering conditions, would ask to have capacity confirmed and try to keep development out of regular flow areas; this is a flat parcel, proposed land division will not exacerbate conditions; existing garage is wide enough for two cars parked tandem, it is accessed off. Summit Drive; city is requiring paved backup area on Canyon Road with a creek berm or wall if necessary; applicant's property was annexed to the city and he should be allowed to develop this large parcel to city standards; can appreciate the feelings of residents of the hills area. C. Schwalm moved that this tentative and final parcel map be recommended to City Council for approval with the three conditions listed in the City Engineer's agenda memo of April 17, 1984; second C. Garcia. Comment on the motion: concern about development on the newly created parcel, staff advised city will closely monitor any development of this parcel. Motion passed 6-1 on roll call vote, C. Taylor dissenting. 2. TENTATIVE AND FINAL PARCEL MAP TO ADJUST PROPERTY LINES AT 2616 AND 2620 SUMMIT DRIVE (LOT 21 AND PORTION OF LOT 22, KENMAR TERRACE), BY KAVANAGH ENGINEERING FOR WILLIAM GARIBALDI'AND JOHN MORAN Reference CE Erbacher's agenda memo of April 3, 1984 with attached map, Project Application & CEQA Assessment dated 3/22/84 and Notice of Hearing mailed April 13, 1984. CE reviewed this proposed realignment of common lot line which would place all pool and equipment improvements installed in 1961 at 2620 Summit entirely within this parcel rather than encroaching into the property at 2616 Summit Drive; proposal meets all zoning and planning requirements. CE recommended the map be forwarded to Council for approval. Chm. Graham opened the public hearing. There were no audience comments and the public hearing was closed. C. Garcia moved that this tentative and final parcel map be recommended to City Council for approval; second C. Leahy. Motion approved unanimously on roll call vote. Page 3 Burlingame Planning Commission Minutes April 23, 1984 3. FINAL PARCEL MAP TO COMBINE PARCELS AT 1470 BAYSHORE HIGHWAY, ALAMO RENT -A -CAR; BY JAMES F. CARROLL & ASSOCIATES Reference CE Erbacher's agenda memo of April 3, 1984 with attached map and Notice of Hearing mailed April 13, 1984. CE advised this map was required as a condition of approval for Alamo's special permit granted in July, 1983; map conforms to the conditions of approval and may be forwarded to Council. One condition was suggested in agenda memo. Chm. Graham opened the public hearing. Mr. Geraldi, The Fisherman Restaurant, stated he wished to retain the easement through the subject lot and keep Burlway Road open. Staff advised this is of record. There were no further audience comments and the hearing was closed. C. Giomi moved that this final map be recommended to City Council for approval with one condition as listed in the City Engineer's agenda memo dated April 3, 1984. Second C. Garcia. Motion approved on a 6-1 roll call vote, C. Taylor dissenting (voted against the original application for the use, it is bad planning, and will vote no now). 4. SPECIAL PERMIT AMENDMENT TO ALLOW A SPORTS THERAPY CLINIC TO OPERATE IN CONJUNCTION WITH THE BURLINGAME ATHLETIC CLUB AT 888 HINCKLEY ROAD, IN THE M-1 DISTRICT. BY STAN CONTE. CLINIC DIRECTOR CP Monroe reviewed this request to operate a sports therapy clinic on the Burlingame Athletic Club premises. Reference staff report, 4/23/84; Project Application & CEQA Assessment received 3/14/84; applicant's project description (March 14, 1984) and parking availability survey (March 28, 1984); staff review: Fire Marshal (3/15/84), Chief Building Inspector (4/16/84) and City Engineer (4/9/84); April 9, 1984 study meeting minutes; Towber letter to applicant, April 10, 1984 and applicant's response dated April 16, 1984; applicant's letter of April 16, 1984; aerial photograph; Notice of Hearing mailed April 13, 1984; plans date stamped March 14, 1984; and staff report and Project Application for a swimming pool addition (special permit amendment) at Burlingame Athletic Club (1/23/84). CP discussed details of the request, staff review, applicant's letters, study meeting questions, Planning staff comment. Four conditions were suggested for consideration at the public hearing. Chm. Graham opened the public hearing. Stan Conte, applicant, discussed his desire to open a sports therapy clinic in the mid -peninsula area, history of his career as a licensed physical therapist, his search for a location with an atmosphere of health rather than illness, at proposed site could utilize Burlingame Athletic Club equipment, would treat athletic and industrial injuries and operate by medical referral only; traffic survey indicated peak use of the club was after 5:00 P.M., do not feel this business would impact the area from 8-5:00 P.M., patients would be spaced throughout the day; even if the swimming pool were put in believe there will be ample parking from 8-5:00 P.M. Diane Prosser, representing Mills Memorial Hospital, a partner in this venture, spoke of the need for this type of business in a healthy environment; the proposed location at the athletic club in an industrial area will provide the type of atmosphere required by these particular patients; there is community need for this clinic. Kenn Edwards, president, Burlingame Athletic Club, advised the club has not yet completed a study of the financial feasibility of putting in a swimming pool (approved by Commission in January 1984) and does not expect to reach a decision by the end of the year; happy to have this clinic located at the club. There were no further audience comments and the hearing was closed. Burlingame Planning Commission Minutes Page 4 April 23, 1984 Commission discussion: the 352 SF clinic would be located upstairs, a total of 18 steps with no handicapped access; applicant advised 95-99% of patients would be able to negotiate the stairs, it was hoped an 8' x 10' massage area on the first floor could be utilized for the small percentage of those who could not climb the stairs; if first floor area is to be used conditions should be amended to clarify this; applicant will treat patients of any age; Kenn Edwards stated the club is primarily an adult athletic club, membership only to those over 16, children are allowed if accompanied by an adult. C. Jacobs moved to approve this special permit amendment with the following conditions: (1) that the physical therapy clinic operated on the site be limited to three employees and a daily patient load of no more than 20 weekdays (Monday through Friday) from 8:00 A.M. to 5:00 P.M.; (2) that the business be operated as described in Stan Conte's letters dated March 14, 1984, March 28, 1984 and April 16, 1984; (3) that an 8' x 10' massage room area on the first floor also be used by this business; (4) that the conditions of the City Engineer's memo of April 9, 1984 be met; and (5) that this entire use permit be reviewed in six months (October, 1984) and again specifically for traffic and parking impact in April, 1985 and October, 1985. Second C. Schwalm. During comment on the motion CP advised staff will make spot traffic/parking checks at the time the permit is up for review. Motion approved 7-0 on roll call vote. Appeal procedures were advised. 5. CONDOMINIUM PERMIT FOR A NINE UNIT RESIDENTIAL CONDOMINIUM AT 1233 BELLEVUE AVENUE. ZONED R-4. BY JERRY DEAL FOR TED FARLEY AND ASIA PENINSULA PROPERTIES CP Monroe reviewed this proposal to construct a nine unit condominium. Reference staff report, 4/23/84; Project Application & CEQA Assessment received 3/14/84; study meeting minutes, April 9, 1984; staff review: Chief Building Inspector (4/16/84), Fire Marshal (4/2/84), City Engineer (4/9/84) and Director of Parks (3/29/84); letter from Jerry Deal, 4/13/84; aerial photograph; Notice of Hearing mailed April 13, 1984; memo from the City Engineer dated April 17, 1984; and plans date stamped March 14, 1984. CP discussed details of the request, staff review, applicant's response to study meeting requests, Planning staff comment. Three conditions were suggested for consideration at the public hearing. Chm. Graham opened the public hearing. Ted Farley, developer and Jerry Deal, designer were present. Mr. Farley expressed concern about the call button and providing guest parking in the garage; he noted there was a public parking lot only 50-60 feet away from the site; if off-street parking is provided in front of the main gate in the garage vandalism is encouraged. There were no audience comments and the public hearing was closed. Discussion: CE added a 10th conditioh to those in his memo of April 9, 1984, "that sump pump drainage be placed directly into the city storm drain system as approved by the City Engineer." C. Jacobs moved for approval of this condominium permit with the following conditions: (1) that the project be built consistent with the plans submitted to the Planning Department and date stamped March 14, 1984 with the correction to the front setback on the site plan of 28'-3"; (2) that the conditions of the Fire Marshal's memo of April 2, 1984, the City Engineer's memo of April 9, 1984 as amended, "that sump pump drainage be placed directly into the city storm drain system as approved by the City Engineer", and the Director of Parks' memo of March 29, 1984 be met; and (3) that two of the on-site parking spaces provided be designated for guest parking and that a call button system be installed at the top of the driveway for guests to notify owners of their presence. Second C. Schwalm; motion approved on a 7-0 roll call vote. Appeal procedures were advised. Burlingame Planning Commission Minutes Page 5 April 23, 1984 6. TENTATIVE CONDOMINIUM MAP FOR A NINE UNIT DEVELOPMENT AT 1233 BELLEVUE AVENUE CE Erbacher found the map complete and recommended it be forwarded to Council for approval. Reference CE's agenda memo dated April 17, 1984. C. Giomi moved that this tentative condominium map be forwarded to Council for approval. Second C. Garcia; motion approved unanimously on voice vote. C. Taylor was excused at 8:50 P.M. 7. CONDOMINIUM PERMIT FOR CONSTRUCTION OF A 12 UNIT RESIDENTIAL PROJECT AT 1508 FLORIBUNDA AVENUE, ZONED R-3, BY ROBERT ONORATO FOR TIM BROSNAN CP Monroe reviewed this proposal for a two story 12 unit condominium. Reference staff report, 4/23/84; Project Application & CEQA Assessment received 2/15/84; Negative Declaration ND -356P posted April 11, 1984; staff comment: City Engineer (4/3/84), Fire Marshal (3/26/84) and Director of Parks (3/22/84); average setback detail date stamped March 16, 1984; study meeting minutes, April 9, 1984; aerial photograph; Notice of Hearing mailed April 13, 1984; and plans date stamped March 16, 1984. CP discussed details of the request, staff review, clarification of front setback measurement. Two conditions were suggested for consideration at the public hearing. Discussion: CE noted a correction in his April 3, 1984 memo: next to last line should read "shoring" plan rather than "showing" plan; Commission guest parking policy; common open area provided. Chm. Graham opened the public hearing. Robert Onorato, architect representing Tim Brosnan, applicant commented on Fire Department requirement for provision of fire escapes from each sleeping room on the second floor; design includes two means of egress from each unit on the second floor, have verbal confirmation that Fire Marshal finds this acceptable. There were no audience comments and the hearing was closed. Commission discussion: no security gate is proposed and no guest parking designated on the plans, if a security gate were put in guest parking would need to be designated and a call button installed; would be best to install conduit for call button system at the time of construction. C. Giomi moved for approval of this condominium permit with the following conditions: (1) that the project be built consistent with the plans submitted to the Planning Department and date stamped March 16, 1984; (2) that all the conditions of the City Engineer's memo of April 3, 1984, Fire Marshal's memo of March 26, 1984 and Director of Parks' memo of March 22, 1984 be met; and (3) that at such time as a security gate is installed guest parking be designated and a security call button system be installed. Comment on the motion: method of assigning parking spaces on the final map, need to be more definitive with condition #3 and require installation of conduit at the time of construction; Commission's desire to require some designated guest parking in impacted residential areas; concern that designated guest spaces are taken from the code requirement for the project, not surplus spaces. C. Giomi amended Condition #3 to read: that one guest parking space be designated and conduit for the future call button be installed at the time of construction for use if needed. Second C. Schwalm; motion approved on a 5-1 roll call vote, C. Leahy dissenting, C. Taylor absent. Appeal procedures were advised. Burlingame Planning Commission Minutes Page 6 April 23, 1984 8. TENTATIVE CONDOMINIUM MAP FOR A 12 UNIT DEVELOPMENT AT 1508 FLORIBUNDA AVENUE Reference CE Erbacher's agenda memo dated April 17, 1984. CE advised the map is complete and may be forwarded to Council for approval. C. Garcia moved that this tentative condominium map be forwarded to City Council for approval. Second C. Giomi; motion approved 6-0 on voice vote, C. Taylor absent. 9. CONDOMINIUM PERMIT FOR A THREE UNIT CONDOMINIUM PROJECT AT 1119 CHULA VISTA AVENUE, ZONED R-3, BY ROBERT ONORATO FOR MICHAEL GIANNI 10. FRONT SETBACK VARIANCE FOR THE ABOVE PROJECT CP Monroe reviewed this request for construction of a two story three unit residential condominium. Reference staff report, 4/23/84; Project Application & CEQA Assessment received 2/15/84; Negative Declaration ND -357P posted April 11, 1984; staff comments: City Engineer (3/27/84), Chief Building Inspector (4/16/84), Fire Marshal (3/19/84) and Director of Parks (2/27/84); April 12, 1984 letter from Michael Gianni, applicant; front setback detail, Onorato, date stamped March 20, 1984; study meeting minutes, April 9, 1984; aerial photograph; Notice of Hearing mailed April 13, 1984; and plans date stamped March 14, 1984. CP discussed details of the request, staff review, study meeting requests, applicant's justification for front setback variance. Three conditions were suggested for consideration at the public hearing. It was determined the house with the 19' front setback which affected average setback was also zoned R-3, if developed sometime in the future an average setback of 15'-7" would be required. Chm. Graham opened the public hearing. Robert Onorato, architect representing Michael Gianni, applicant advised the house with the 19' front setback is approximately 60 years old, redevelopment could be expected within 10 years; this setback is not representative of setbacks on the street. There were no audience comments and the hearing was closed. C. Jacobs found that there were exceptional circumstances in the older home at 1117 Chula Vista, it is not representative of the average setback on the street; that the variance is needed to use the project site properly; that it will not be detrimental to the neighborhood, the zoning of the city or the general plan. C. Jacobs moved for approval of the variance and the condominium permit applications with the following conditions: (1) that the project be built consistent with the plans submitted to the Planning Department and date stamped March 14, 1984; (2) that the conditions of the City Engineer's memo of March 27, 1984, the Chief Building Inspector's memo of April 16, 1984, the Fire Marshal's memo of March 19, 1984 and the Director of Parks' memo of February 27, 1984 be met; and (3) that a six foot wooden fence be built along all property lines, except the front, as shown on the March 14, 1984 plans. Second C. Schwalm. Comment on the motion: parking heavily impacted in this area; possibility of requiring one designated guest parking space; would not want to designate code required parking. Staff was requested to schedule Commission review of its guest parking policy at a future study meeting. Motion approved on a 5-1 roll call vote, C. Taylor absent, C. Graham voting no (this is impacted area and think there should be designated guest parking). Appeal procedures were advised. 11. TENTATIVE CONDOMINIUM MAP FOR A THREE UNIT PROJECT AT 1119 CHULA VISTA AVENUE Reference CE Erbacher's agenda memo, April 17, 1984. CE found the map complete and ready to forward to Council for approval. Burlingame Planning Commission Minutes Page 7 April 23, 1984 C. Garcia moved that this tentative condominium map be forwarded to City Council for approval. Second C. Jacobs; all aye voice vote, C. Taylor absent. ITEMS FOR STUDY 12. SPECIAL PERMIT TO ALLOW CONSTRUCTION OF A 998 SF FOUR -CAR GARAGE WHICH EXCEEDS THE MAXIMUM AREA PERMITTED FOR AN ACCESSORY STRUCTURE - 16 CLARENDON ROAD Requests: does the hot water heater on back porch meet life safety requirements? nonconforming status of the two existing buildings on the lot; how far is this site located from multiple family zoning? addresses for each of the buildings; why a four car garage? Item set for hearing May 14, 1984 provided revised plans for the porch are received from the applicant. 13. FENCE EXCEPTION TO ALLOW CONSTRUCTION OF A FENCE WHICH EXCEEDS CODE REQUIREMENTS FOR HEIGHT - 2616 EASTON DRIVE CE comment: property line survey may be necessary. Item set for hearing May 14, 1984. 14. TENTATIVE AND FINAL PARCEL MAP - 835 AIRPORT BOULEVARD Set for hearing May 14, 1984. CITY PLANNER REPORT CP Monroe reviewed Council actions at its April 16, 1984 regular meeting. ADJOURNMENT The meeting adjourned at 10:10 P.M. Respectfully submitted, Nannette M. Giomi Secretary