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