HomeMy WebLinkAboutMin - PC - 1987.04.27CITY OF BURLINGAME PLANNING COMMISSION
APRIL 27, 1987
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was
called to order by Chairman Giomi on April 27, 1987 at 7:30 P.M.
ROLL CALL
Present: Commissioners Ellis, Garcia, Giomi, H. Graham,
Jacobs, Leahy
Absent: Commissioner S. Graham
Staff Present: City Planner Margaret Monroe; City Attorney Jerome
Coleman; City Engineer Frank Erbacher
Chm. Giomi welcomed Mike Ellis, newly appointed Planning Commissioner.
MINUTES - The minutes of the April 13, 1987 meeting were unanimously
approved.
AGENDA - The Chair noted Item #2 has been withdrawn and Item #3
continued to the meeting of May 11, 1987; she added
Resolution of Commendation and Appreciation to Charles F.
Schwalm following the action items. Order of the agenda
was then approved.
ITEMS FOR ACTION
1. SPECIAL PERMIT FOR CHILDBIRTH CLASSES AND OFFICE USE AT
ROOSEVELT SCHOOL, 1151 VANCOUVER AVENUE, ZONED R-1
Reference staff report, 4/27/87, with attachments. CP Monroe reviewed
details of the request, staff review, applicant's letter, study meeting
questions. Five conditions were suggested for consideration at the
public hearing. CP confirmed each room has restrooms.
Chm. Giomi opened the public hearing. Kathryn Newburn, applicant,
responded to Commission questions: she considers two classes per week a
maximum, if there is a larger interest in the classes she would refer
people to other instructors in the area; she is a registered nurse and
a certified childbirth instructor and does not teach postpartum
classes; the office will be used to send out information and
registration forms, write letters, sort and file information, prepare
class manuals; the expected one to two visitors per day would be those
interested in the classes requesting information. There were no
audience comments and the public hearing was closed.
Stating his approval of an applicant for a school site whose proposal
is definitely a matter of instruction, C. H.Graham moved for approval
of the special permit and for adoption of Commission Resolution
Approving Special Permits with the following conditions: (1) that the
Page 2
Burlingame Planning Commission Minutes April 27, 1987
use of the 550 SF rear of the kindergarten building at Roosevelt School
shall be limited to classes with 14 students offered twice a week
between 7:00 P.M. and 9:15 P.M. with one instructor; (2) that the
daytime office use of the rear of the kindergarten area shall be
limited to two days a week, Monday and Wednesday 9:00 A.M. to 4:00
P.M.; (3) that if a conflict over evening parking for occasional use by
previously approved uses on site shall occur between the students of
the childbirth classes and those other uses, the childbirth classes
shall be occasionally temporarily rescheduled to resolve the problem;
(4) that any change in the size of class, the hours of operation or the
type of use in this 550 SF area will require an amendment to this use
permit before the change can be implemented; and (5) that this use
permit shall be reviewed for compliance with its conditions in one year
(May 1988).
Second C. Garcia; motion approved on a 6-0 roll call vote, C. S.Graham
absent. Appeal procedures were advised.
2. SPECIAL PERMIT - SATELLITE DISH ANTENNA - 1214 BURLINGAME AVENUE
Item withdrawn by the applicant (Jeff May letter, April 23, 1987).
3. SIGN EXCEPTION - 1100 BROADWAY
Item continued to the meeting of May 11, 1987 at the request of the
applicant (Jeffrey L. Adams letter, April 23, 1987).
4. REVIEW OF LIGHTING PLAN FOR ARATA MOTOR SALES, 150 CALIFORNIA
DRIVE, ZONED C-2, SUB AREA D
Reference staff report (4/27/87) with attachments. CP Monroe discussed
details of the lighting plan, staff review, Planning staff comment,
applicant's letter. Five conditions were suggested for consideration
at the public hearing.
Discussion: overall height of the light fixtures on the top deck will
be 18'; tops of the cars on this level might be visible from California
Drive, light poles are in the center and might not be visible; this
lighting will be turned off at 10:00 P.M., there will be security
lighting which staff will review, security lighting will not be
approved if it can be seen off the site.
Chm. Giomi opened the public hearing. Blake Mason, architect
representing Arata, was present. Rick Sofos, 119 Highland Avenue,
representing 119 and 115 Highland expressed concern: there is security
lighting now; security lights on the third parking deck on the
California Drive side can be seen from Highland, these lights were not
there before; apartment dwellers must pull their shades to watch TV;
this proposal appears to be a much more severe impact than what is
there now; buildings on Highland are at eye level with the third story
of the parking garage; there is a big impact during the day from the
auto row commercial area, would not want the impact to continue into
the nighttime hours; Ford agreed to tip their lighting when a complaint
Page 3
Burlingame Planning Commission Minutes April 27, 1987
was made to them. It was pointed out that the suggested conditions of
approval include review in six months or on the basis of citizen
complaint.
Blake Mason commented that the new lights as proposed will have cutoff
shields so that the source of illumination will not be visible, it will
stop at the parapet wall and not go beyond the structure; regarding
existing security night light source, he felt the owners would be
willing to consider shielding to reduce the impact; the fourth level of
the garage has no security lights; with the exception of the exit signs
all lights will be turned off at 10:00 P.M.; after 10:00 P.M there is a
single security night light circuit which lights 10% of the fixtures on
the parking deck except the top deck with no lights; exterior stairs
are lit, they could be taken off the night light circuit. A
Commissioner commented she could understand the concern of the people
living in the area with the change from a single level to this parking
structure but pointed out the lighting would be reviewed in six months.
There were no further audience comments and the public hearing was
closed.
Commission discussion/comment: possibility of shielding the security
lights and adding a condition to this effect; pleased with the location
of the lights in the center of the structure; should a requirement for
turning off the stair lights be added; this could be overkill, security
lights normally aren't that bright, have a concern about cutting off
security lights or even shielding them.
C. Jacobs moved for approval of the lighting plan with the following
conditions: (1) that the conditions of the Chief Building Inspector's
April 13, 1987 memo shall be met; (2) that as installed the lights
shall conform to the plans submitted to the Planning Department and
date stamped April 9, 1987; (3) that the fixtures on the top parking
deck shall be limited to 400 watt halide and the fixtures on the
California Drive frontage shall be limited to 1,000 watt halide; (4)
that additional lighting for security including necessary shielding
will be reviewed and approved by the Planning Department, Building
Department and City Engineer and will not provide direct light off the
site; and (5) that this permit shall be reviewed six months after the
lights are installed to determine compliance and/or on the basis of
citizen complaint. Second C. H.Graham.
Comment on the motion: security lights are not generally continuous
lighting, only every third or fourth light. Motion approved on a 6-0
roll call vote, C. S.Graham absent. Appeal procedures were advised.
5. SPECIAL PERMIT TO ALLOW AUTO SALES AT 1028 CAROLAN AVENUE,
ZONED M-1
Reference staff report (4/27/87) with attachments. CP Monroe reviewed
details of the request, staff review, proposed lighting plan,
applicant's letter, study meeting questions. Six conditions were
suggested for consideration at the public hearing.
Page 4
Burlingame Planning Commission Minutes April 27, 1987
Commission inquired about the use of loudspeakers. Chm. Giomi opened
the public hearing. Mr. Miller, Miller Chevrolet and Remi Seremi,
applicant, were present. Their comments: applicant's business will be
open only when Miller Chevrolet is open, do not see the need for a man
gate in the new fence dividing the front and rear uses on the site, the
gate would be open when the businesses are open, when they are closed
do not see the necessity of a man gate. Fire Marshal Musso stated the
man gate is an exiting requirement of the Uniform Fire Code.
Applicant advised they do not intend to install loudspeakers.
Mike Harvey (involved in the subleasing arrangement) stated they are
leasing the back of the lot for new car storage, security is a big
problem and if a man gate is required this will make it difficult to
secure the storage area. CE commented on the exiting requirements, two
exits with direct access to a public way are required for the buildings
fronting on Rollins Road; an alternative would be a one hour interior
corridor in the Rollins Road building. Staff confirmed the Uniform
Fire Code requirement for two exits to a public way does take
precedence over security for the property owner. The Chair noted
Commission's concern is the Fire Code requirement. One Commissioner
felt security for the property owner was also important.
CE confirmed part of the fence is in place, the man gate could be put
any place in the fence across the driveway. Mr. Miller stated if the
gate were locked at night there is an area where people could stand
100' away from the building or they could walk to the rear and to the
right to get to the street. CE noted staff had looked at the site plan
through to Rollins Road, there is not the required clearances for
exiting without going onto another property; with the current plan it
would be possible to stand 100' away from the building on the adjacent
property within the storage area. Mike Harvey noted there is almost an
acre and a half of vacant property between the two buildings, one could
easily exit the rear of the Miller Chevrolet building and be protected;
his concern was repeated vandalism, with the man gate there is no way
to secure the property and security will be up to the Police
Department.
Discussion continued concerning possible alternatives. Staff explained
again the nature of the problem: the building at the rear of the site,
1025 Rollins Road, was originally placed too close to the property line
to provide required fire exiting away from the structure for the
present use without adding interior fire corridors; with the two lots
under separate use and with the fence blocking access from the Rollins
Road building to Carolan a man gate is necessary for the Rollins Road
building to continue to meet exiting requirements given the existing
use of this building. There were no further audience comments and the
public hearing was closed.
Stating the applicant obviously wishes to use this area, in that case
there is a need to make tradeoffs, the Planning Commission cannot grant
exceptions to the Fire Code, C. Jacobs moved for approval of the
special permit and for adoption of Commission Resolution Approving
Special Permits, with the following conditions because of its location:
(1) that the conditions in the Chief Building Inspector's April 6, 1987
Burlingame Planning Commission Minutes
Page 5
April 27, 1987
memo and City Engineer's April 6, 1987 memo shall be met; (2) that the
used car sales and new car brokerage business on this site shall
operate from 9:00 A.M. to 9:00 P.M. Monday through Friday, 10:00 A.M.
to 9:00 P.M. Saturday, 11:00 A.M. to 9:00 P.M. Sunday from June to
September and from 9:00 A.M. to 8:00 P.M. Monday through Friday, 10:00
A.M. to 6:00 P.M. Saturday and 11:00 A.M. to 5:00 P.M. Sunday the
remainder of the year; (3) that this business shall have a maximum of
three employees on site full time and shall provide three on-site
parking spaces for employees and four on-site parking spaces for
customers, and these spaces shall be striped and clearly marked for
each use; (4) that the exterior lighting shall be limited to four
shielded 300 watt fixtures on the two existing poles and placed on a
timer so that they are lit from 7:00 P.M. to 10:00 P.M. seven days a
week unless neighbors complain at which time the lighting plan shall be
reviewed and direct lighting shall be confined to the limits of this
property; (5) that low level, low wattage security lights to be lit
from 10:00 P.M. to 6:00 A.M. may be placed on this site so long as they
are approved by the Planning, Building and Engineering Departments and
the neighbors are not affected, their direct illumination shall be
confined to the site; and (6) this permit shall be reviewed for
compliance in six months (November, 1987) and each year thereafter.
Second C. Leahy.
Discussion on the motion: alternatives to the man gate in the fence;
lessor's concern about security; staff believed the building
inspector's concern would be addressed if applicant came up with an
alternative which met the Fire Code requirements even if it were not a
man gate. Motion was approved on a 6-0 roll call vote, C. S.Graham
absent. Appeal procedures were advised.
RESOLUTION OF COMMENDATION AND APPRECIATION - CHARLES F. SCHWALM
Chm. Giomi read into the record Planning
Charles F. Schwalm commending him on his
and expressing special appreciation for
Commission.
FROM THE FLOOR
There were no public comments.
Recess 8:38 P.M.; reconvene 8:47 P.M.
STUDY ITEMS
Commission Resolution to
years of service to the city
his work on the Planning
6. SPECIAL PERMIT AMENDMENT - DRY CLEANING SERVICE WITH ON-SITE
PROCESSING - 1883 EL CAMINO REAL
Requests: did original permit allow laundry as well as dry cleaning,
are they doing laundry now; do they wholesale; have hours of operation
changed from those approved in the original use permit. Item set for
public hearing May 11, 1987.
Page 6
Burlingame Planning Commission Minutes April 27, 1987
7. SPECIAL PERMIT AMENDMENT TO ALLOW TARE -OUT FOOD SERVICES -
346 LORTON AVENUE
Requests: what volume of take-out is proposed, estimate of number of
people; will number of employees increase; where is the food cooked;
hours of cooking on-site; what kind of take-out food will be supplied;
what is European style food; how do they intend to advertise, what
signage. Item set for public hearing May 11, 1987.
8. SPECIAL PERMIT - AUTOMOBILE BODY PAINTING AND REPAIR OPERATION -
1305 NORTH CAROLAN AVENUE
Item set for public hearing May 11, 1987.
9. SPECIAL PERMIT - CAR RENTAL OPERATION - 856 MITTEN ROAD
Requests: how many parking spaces actually on site, inside and out;
check removal of the large sign at this company's previous site; where
is driveway into rear area; most recent use of the building; comparison
of the operation at the previous location and that proposed at the new
(size, number of vehicles, etc.). Item set for public hearing May 11,
1987.
PLANNER REPORTS
C. H.Graham reviewed City Council actions at its April 20, 1987 regular
meeting. C. Graham and CP Monroe reviewed Council April 22, 1987 study
session.
ADJOURNMENT
The meeting adjourned at 9:25 P.M
Respectfully submitted,
Robert J. Leahy
Secretary .