HomeMy WebLinkAboutMin - PC - 1990.04.09CITY OF BURLINGAME PLANNING COMMISSION
APRIL 9, 1990
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame
was called to order by Chairman Ellis on Monday, April 9, 1990 at
7:30 P.M.
ROLL CALL
Present: Commissioners Deal, Ellis, Giomi, Graham,
Jacobs, Kelly, Mink
Absent: None
Staff Present: Larry Lautenschlager, Zoning Technician; Jerry
Coleman, City Attorney; Frank Erbacher, City
Engineer; Bill Reilly, Fire Marshal
MINUTES - The minutes of the March 26, 1990 meeting were
unanimously approved.
AGENDA - Order of the agenda approved.
ITEMS FOR ACTION
1. SIDE SETBACK VARIANCE FOR A ONE STORY ADDITION AT 471
CUMBERLAND ROAD, ZONED R-1
Reference staff report, 4/9/90, with attachments. ZT
Lautenschlager reviewed details of the request, staff review,
applicant's letter. Two conditions were suggested for
consideration at the public hearing.
Chm. Ellis opened the public hearing. John Horgan, applicant, was
present. He noted his house is between two other homes on
Cumberland both of which extend back 121-151, his house is
depressed between them, the proposed first floor addition would
follow the line of these homes; two other houses on the street have
added up, he i:s proposing a one story addition at the rear; the
neighbors immediately to the north would be most affected and they
have urged him not to indent the addition.
Glenn Mendelson, 475 Cumberland Road spoke in support: he would
prefer looking at a straight wall rather than having it inset.
There were no further audience comments and the public hearing was
closed.
C. Giomi made findings: the existing home is two story, the
addition will be one story, it will not impact the neighbor to the
Burlingame Planning Commission Minutes Page 2
April 9, 1990
north nor block light to that site; the zoning will not change, it
will remain a single family use; the addition will be compatible
with and enhance the neighborhood. C. Giomi moved for approval of
the side setback variance with the following conditions: (1) that
as built the project shall be consistent with the plans submitted
to the Planning Department and date stamped March 8, 1990; and (2)
that as built the structure shall meet all the requirements of the
Uniform Building and Fire Codes as amended by the City of
Burlingame. Motion as seconded by C. Graham and approved on a 7-0
roll call vote. Appeal procedures were advised.
2. PARKING VARIANCE FOR AN ADDITION TO THE SINGLE FAMILY
RESIDENCE AT 815 ACACIA DRIVE, ZONED R-1
Reference staff report, 4/9/90, with attachments. ZT
Lautenschlager reviewed details of the request, staff review,
Planning staff comment regarding definition of bedroom and staff
determination the room designated on the pians as library meets the
criteria for bedroom, applicant's letter. Two conditions were
suggested for consideration at the public hearing.
Staff/Commission discussion: some interior wallpapering and
cleaning up have been done; possibility of opening up the wall next
to the staircase and some doorways, this could result in the
library not being considered a bedroom.
Chm. Ellis opened the public hearing. Chris Pockney, applicant,
was present. His comments: plans provide one covered parking space
and two uncovered spaces are available in the driveway; the house
is a two story California bungalow built in 1912, they feel it is
important to preserve that part of Burlingame's heritage, they are
concerned that the addition fit into the architectural style of the
house itself and the neighborhood; most homes in the area have only
a one car garage, the property is terraced, in order to put a two
car garage at the rear of the lot they would have to bulldoze and
regrade extensively and would lose several trees as well as much of
their landscaping; there isn't sufficient space in front of the
retaining wall to build a tandem garage. Applicant wished to
stress there is sufficient off-street parking.
Responding to;_ Commissioner questions, applicant stated their
objection to opening up the library was mainly the appearance,
opening the doorway all the way to the ceiling with other doorways
which are not that high would present an odd appearance, also
matching finished floors and wallpaper and obtaining appropriate
moldings would be difficult. Applicant did not feel a tandem
garage would blend with the residence. There were no audience
comments and the public hearing was closed.
Commission discussion/comment: this is a good sized addition and
the lot is more than 5,000 SF, applicant is filling up the front of
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April 9, 1990
the lot, can understand his desire to keep the garden but am
concerned about such a large addition, a two car garage would
improve this property, think it could be added and still allow a
nice garden; applicant could eliminate the need for a two car
garage by opening up the wall, otherwise the site is left with a
five bedroom house and one car garage; with the slope of the lot
it might be difficult to put in a two car garage but think there
are ways to open up that one wall; library could be opened up,
floors could be redone in that area, if this variance is approved
there is still lot coverage available, somebody in the future could
add two more bedrooms; speaking from experience, moldings can be
replaced, the floor can be matched, do not think this is a real
argument.
C. Graham moved for denial of the parking variance based on the
reasons given in discussion. Motion was seconded by C. Kelly and
approved on a 7-0 roll call vote. Appeal procedures were advised.
'3. TWO SPECIAL PERMITS FOR CONSTRUCTION OF AN ACCESSORY
STRUCTURE IN THE REAR YARD AT 2205 DAVIS DRIVE. ZONED R-1
Reference staff report, 4/9/90, with attachments. ZT
Lautenschlager reviewed details of the request, staff review,
applicant's letter, study meeting questions. Three conditions were
suggested for consideration at the public hearing. Responding to a
question, ZT stated the intent of prohibiting windows 51 from
property line is for fire safety and for privacy reasons.
Chm. Ellis opened the public hearing. Gregory Yu, applicant, was
present. During discussion with Commission Mr. Yu stated the rear
window was necessary for cross ventilation, a skylight could be
subject to leakage, insulation might be a problem with a skylight;
it is a prefab structure with some minor modifications, the window
is one of these modifications; a couch, T.V. and space heater will
be located in the structure.
Commissioner comment: it appears this structure will be located in
the center of many other lots, all with homes on them, neighbors
might be concerned about it. Mr. Yu stated they considered adding
a family room but felt a separate structure would be an advantage
in separating `-the children from the adults at times, it will not
affect view from the street. A petition in opposition signed by 21
neighbors on Davis Drive and Quesada Way was noted. There were no
audience comments and the public hearing was closed.
Commission comment: this space is just a little larger than a tool
shed, concerned that it will have a T.V., the structure itself will
have very little noise reduction, am not in favor of having it used
for recreational purposes; agree with this statement, the way the
lots in the area are situated this structure is located in the
middle of all the other back yards.
Burlingame Planning Commission Minutes Page 4
April 9, 1990 =;
C. Jacobs moved for denial of the two special permits for the
reasons stated in discussion. Motion was seconded by C. Graham.
Comment on the motion: it appears from the site plan that applicant
might have other alternatives available to him to add on to his
house and make a suitable recreational area for his family without
impacting the neighbors. Motion to deny was approved on a 7-0 roll
call vote. Appeal procedures were advised.
4. TWO SPECIAL PERMITS FOR CONSTRUCTION OF AN ACCESSORY
STRUCTURE AT 115 OCCIDENTAL AVENUE, ZONED R-1
Reference staff report, 4/9/90, with attachments. ZT
Lautenschlager reviewed details of the request, staff review,
applicant's letter, study meeting questions. Three conditions were
suggested for consideration at the public hearing.
Chm. Ellis opened the public hearing. James Conklin, applicant,
was present. It was noted the existing one story garage is rather
dilapidated, the proposal will have a three car garage and some
workshop/storage area. Applicant stated he is quite willing to
pave the driveway and majority of his back yard in order to provide
more parking and turnaround space, the garage will serve as a fence
for most of the south property line with a length of fence the
remaining distance. Mark Pederson, 112 Pepper Avenue, spoke in
favor of the application; he is one of the adjacent property owners
who might be affected visually, he had no objection, the existing
garage should be demolished, the new garage will be close to his
property line. There were no further audience comments and the
public hearing was closed.
C. Graham stated she had no problem with this application and
commended the applicant for providing so much parking. C. Graham
moved for approval of the two special permits by resolution with
the three conditions listed in the staff report. She. noted the
adjacent neighbor was in support so the proposal will not be
detrimental to the neighbor's property and it appears to be in
reasonable conformance with the city's zoning. Motion was seconded
by C. Kelly.
Comment on the motion: this building is too large, think a two car
garage with shop would be adequate, concerned about a 40' structure
constructed on 'property line, this is a major infringement on the
adjacent property, if it were set back 12" a fence could be placed
along the property line which would alleviate the bulk of the
building; have a concern about covering so much land with
impervious concrete and buildings, that wont serve the general
purposes of the city very well, it will increase runoff and could
compound the problems the city is concerned about in many areas, it
is too much surface coverage. The possibility of placing the r
Burlingame Planning Commission Minutes Page 5
April 9, 1990
garage against the rear property line was discussed. Further
comment: would not have as much objection if the garage were moved
in and there was room for planting on this property as well as the
adjacent property, bulk could be mitigated with good landscaping.
Motion for approval was effectively denied on a.3-4 roll call vote,
Cers Giomi, Jacobs, Mink and Deal voting no. CA requested an
affirmative motion to deny the application. C. Mink moved for
denial of the two special permits, seconded by C. Jacobs and
approved on a 4-3 roll call vote, Cers Graham, Kelly and Ellis
voting no. Appeal procedures were advised.
S. RETIREMENT - COMMISSIONER NANNETTE M. GIOMI
Chm. Ellis announced C. Giomils retirement from the Commission this
evening after eight years of service, the Commission and the City
will miss her. He noted her husband, Terry, was in the audience.
Councilman Bud Harrison presented a city plaque to the retiring
Commissioner in recognition of her service to the city, he
expressed Councils appreciation and commended her on her dynamic
and well directed leadership. Chm. Ellis read Commission
Resolution in Commendation and Appreciation which was adopted
unanimously by the Commission. The Chair thanked C. Giomi for her
service and stated it has been a pleasure serving with her. C.
Giomi thanked city staff for their professional help, past and
present Commissioners and Councilmembers. She then introduced
friends, neighbors and family who were in the audience this evening
with particular thanks to her supportive family.
The Chair called a recess at 8:35 P.M. for refreshments in the
lobby. The meeting reconvened at 9:05 P.M. with newly appointed
Commissioner Michael F. Galligan being seated for the remainder of
the meeting. The Chair welcomed C. Galligan.
ITEMS FOR STUDY
6. SPECIAL USE PERMIT FOR A RESTAURANT AT 347 PRIMROSE ROAD,
ZONED C-1, SUB AREA A. BURLINGAME AVENUE COMMERCIAL AREA
Requests: legal status of this building, could it be demolished and
how would this be done; response to the "maybe" in item #10 of the
initial study in the negative declaration; why the "no" answer for
potential traffic increase (item #12, initial study) when a
restaurant has a higher demand for parking than other retail; what
would parking requirement be assuming parking would be needed;
lunch time parking study (from 11:00 A.M. to 2:30 P.M.); what
exists at 355 Primrose; clarify the interior layout of the dining
room, with probable location of tables and chairs; will the trees
in front be saved, what about the tree to the rear which is
commonly called a strawberry tree, perhaps this should be addressed
Burlingame Planning Commission Minutes Page 6
April 9, 1990
in item #3, initial study, it is rare in San Mateo County. Item
set for public hearing April 23, 1990.
7. SPECIAL USE PERMIT FOR A REAL ESTATE OFFICE USE AT 1412-1416
CHAPIN AVENUE, ZONED C-1, SUB AREA B-1, BURLINGAME AVENUE
COMMERCIAL AREA
Requests: is applicant's letter of April 2, 1990 legally binding,
would like memo on this from the City Attorney; number of parking
spaces required for first floor and second floor, is parking
provided adequate especially in relation to part time employees and
potential use of the second floor; office policy for staff
meetings, how often and how many people. Item set for public
hearing April 23, 1990.
8. SPECIAL USE PERMIT FOR AN AMBULANCE COMPANY IN THE LIGHT
INDUSTRIAL ZONE AND SPECIAL PERMIT FOR A DWELLING UNIT IN
CONNECTION WITH A BUSINESS AT 1801 ADRIAN ROAD, ZONED M-1
Requests: are there other ambulance companies located in
Burlingame, comparison of sizes of the businesses; where is
dwelling unit located, why designated as a dwelling unit;
landscaping requirement in the M-1 zone. Item set for public
hearing April 23, 1990.
LAND USE STUDY AND GENERAL PLAN REVIEW FOR THE BROADWAY-
ROLLINS-TOYON-CAROLAN PLANNING AREA
Item set for public hearing April 23, 1990.
ACKNOWLEDGMENT
City Attorney memo re: use permits and variances.
FRQM THE FLOOR
There were no comments from the floor.
ADJOURNMENT
The meeting was adjourned at 9:30 P.M.
Respectfully submitted,
Patrick J. Kelly
Secretary