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HomeMy WebLinkAboutMin - PC - 1985.11.12CITY OF BURLINGAME PLANNING COMMISSION NOVEMBER 12, 1985 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Garcia on Tuesday, November 12, 1985 at 7:30 P.M. WIT.T. (AT.r. Present: Commissioners Garcia, Giomi, Graham, Jacobs, Leahy, Schwalm, Taylor Absent: None Staff Present: Margaret Monroe, City Planner; Jerome F. Coleman, City Attorney MINUTES - The minutes of the October 28, 1985 meeting were unanimously approved. AGENDA - Order of the agenda approved. ITEMS FOR ACTION 1. GENERAL PLAN AMENDMENT TO CHANGE THE LAND USE DESIGNATION OF A PORTION (42 AND 48 PARK ROAD) OF THE PROPERTY AT 1221 BAYSWATER AVENUE FROM SHOPPING AND SERVICE COMMERCIAL TO HIGH DENSITY RESIDENTIAL, BY BAY PARK ASSOCIATES (APPLICANT) WITH WILLIAM J. AND ROBERT A. GILMARTIN (PROPERTY OWNERS) 2. REZONE OF A PORTION (42 AND 48 PARK ROAD) OF THE PROPERTY AT 1221 BAYSWATER AVENUE FROM C-1 (RETAIL COMMERCIAL) TO R-4 (HIGH DENSITY RESIDENTIAL) 3. TWO SPECIAL PERMITS FOR A 110 UNIT SENIOR RESIDENTIAL FACILITY AT 1221 BAYSWATER AVENUE, BY HARDISON, KOMATSU, IVELICH & TUCKER (ARCHITECTS) AND BAY PARK ASSOCIATES (APPLICANT) Reference staff report, 11/12/85, with attachments. CP Monroe reviewed this request for general plan amendment, rezone and two special permits to allow a group residential facility which will exceed 35' in height. She discussed the parcels involved in the project, details of the proposed residential facility for the elderly, a previous project which was denied without prejudice by Council in March, 1985, Council's concerns about height and parking and how they have been addressed in the revised project, environmental review, staff comments, Planning staff comment, applicant's letter, study meeting questions, comparison of the two projects, Planning Commission action this evening. Seven conditions were suggested for consideration at the public hearing. Discussion: staff considered this to be a residential use, meal service and beauty/barbershop services will not be open to the general public; concern that the project not impact its neighbors, specifically 41 Lorton Avenue; staff advised trash pickup and service deliveries Page 2 Burlingame Planning Commission Minutes November 12, 1985 would come from the Park Road side of the building, the trash area is next to the kitchen, previous traffic study showed the possible maximum impact of the project would be less than 1% of the existing traffic on the adjacent streets, therefore the impact on the duplex next to the driveway would be negligible; applicant had thought the 110 units would be occupied by one person per unit, it has been indicated the six larger units could be used for double occupancy; an additional condition was suggested limiting the maximum number of residents to 116 and number of employees to 16; corridor of second floor forms the ceiling of the breezeway to the recreation building on the first floor, the four units added over the recreation building meet fire exiting requirements. George Ivelich, architect representing the applicants, discussed the revised project: the density has been reduced by 10 units and the height by one floor; in order to maximize parking the design provides the same number of spaces as the previous, larger project; in his firm's experience with similar projects they have found the demand is enormous and the need is there; the units added above the recreation building have two means of egress, the breezeway is needed for acoustical separation and on-site pedestrian circulation; a gracious entrance is provided as well as a roof deck, all amenities have been preserved. Responding to Commissioner question, Robert Gilmartin, applicant, stated he would give preference to Burlingame residents and has worked closely with all the senior groups in the city in developing this project. Chm. Garcia opened the public hearing. There were no audience comments and the public hearing was closed. Commenting that this project will be beneficial to the city, C. Jacobs moved for adoption of Commission Resolution No. 34-85 which includes findings and recommendation to City Council of amendment of the general plan to change the land use designation to high density residential on Lots 13 and 14, Block 8, Polo Field Subdivision. Second C. Graham; motion approved on a 7-0 roll call vote. C. Giomi moved for adoption of Commission Resolution No. 35-85 and recommendation to City Council of reclassification to R-4 district of the same two parcels. Second C. Graham; motion approved on a 7-0 roll call vote. C. Giomi moved for approval of the two special permits and for adoption of Commission Resolution No. 36-85 with the seven conditions in the staff report and condition #8, that the number of residents in this facility be limited to 116 and number of employees to 16. Second C. Graham. In.comment on the motion several Commissioners objected to a condition stipulating maximum number of employees. C. Giomi withdrew her motion, C. Graham withdrew his second. C. Graham moved for approval of the two special permits and for adoption of Commission Resolution No. 36-85 with the following conditions: (1) that the conditions of the Fire Marshal's October 10, Page 3 Burlingame Planning Commission Minutes November 12, 1985 1985 memo, the Chief Building Inspector's October 8, 1985 memo and the City Engineer's October 23, 1985 memo shall be met; (2) that eight of the underground parking stalls shall be designated for visitor/guest parking and shall be available for visitor use at all times; (3) that the driveway at the entrance of the project (corner Bayswater and Park) shall be posted for loading and unloading of passengers and emergency vehicle use only and no visitors' or residents' cars shall be parked there for an extended period of time; (4) that the project shall provide a van seven days a week to take residents to medical appointments, shopping and to meet their other transportation needs; (5) that the service entrance driveway on Park Road shall be removed and replaced with a paved walkway from the sidewalk to the service entrance of the building, the driveway area shall be landscaped; (6) that the 1,200 SF recreation room shown on the ground floor plan shall be used by residents for that purpose and shall not be converted to additional dwelling units or leasable area; and (7) that the project as built be consistent with the plans submitted to the Planning Department and date stamped September 18, 1985 as amended by applicant's submittals, amended plans November 4, 1985 and letter from architect to Fire Marshal dated November 5, 1985. Second C. Leahy; motion approved on a 7-0 roll call vote. Appeal procedures were advised. 4. SPECIAL PERMIT FOR APPARENT WIDTH TO ADD 570 SF TO THE RESTAURANT AT 1590 BAYSHORE HIGHWAY, ZONED C-4 Reference staff report, 11/12/85, with attachments. CP Monroe reviewed this request for an addition for handicapped bathrooms. She discussed details of the request, staff review, study meeting questions. Five conditions were suggested for consideration at the public hearing. CP commented on staff's parking count for this restaurant and state leasehold land also used for parking. Bill Craig of Walker & Moody, Architects, representing the applicant and property owner, El Torito La Fiesta, was present. He commented on the completeness of the staff report but had some reservation about Condition #3 requiring posting of a bond for seawall and landscape improvements; this will be expensive, E1 Torito is willing to participate but has concern about the apparent lack of a master plan for flood control to tie in all properties along the water, it was felt El Torito would be bearing the initial responsibility. CP advised the city will be requiring other properties to put in flood control; in the interim BCDC has agreed to allow E1 Torito to sandbag for protection of improvements should the water rise this year. The city did approach property owners a few years ago suggesting an assessment district be formed and plans be formulated for the entire strip, at that time the city could not get 50% participation of the property owners. Subsequently when anyone came in for approvals from the city they were required to provide flood control and public access improvements; some six properties have already been required to comply in order to get various building permits. Page 4 Burlingame Planning Commission Minutes November 12, 1985 Commission discussion/comment: a 25' walkway was part of the original permit for the restaurant; what is new is the seawall requirement, not the landscaping; there is an emergency exit which extends into the walkway; from CP's comments there is something being done and the city has tried to get a combined effort. Commission determined from Mr. Craig the cost to build a seawall would be a high of $300 per lineal foot, a low of $100 per lineal foot. Chm. Garcia opened the public hearing. There were no audience comments and the public hearing was closed. Commenting that the restaurant is existing and needs the addition, C. Jacobs moved for approval of this special permit and for adoption of Commission Resolution Approving Approving Special Permits with the following conditions: (1) that the conditions of the Fire Marshal's October 10, 1985 memo and the City Engineer's October 23, 1985 memo shall be met; (2) that the applicant shall restripe the parking lot to provide a minimum of 70 standard parking stalls within his state leasehold area (not including the shared parking area); (3) that a bond shall be posted for seawall and landscape improvements based on the value of improvements approved by BCDC and the City of Burlingame before a building permit is issued for this addition and that the seawall and landscape improvements shall be installed within the next 12 months weather permitting; (4) that the handicapped ramp at the front of this building shall be illuminated to a standard which makes its use safe from dusk to the closing hour of this restaurant daily; and (5) that the bathroom addition as built shall be consistent with the plans submitted to the Planning Department and date stamped September 19, 1985. Second C. Graham; motion approved on a 7-0 roll call vote. Appeal procedures were advised. 5. AMENDMENT OF 11/15/82 SPECIAL PERMIT TO ALLOW EXPANSION OF THE SNACK BAR AT 801 MAHLER ROAD, ZONED M-1 Reference staff report, 11/12/85, with attachments. CP reviewed this request to allow expansion of the existing snack bar and addition of customer seating. She discussed details of the request, code requirements for establishments for retail food sales in the M-1 district, staff review, Planning staff comment, applicant's letter, study meeting questions. Three conditions were suggested for consideration at the public hearing. Discussion: large number of delis/snack bars in the M-1 area between Millbrae Avenue and the Broadway overpass; there is no designated parking on site for this deli, staff believed customers were mainly walk-in. Paul Lee, applicant, stated he has had no complaints from customers since opening his business in 1982, customers have requested seating for their early morning coffee and at lunch time, most customers are from this same building. Page 5 Burlingame Planning Commission Minutes November 12, 1985 Chm. Garcia opened the public hearing. Bert Horn, 405 Primrose Road, representing the property owner of 1499 Bayshore Highway and 801 Mahler Road, spoke in favor: there are two office buildings on this site, in addition to the 29 parking spaces in front of 801 Mahler there are approximately 100 for 1499 Bayshore; this snack bar serves all tenants and is located in the middle of the building, it is a walk-in/take-out business; this proposal would allow some of the customers to sit in the restaurant area; he has talked to the tenants and they feel service and food is good, it is a convenience for the people working on the premises. There were no further audience comments and the public hearing was closed. During further discussion it was determined the applicant does not do catering or party trays and has no plans to do so in the future; in 1982 fliers were used to advertise his opening, he does no advertising now. Commission concerns: that this business would branch out and bring in people from farther away which would cause a traffic problem in the area; the number of delis in this small area at present, when they were first allowed they were primarily a convenience, how much more will this type of business grow. Commenting that it seems reasonable to improve the snack bar for the convenience of the tenants, C. Schwalm moved for approval of the special permit amendment and for adoption of Commission Resolution Approving Special Permits with the following conditions: (1) that the expanded snack bar operate under the conditions of the original use permit including: Fire Department requirements for grill and grease hood with automatic extinguishing system are installed, that posts are installed at the end of the parking stall in front of the entrance door and the stall eliminated to allow unobstructed exiting from the snack bar, that hours of operation be 7:30 A.M. to 3:30 P.M.; (2) that the remodeled snack bar be 725 SF, 19' wide and 42' long, with nine tables and 30 chairs, with two full time and one part time employee; and (3) that all improvements shall be installed in compliance with the Uniform Fire and Building Codes as amended by the City of Burlingame. Second C. Graham. C. Giomi requested a fourth condition be added: (4) that this special permit be reviewed in one year's time (November, 1986). C. Schwalm amended his motion; C. Graham amended his second. Motion approved on a 6-1 roll call vote, C. Jacobs dissenting. Appeal procedures were advised. 6. AMENDMENT OF 7/24/78 SPECIAL PERMIT FOR ADDITION OF A LAP POOL AT ROYAL RACQUET CLUB, 1718 ROLLINS ROAD, ZONED M-1 7. PARKING VARIANCE FOR THE ABOVE (NO LONGER REQUIRED) Due to conflict of interest C. Taylor did not participate in this item. Reference staff report, 11/12/85, with attachments. CP Monroe reviewed details of the request, staff review, applicant's letter, parking use study submitted by the applicant, letters received in support and in Burlingame Planning Commission Minutes Page 6 November 12, 1985 opposition, study meeting questions. Three conditions were suggested for consideration at the public hearing. George -Corey, 700 E1 Camino Real, Millbrae, applicant's representative, discussed the plan submitted a year ago which was objected to primarily because of parking; the proposed pool is strictly a lap pool and located in the rear, it will be used for exercise only and is not intended as a recreational pool; applicant will provide all parking required by code. He did not believe use of the pool would impact parking, as members get older they become more interested in lower impact sports and it will be members who will use this pool; one racquetball court will be removed. Dr. Janis Stoner, chiropractor, discussed the use of the pool for rehabilitation in treating sports injuries and in preventive medicine, rotating racquetball and swimming. Dina Williams, manager of the club for the past six years, commented it is a stable club, members as well as employees; as members grow older swimming could be an alternative to higher impact sports; users of the pool would be present members, not additional members; it will not be a recreational pool but a lane pool which will be reserved. Responding to Commission questions, Ms. Williams stated reservations will be made for specific periods the same as the racquetball courts; swimmers like to swim early in the morning and at that time there is no parking problem; as far as policing users, they have had no problem with the racquetball courts; the pool is designed so that the three long lanes can be split up with a gate to allow six people to swim if the demand is there; swimming meets will not be held. Chm. Garcia opened the public hearing. The following spoke in favor: a Burlingame resident who has multiple sclerosis - swimming is good therapy, he has been using the club three times a week, has shown improvement from his use of the facilities, the proposed pool would be a benefit to him. Donald Peter, 1000 Balboa Avenue presently uses most of the club's facilities, would use the swimming pool; it is an effective facility and efficiently run. Art Michael, owner of Prime Time Athletic Club, 1730 Rollins Road also spoke. He was not opposed to the lap pool addition but asked that whatever is decided this evening the same consideration be extended to Prime Time (reference his letter of November 11, 1985 which was distributed this evening), i.e., Royal Racquet Club's addition of floor area two years ago plus the proposed addition with no requirement for additional parking versus Prime Time's recent request to expand its weight room at which time they were required to provide more parking. There were no further audience comments and the public hearing was closed. During Commission discussion applicant stated with the removal of three racquetball courts 14 will remain. Staff advised the plans show a new corridor being extended and administrative offices adjacent to that corridor, six parking spaces were added, the club has met parking requirements for the conversion two years ago and this addition. Burlingame Planning Commission Minutes Page 7 November 12, 1985 In discussing complaints, staff stated most come from property owners across the street; the city does not have a limit on the number of memberships allowed for the club; one Commissioner commented that 300 or 1,200 or 8,500 memberships would make a difference. In view of staff's confirmation that the club meets parking requirements, C. Jacobs moved for approval of this special permit amendment and for adoption of Commission Resolution Approving Special Permits with the following conditions: (1) that the project as built shall be consistent with the plans submitted to the Planning Department and date stamped November 4, 1985; (2) that the conditi.ons of the Fire Marshal's October 15, 1985 memo, the Chief Building Inspector's October 22, 1985 memo and the City Engineer's October 23, 1985 memo shall be met; and (3) that the operation and facilities shall comply with all the conditions and city requirements as approved on July 12, 1978 as amended by the six additional parking spaces for the pool, elimination of one racquetball court (total 14 courts) and total on-site parking of 64 spaces. Second C. Schwalm; motion approved on a 6-0-1 roll call vote, C. Taylor abstaining. Appeal procedures were advised. 8. SIGN EXCEPTION TO ALLOW A SECOND POLE SIGN AT 1200 BAYSHORE HIGHWAY, ZONED C-4 (CONTINUED FROM 10/28/85) Applicant was not present. C. Graham moved to deny this sign exception application. Second C. Giomi; motion approved on a 7-0 roll call vote. Appeal procedures were advised. 9. 1986 PLANNING COMMISSION SCHEDULE C. Leahy moved for approval of the 1986 Commission schedule. Second C. Schwalm; approved unanimously on voice vote. Recess 9:20 P.M.; reconvene 9:30 P.M. ITEMS FOR STUDY 10. SPECIAL PERMIT - SATELLITE ANTENNA DISH - 1215 VANCOUVER AVENUE Requests: clarify driveways; who installed the antenna; justification for the present location of the dish, are there alternative sites. Item set for hearing November 25, 1985. 11. SPECIAL PERMIT - TOBACCO SHOP - 1199 BROADWAY Requests: are all the problems with the project site cleared up; criteria regarding the handicapped rail; has final inspection been completed on this building. Item set for hearing November 25, 1985. 12. SPECIAL PERMIT - ORIENTAL RUGS AND ANTIQUES SHOP - 1199 BROADWAY Item set for hearing November 25, 1985. Page 8 Burlingame Planning Commission Minutes November 12, 1985 PLANNER REPORTS Review of Past Permits The following past permits were reviewed and approved: - 875 Mahler Road, Break -Away Coffee Shop - 888 Hinckley Road, The Sports Therapy Clinic - 850 Mahler Road, TNT Skypak Courier - 840 Stanton Road, Ferial's Deli - 1633 Bayshore Highway #175, Affiliated Auto Rental - CP Monroe reviewed Council actions at its November 4, 1985 meeting. ACKNOWLEDGMENTS - City Council Staff Report, Handicap Parking Spaces, 10/21/85 - Processing a Minor Modification, City Planner, 7/9/85 ADJOURNMENT The meeting adjourned at 9:55 P.M. Respectfully submitted, Robert J. Leahy, Secretary