HomeMy WebLinkAboutMin - PC - 1990.08.13CITY OF BURLINGAME PLANNING COMMISSION
AUGUST 13, 1990
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was
called to order by Vice Chairman Kelly on Monday, August 13, 1990 at
7:30 P.M.
ROLL CALL
Present: Commissioners Deal, Ellis, Galligan, Jacobs,
Kelly, Mink
Absent: Commissioner Graham
Staff Present: Margaret Monroe, City Planner; Jerry Coleman,
City Attorney; Keith Marshall, Fire Marshal
MINUTES - The minutes of the July 23, 1990 meeting were
unanimously approved.
A ENDA - Order of the agenda approved.
ITEMS FOR STUDY_
1. SPECIAL PERMIT AMENDMENT TO REMOVE THE LIMITATION ON THE MAXIMUM
NUMBER OF EMPLOYEES ALLOWED, AT 890 COWAN ROAD, UNIT J, ZONED M-1
Requests: code parking requirements by uses for this unit, 1,862 SF
office and 2,489 SF warehouse; fire code occupancy requirements for
Unit J; number of employees in other businesses on the site, parking
requirement for each business; is it applicants intention to add
employees now or in the future, number of additional employees; in
applicants July 12, 1990 letter what is meant by . . technical
breach of the lease agreement". Item set for public hearing August
27, 1990.
2. PUBLIC HEARING ON DRAFT ENVIRONMENTAL IMPACT REPORT, DEIR-68P,
FOR A HOTEL DEVELOPMENT AT 460-480 AIRPORT BOULEVARD, ZONED C-4
Reference staff °report, 8/13/90, with attachments and Bayview Hotel
Complex Environmental Impact Report (Draft), July 1990. CP Monroe
reviewed traffic allocation granted for a hotel project on the 8.8
acre site at 460-480 Airport Boulevard, staff determination that an
environmental impact report was required, Bay Conservation and
Development Commission - Design Review Board processing, preparation
of the Draft Environmental Impact Report (DEIR) by Environmental
Science Associates, Inc., project description, changes to tht project
during preparation of the DEIR, issues of the Draft EIR, scheduling
of the environmental review process and review and action on the
project.
r.
Burlingame Planning Commission Minutes Page 2
August 13, 1990
Chm. Kelly opened the public hearing. Phyllis A. Potter, Senior
Associate, Environmental Science Associates, Inc., summarized the
findings of the EIR. She noted this is a focused document, the
Summary of Impacts table identifies impacts under major subject
areas, their significance, mitigations and level of significance
after mitigation. Ms. Potter discussed this table briefly including
land use and planning, transportation and circulation, geology and
seismicity, hydrology and water quality, vegetation and wildlife.
Alternatives to this proposal were evaluated with a comparison table
on pages 128-137.
There were no audience comments and the public hearing was closed.
Planning Commission comment: why the reference to leasing some of the
project's parking spaces (page 54); page 19 refers to Airport
Boulevard as a four lane roadway, page 37 refers to Airport Boulevard
as a two way roadway varying in width from two and four lanes, please
explain; proposal is for two large hotels with only breakfast
service, what might be the impact if there were full restaurant
service in one or both hotels, if not full service what would impact
be;.EIR mentions in several places that one of the goals of the
project is to comply with the intent of BCDC and city guidelines with
regard to public access, in the last paragraph, page 54, include
increased public access parking as another alternative for the excess
parking provided by the project; share concern about restaurants, up
to two restaurants are mentioned as a possible alternative; how much
meeting room space will there be, this would have separate impact on
traffic and parking.
Page 43, Planned Roadway Improvements, can these improvements be
counted on; clarify parking with regard to the Pattaya Princess
restaurant, impact of bank improvements on parking; page S-1, fourth
paragraph under Planning, can understand impact and mitigation but do
not understand level of significance after mitigation, asking for a
special permit does not bring project into compliance, it just makes
it legal, suggest change of wording; page 43, reference to Level of
Service E at Broadway, has LOS E occurred anywhere else; what is city
doing with regard to traffic improvements for Coyote Point. This is
a phased project and the undeveloped lot for Phase II will have an
environmental impact, address some basic time frame for full
development of the site or at least a target date; regarding
landscaping, how will this site not look like a parking lot, are
there plans to berm it, address the view issue, what will the public
see, why is landscaping being done in this way; it appears there are
four ways to get to the project site, to help evaluate traffic
impacts include proposed improvements and changes to roadways and
what city is proposing with regard to Peninsula Avenue.
Page 36, second paragraph, refers to link to San Francisco
International Airport via Airport Boulevard and Route 101, document
Burlingame Planning Commission Minutes Page 3
August 13, 1990
also refers to shuttle to the airport, shuttle buses will probably
use the frontage road and never get on Route 101; page 74, first
paragraph under Seismicity, line 3 should read: ". . . 17 miles we4st
of the Hayward fault." Page 128, under Alternatives, Alternative B
includes FAR and lot coverage figures, Alternative C does not, this
information should be added or all alternatives made to be uniform in
their presentation.
Page 39, Figure 9, average weekday traffic on 101 should read
216,000; regarding Broadway and Peninsula improvements, Caltrans is
working with the County Traffic Authority to develop some planning
schemes for these two interchanges. Comment: think document has
handled environmental cumulative impacts well, expect applicant will
receive comments on cumulative impacts on Route 101 from other
agencies.
Consultant will prepare responses to all comments received this
evening as a part of the Final Environmental Impact Report document.
ITEMS FOR ACTION
3. VARIANCES TO REAR YARD SETBACK AND LOT COVERAGE REQUIREMENTS TO
CONSTRUCT AN ADDITION AT 1515 RAY DRIVE, ZONED R-1
Reference staff report, 8/13/90, with attachments. CP Monroe
reviewed details of the request, staff review, applicant's letter.
Three conditions were suggested for consideration at the public
hearing.
Chm. Kelly opened the public hearing. Aldo Pollastrini, 1600 Ray
Drive, applicant and property owner, was present. He commented the
garage is now on property line, they would like to move the garage
forward so they can have a play yard at the rear for the children,
property next door only has a 6' setback, new garage will have 51, it
is only 21 now; his son and family live in this house, they cannot
afford to buy a three bedroom home in this area. Responding to a
question as to what is exceptional about the property to support the
variance request, applicant said according to code the front of this
lot is on Albemarle whereas the front of the house faces Ray Drive,
thus there is a rear yard problem and there is no way to get 15'
clearance on that side. There were no audience comments and the
public hearing was closed.
Commissioner comment: it is obvious there is no way to reduce lot
coverage to 40% and still have two parking spaces; if garage is left
as existing it is up against the neighbor's back yard; this proposal
will increase existing lot coverage by a small percentage, it is an
ingenious attempt to solve a number of problems, will pull garage
away from the next door neighbor, pull it toward the street and
enlarge the back yard area as opposed to having a large area of
cement open to the street.
Burlingame Planning Commission Minutes Page 4
August 13, 1990
C. Galligan found there were exceptional circumstandes in that the
property is a corner lot, the house was built facing the side as
opposed to facing the 50' frontage, the proposal will have positive
benefits noted previously, it is not practical to go to a second
story to solve the lot coverage problem since the house already
exceeds lot coverage, it is compatible in design with the one story
houses on the same side of the street on Albemarle; the variance is
necessary for the preservation and enjoyment of the property rights
of the owner, it will not be injurious to the neighbors and will be
compatible with the aesthetics of the area.
C. Galligan moved for approval of the variances with the following
conditions: (1) that the project shall be built as shown on the plans
submitted to the Planning Department and date stamped July 10, 1990;
(2) that the curb cut shall be relocated to match the new driveway;
and (3) that the project as built shall meet all Uniform Building and
Fire Code requirements as amended by the City of Burlingame. Motion
was secoftded by C. Ellis.
Comment on the motion: have a problem with finding exceptional
circumstances based on convenience, it would be nice to have the
garage moved away from the property line but applicant could add a
second floor with a staircase, all corner lots have problems; cannot
find exceptional circumstances because the side yard is at the front
of the .house, the city has quite a few of these lots, the lot looks
full now, think there could be a good project here without a
variance.
Commissioner comments in favor: the city has granted several
variances for this type of project, it is a difficult situation when
therear yard is in effect the side yard; from a site inspection the
existing lot coverage does not look like 42%k there is a 7'-6"
setback behind the sidewalk on Ray Drive (side setback) and a front
setback to code requirements on Albemarle which give the property an
appearance of openness, do not have a problem with the rear yard
setback or with increasing lot coverage from 42.9% to 45.3%; prior to
site inspection was concerned about the lot coverage variance,
generally there is a solution, after site inspection found the
neighbor has a room over the garage which looks like an afterthought
and is not in character with the neighborhood, if a room could be
incorporated over the middle of the house there would be a different
visual impact, all houses on the west side of Albemarle are one
story, on the east side they are all duplexes, if Commission insists
upon the addition being placed over the garage lot coverage will
still be over 40% and could impact the neighbors more.
The actual impervious surfaces will be reduced by this plan, by
moving the garage a significant amount of driveway will be removed,
can find exceptional circumstances in the siting of the house on the
lot, there is a 9' side yard setback which as far as the house is
Burlingame Planning Commission Minutes Page 5
August 13, 1990
concerned is the rear yard, the entire siting is exceptional, this
proposal although numerically increasing lot coverage will reduce it
aesthetically and open it up. Maker of the motion accepted these
findings. Comment: there is nothing that dictates applicant has to
add a room over the garage, there are some bad examples in the
neighborhood but a good addition could be designed.
Motion was approved on a 4-2 roll call vote, Cers Deal and Jacobs
voting no, C. Graham absent. Appeal procedures were advised.
4. SPECIAL PERMIT FOR A CAR RENTAL AUTO STORAGE LOT AND A VARIANCE
FOR LANDSCAPING AT 1755 BAYSHORE HIGHWAY, ZONED M-1
Reference staff report, 8/13/90, with attachments. CP Monroe
reviewed details of the request, staff review, Planning staff
comment, applicant's letter, study meeting questions. Ten conditions
were suggested for consideration at the public hearing as well as a
revised Condition #4 of the March 6, 1990 use permit amendment
granted this applicant for the property at 1470 Bayshore Highway.
Staff noted letter of August 7, 1990 from Joseph D. Geller, one of
the property owners of 1799 Bayshore, listing concerns about the
subject property.
During discussion staff advised the portion of landscaping in the
Bayshore Highway right-of-way which applicant proposes to landscape
and maintain needs an encroachment permit but is acceptable to the
Public Works Department, normally the property owner maintains
landscaping in this area, code requires that 10% of the site be
landscaped,_ applicant is asking that landscaping in the right-of-way
be included in lieu of part of their required 10%. Commissioner
comment: think it is important that this landscaping be in the front
for a better looking bayshore.
Chm. Kelly opened the public hearing. Lester Meu, architect
representing Alamo Rent-A-Car, applicant was present. His comments:
staff had indicated there would be an average of 60 one way employee
trips on and off the site daily, in actuality there will be 1/4 to
1/3 that, employees generally carpool; the Cowan Road site was
dropped because half the site was unimproved, the cost to improve it
was too high; they do not intend to change what was approved for
Anywhere America, will do everything they can to screen the cars,
there is some perimeter landscaping on the sides, some facing 1799
Bayshore which they will retain, there is a continuous chain link
fence along all property lines, Alamo will secure the property and
repair fences where necessary, they plan to irrigate and replace
landscaping as necessary. Addressing the suggested conditions, Mr.
Meu said they do not want employees to park on this parcel, they will
be brought to the site, Alamo did not believe the 15 spaces for
employees was necessary. Regarding condition #8, they intend to
secure the property and repair the fences; regarding Mr. Geller's
letter, they do not intend to take out any landscaping, will upgrade
Burlingame Planning Commission Minutes Page 6
August 13, 1990
the existing, will not cut down the nine year old hedge on the
property but will prune it to reduce the sign problem for the 1799
Bayshore site; Alamo's preference is not to have full time lighting,
lighting the lot 24 hours a day may be necessary but they would
prefer not to start out that way, at 1799 there is no site lighting,
that area is relatively dark, full time lighting on Alamo's site
could be a nuisance to others in the area.
Responding to Commission questions, Mr. Meu said Alamo thought
multiple rigs could all get on the site, painting the truck lanes was
not objectionable to them, turning radius is sufficient, tire damage
spikes will remain to keep trucks from going out the wrong entrance
or backing onto Bayshore Highway.
There were no audience comments and the public hearing was closed.
With the statement this project will be providing landscaping in the
front which will improve the appearance of Bayshore Highway, with the
conditions to regulate between this off-site car rental storage lot
and the car rental agency itself at 1470 Bayshore Highway this
proposal will not be detrimental to the area, C. Jacobs moved for
approval of the special permit for a car rental storage lot and
variance for landscaping at 1755 Bayshore Highway by resolution with
the 10 conditions in the staff report. Motion was seconded by C.
Mink.
In comment on the motion Commission and staff discussed the need for
15 easily accessible parking spaces for employees, there was
consensus to reduce this number to eight easily accessible,
identified spaces for employees since many of the employees carpool.
Regarding exceptional circumstances for the landscape variance,
Commissioners found putting the majority of landscaping in the front
is important on this particular site, landscaping in the right-of-way
will improve the street, this is not a corner lot and borders M-1
property, the landscaping will be a benefit to the public; interior
landscaping is meant for public use, in this case no public will come
onto the site.
Conditions of approval follow: (1) that the site shall be developed
and planned as shown on the plans submitted to the Planning
Department and date stamped June 22, 1990 except that the entire area
used for the parking shall be paved, the car carrier circulation
aisle and loading and unloading area shall be clearly marked
(striped) on the pavement and kept clear of parked stored vehicles at
all times, and eight (8) easily accessible parking spaces shall be
set aside and designated for employees to use to park their vehicles;
(2) that no Alamo airport shuttle buses shall be parked on this site;
(3) that the 1.19 acre site shall be properly graded and drained to
meet the requirements of the City Engineer and no auto maintenance,
repair or washing shall occur on this site; ( 4 ) that the site shall
only be used for off-site auto storage by Alamo Rent-A-Car to be used
Burlingame Planning Commission Minutes Page 7
August 13, 1990
in conjunction with their facility at 1470 Bayshore Highway and no
part of the site shall be sublet to another business for any use; (5)
that no cars shall be rented or customers dropped off or picked up
for car rentals from this site; (6) that the storage area shall
operate between 6:00 A.M. and 10:00 P.M. daily except that no cars
shall be transferred to or from the storage area and the rental
facility at 1470 Bayshore Highway between A.M. peak (7:00 A.M. to
9:00 A.M.) and P.M. peak (4:30 P.M. to 5:30 P.M.) traffic hours; (7)
that five percent (5%) of the site shall be landscaped and that the
applicant shall landscape and maintain 2,291 SF in the Bayshore
Highway right-of-way, all landscaping shall be irrigated with an
automatic sprinkler system and shall be maintained by the tenant, all
landscaping, irrigation systems and plant material shall be approved
by the Director of Parks for compliance with water conservation
regulations and these conditions before installation and inspected
upon completion of installation; (8) that the site shall be fenced
with a fence not to exceed eight feet (81) from adjacent grade; (9)
that "right turn only" signs shall be posted at the access driveways
and no left turns into or from this site shall be allowed; and (10 )
that this use shall be reviewed for compliance with the conditions in
six months time (January, 1991) and every two years thereafter or
upon complaint.
Motion was approved on a 6-0 roll call vote, C. Graham absent.
C. Ellis moved for approval of a revision to Condition #4 of the
March 6, 1990 amendment to the use permit for 1470 Bayshore Highway
as follows: (4) that the loss of the use of the site at 1755
Bayshore Highway shall cause the use permit for Alamo Rent-A-Car at
1470 Bayshore Highway/778 Burlway Road to be reviewed by the Planning
Commission because of the increased number of monthly rentals which
the additional storage makes possible from the 1470 Bayshore
Highway/778 Burlway Road site. Motion was seconded by C. Mink and
approved unanimously on voice vote.
Appeal procedures were advised.
Recess 9:10 P.M.; reconvene 9:18 P.M.
5. SPECIAL PERMIT FOR A TRUCKING OPERATION ASSOCIATED WITH A
WAREHOUSE USE AT 1873 ROLLINS ROAD, ZONED M-1
Reference staff report, 8/13/90, with attachments. CP Monroe
reviewed details of the request, staff review, applicantfs letter,
study meeting questions. Five conditions were suggested for
consideration at the public hearing. Staff discussed how trucks get
on and off the site and advised there are a large number of trucking
and air courier businesses in this area.
Chm. Kelly opened the public hearing. Gary Wolfe, AMS Relocation,
Inc., applicant, was present. His comments: they are a moving and
Burlingame Planning Commission Minutes Page 8
August 13, 1990
storage company, trucks do not go in and out every day, a few days
none move, three of the designated fleet are out a week at a time,
sometimes longer, it is a 40 year old company. Regarding concern
about backing up of the trucks, there are approximately 20 spaces for
parking trucks along the side of the building where the spur track is
located, they will only use seven, the drivers are professionally
tested truck drivers, two trucks will back up a distance of 100 feet,
the rest a very short distance, they have about three times the space
they need. There are 15 to 20 part time employees who are the
movers, they are day workers and will need parking spaces; the
application requested only 35 parking spaces since they thought that
would be ample, property owner has no problem diving them 44 spaces.
Responding to Commission questions, Mr. Wolfe clarified the truck
parking plan; there are two sets of tracks, one set on this site
which will be left available for use, the area is 24, wide, there is
another set of tracks not on this property; the trucks are 96 inches
(or 81) wide. Hours of operation, 7:00 A.M. to 4:00 P.M., are their
present office hours, they are open to the public between 7:00 and
4:00, movers come back when a job is completed. There were no
audience comments and the public hearing was closed.
Staff advised there are dimension standards for required parking for
commercial uses, these trucks are not in required parking, this will
be a separate storage area, staff would leave the layout of the area
up to the applicant; if trucks can't work in the area they cannot be
kept on this site.
Based on testimony this evening, C. Mink moved for approval of the
special permit by resolution with the following conditions: (1) that
the trucking operation shall have a maximum of five bobtail trucks
18, to 24, and _five tractor trailer trucks 28, to 40, and the office
shall operate between the hours of 7:00 A.M. to 4:00 P.M. Monday
through Friday with 10 full time and a maximum of 15 part time
employees; ( 2 ) that the spur track area at the side of the building
shall be paved and striped for parking of seven trucks and three
trucks shall be parked on site in the loading dock area, no trucks
shall be parked at any time in the required parking anywhere on the
site or on the public right-of-way; (3) that the conditions of the
Chief Building Inspector's June 29, 1990 memo and City Engineer's
July 2, 1990 memo shall be met; (4) that this business based on the
leased area shown on the plans submitted to the Planning Department
and date stamped July 10, 1990 shall be assigned 44 of the 85
required on-site parking spaces and these spaces shall not be used to
intensify any other use or change the use within any other structure
on the site; and (5) that this use permit shall be reviewed for
compliance with these conditions in six months (February, 1991) and
every two years thereafter or upon complaint.
Motion was seconded by C. Galligan and approved 6-0 on roll call
vote, C. Graham absent. Appeal procedures were advised.
Burlingame Planning Commission Minutes
Page 9
August 13, 1990
6. SPECIAL PERMIT TO CONDUCT CLASSES AT 1240 BAYSHORE HIGHWAY,
ZONED C-4
Applicant did not respond to Commission's request for information and
the item has been dropped.
7. FINAL CONDOMINIUM MAP FOR THREE UNITS - LOT 9, BLOCK 91 MAP NO. 2
OF BURLINGAME LAND COMPANY - 1443 FLORIBUNDA AVENUE
Reference City Engineer's agenda memo, 8/13/90. CP Monroe reviewed;
one condition was suggested if recommended to Council for approval.
C. Jacobs moved to recommend this final condominium map to City
Council for approval with the following condition: (1) Unit B yard
area shall be increased to include all the area of that unit (46 -t -SF )
clear of walkway. Motion was seconded by C. Galligan and approved on
a 5-0-1 roll call vote, C. Deal abstaining, C. Graham absent.
FROM THE FLOOR
There were no comments from the floor.
ACKNOWLEDGMENT
Review - Hillside Area Construction Permit/Minor Modification -
2935 Trousdale Drive; no comment.
CITY PLANNER REPORT
CP Monroe reviewed City Council actions at its August 6, 1990 regular
meeting.
ADJOURNMENT
The meeting was adjourned at 9:45 P.M.
Respectfully submitted,
Charles W. Mink
Secretary