HomeMy WebLinkAboutMin - PC - 1992.11.23CITY OF BURLINGAME PLANNING COMMISSION
NOVEMBER 23, 1992
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was
called to order by Chairman Mink on Monday, November --23, 1992 at 7:30
P.M.
ROLL CALL
Present: Commissioners Deal, Ellis, Galligan, Graham, Jacobs,
Kelly, Mink
Absent: None
Staff Present: Margaret Monroe, City Planner; Jerry Coleman, City
Attorney; Frank Erbacher, City Engineer; Bill Reilly,
Fire Marshal
MINUTES - The minutes of the November 9, 1992 meeting were
unanimously approved.
GA ENDA - CP noted Item 18, Master Sign Program and Sign Exception
at 65 California Drive, has been continued to the
meeting of December 14, 1992. Order of the agenda was
then approved.
FROM THE FLOOR
There were no comments from the floor.
ITEMS FOR STUDY
1. SPECIAL PERMIT FOR A NEW DETACHED GARAGE WHICH EXCEEDS 500 GSF AT
827 ACACIA DRIVE, ZONED R-1
Item set for public hearing December 14, 1992.
2. CREEK ENCLOSURE PERMIT FOR A BOX CULVERT TO BE LOCATED UNDER THE
DRIVEWAY AT 338 PEPPER AVENUE. ZONED R-1
Requests: maintenance requirements for the culvert under the driveway;
will screening on the upstream side of the culvert be required. Item
set for public hearing December 14, 1992.
3. SPECIAL PERMIT FOR A FOOD ESTABLISHMENT AT 224 PRIMROSE ROAD,
ZONED C-1 SUB AREA A
Requests: is this a code enforcement item; include page 2 of Mr.
Corey's October 15, 1992 letter; as a result of the House of Bagels
relinquishing its rights to having seats, do they need to amend their
Burlingame Planning Commission Minutes Page 2
November 23, 1992
permit for take-out only; has this applicant been before the Planning
Commission and City Council previously; procedure for eating
establishments in this area, what happens when a listed establishment
relinquishes its seats and a vacancy occurs; clarify the number of
seats requested; include minutes on the take-out permit for this
business and all Planning Commission and City Council minutes which
apply to this site; explain the process after Planning Department code
enforcement. Item set for public hearing December 14, 1992.
4. SPECIAL PERMIT AND PARKING VARIANCE FOR AUTOMOBILE RETAIL SERVICES
AT 65 STAR WAY, ZONED M-1
Requests: suggest a condition requiring review of the permit if the
off-site parking spaces are lost; survey of available parking spaces at
10:00 A.M. Monday and Wednesday; chart addressing businesses approved
on Star Way and Whitethorn Way including the address, parking variances
approved, number of employees for the existing businesses; unclear as
to what the variance request is for, please clarify; is tandem parking
sufficient to meet city code for the required parking; document where
the on-site spaces are located, how many cars will be parked inside,
how many vehicles total for the use; how many parking spaces in the SP
right-of-way were committed to businesses at 50/60/70 Star Way; updated
lease agreement with Southern Pacific for use of the right-of-way for
parking. Item set for public hearing December 14, 1992.
ITEMS FOR ACTION
5. SPECIAL PERMITS FOR SIZE AND HEIGHT OF A NEW DETACHED GARAGE AT
1109 PALM DRIVE, ZONED R-1
Reference staff report, 11/23/92, with attachments. CP Monroe reviewed
details of the request, staff review, Planning staff comment, study
meeting questions; letter in opposition from Kathleen Ryan, 780
Willborough Place; required findings. Five conditions were suggested
for consideration at the public hearing.
CP confirmed the suggested condition that no window be placed within
10' of property lines includes walls perpendicular to property line; CE
stated his suggestion there be a 1' separation between this garage and
the Fire Department's garage is to address access during construction,
this would result in asking applicant to give up 2' since Fire
Department's garage encroaches almost 1' onto applicant's property now.
A Commissioner asked if there was a schedule set up for the removal of
applicant's existing garage.
Chm. Mink opened the public hearing. Bob Frudenberg, applicant, was
present. He advised he would pull down the old garage upon completion
of the new garage, it is now being used for storage; he had no
objection to locating the new garage 1' from the wall of the Fire
Department's garage, locating window 10' from property line was not a
problem. Applicant said he needed the old garage for storage while
Burlingame Planning Commission Minutes Page 3
November 23, 1992
remodeling the house. Speaking to letter in opposition from Ms. Ryan,
780 Willborough Place, he did not believe it was inappropriate to
request a 16' maximum height for the new garage, with the Fire
Department wall being 20'-6" he could not understand opposition to his
16' height, he would be willing to lower the height if it were required
in order to get the garage completed.
There were no audience comments and the public hearing was closed.
From a site inspection, C. Deal found no problem with the 16' height
and noted the proposed size is only 50 SF larger than allowed. C. Deal
moved for approval of the two special permits, supported by the facts
in the staff report and comments this evening, by resolution with the
conditions in the staff report. Seconded by C. Jacobs.
Comment on the motion: CA confirmed when the Fire Department removes
its garage they will be required to set any new construction back 1'
onto city property; a Commissioner complimented applicant for getting
his vehicles off the street. It was suggested a condition be added
that applicant remove the existing garage within three months of
completion of the new garage; this was accepted by maker of the motion
and seconder.
Conditions of approval follow: (1) that the garage as built shall
conform to the plans submitted to the Planning Department and date
stamped October 2, 1992, Sheet 1, with a maximum area of 550 SF (22' x
251) and a maximum height of 16'=011, and with a maximum interior height
in the storage area from ceiling joists to ridge of 5'-6"; (2) that no
part of this structure shall ever be used for any residential or
auxiliary living purposes; (3) that there shall not be any permanent
stairway or access into the storage space which will in any way
infringe on the use for parking of either of the parking stalls; (4)
that the new garage shall be placed a minimum of 11-0" from the wall of
the Fire Department's garage, and that no window shall be placed within
10' of any property line; (5) that the existing garage shall be removed
within three months of final inspection of the new garage; and (6) that
the project shall meet all the requirements of the Uniform Building and
Uniform Fire Codes as amended by the City of Burlingame.
Motion was approved 7-0 on roll call vote. Appeal procedures were
advised.
6. LOT COVERAGE AND PARKING VARIANCES FOR A SECOND STORY ADDITION AT
109 BURLINGAME AVENUE, ZONED R-1
Reference staff report, 11/23/92, with attachments. CP Monroe reviewed
details of the request, required findings. Two conditions were
suggested for consideration at the public hearing.
C. Graham advised she would abstain from discussion and voting. Chm.
Mink opened the public hearing. George Sinclair, architect
Burlingame Planning Commission Minutes Page 4
November 23, 1992
representing the property owners, Bernadette and Steven Tokunaga, was
present. He advised they had looked at a number of alternatives for
adding onto this house and believed this proposal was the most
appropriate; they were trying to buffer freeway noise, keep the
courtyard and create the least disturbance to the existing house. He
commented on the excellent service he had received from Planning staff
during this process. Lot coverage is only a .16% increase (6 SF) over
existing but this requires a variance. They did consider putting the
addition over some portion of the house other than the garage, this
posed an inability to get a stair in unless they gutted the whole house
and such an addition would cast a shadow into the courtyard and onto
neighboring property, it would also aggravate the problem of noise
exposure from the freeway.
There were no audience comments and the public hearing was closed.
C. Jacobs found the architect had proposed an excellent plan for a
house which now exceeds lot coverage, everyone needs a three bedroom
house, house is already at 42% lot coverage but under the circumstances
what they are asking would not be detrimental to the neighborhood. C.
Jacobs moved for approval of the lot coverage and parking variances by
resolution with the following conditions: (1) that the addition as
built shall conform to the plans submitted to the Planning Department
and date stamped October 15, 1992 Sheets 1, 2 and 3 and 11" x 17"
Revisions date stamped October 21, 1992 Sheets Site Plan, Lot Coverage
Calculations, Lot Coverage Increase and North Elevation; and (2) that
the project shall meet all the requirements of the Uniform Building and
Uniform Fire Codes as amended by the City of Burlingame.
Motion was seconded by C. Ellis and approved on a 6-0-1 roll call vote,
C. Graham abstaining. Appeal procedures were advised.
7. MASTER SIGN PROGRAM AND SIGN EXCEPTION FOR SIGN AREA, NUMBER OF
SIGNS AND HEIGHT AT 900 PENINSULA AVENUE, ZONED C-2
Reference staff report, 11/23/92, with attachments. CP Monroe reviewed
details of the request, staff comments, study meeting questions,
required findings. Four conditions were suggested for consideration at
the public hearing.
CP confirmed auto row signage regulations were in existence since 1977.
Chm. Mink opened the public hearing. Rick Corso, partner of Joe
Putnam, was present. He stated he was involved in the construction of
this building in 1986-87 and recalled that two signs were approved at
that time with a master sign permit; if approving the present request
becomes a problem, they would be willing to take down those two signs;
construction on the adjacent corner has blocked view of their building
from California Drive and San Mateo Drive, as a result they have had a
substantial loss of business and need maximum view of their site from
the California Drive area.
Burlingame Planning Commission Minutes Page 5
November 23, 1992
Responding to a suggestion that the pole sign on the corner be replaced
with signage on the facade of the building which should offer good
visibility, Mr. Corso said perhaps this would be so if one were walking
and viewed the building from a distance but from an automobile the
signage could hardly be seen if mounted that high; when the building
was designed they relied on a monument sign for Hyundai sales and at
that time did not even need a sign to sell these cars. Mr. Corso had
no problem with a condition requiring sign illumination be turned off
at 10:00 P.M.; fluorescent lighting in the garage on Anita Road stays
on all night for security purposes, they have had no complaints from
neighbors about these lights, in fact older residents across the street
like the lights for safety reasons.
There were no audience comments and the public hearing was closed.
C. Galligan found this request would not be a grant of special
privilege, there are special circumstances applicable to the property,
based on the information in the staff report and compared with the
advantages a business on auto row might have, with the economy in a
slump, approval of the request will give this business some assistance.
C. Galligan moved for approval of the Master Sign Program and Sign
Exception with the following conditions: (1) that the existing monument
sign and window signs be removed; that the two 2.68 SF existing
"Putnam" signs do not exceed an overall height of 23' from grade; and
that the double sided pole sign shall be installed as shown on the
plans submitted to the Planning Department date stamped October 8,
1992; (2) that the requirements of the City Engineer's memo of October
13, 1992 shall be met prior to issuance of a building permit; (3) that
application to the Building Department shall be made for a retroactive
building permit and penalty fees paid for the existing "Putnam" wall
signs; application shall also be made for the installation of the pole
sign; (4) that the pole sign and wall signs shall not be illuminated
after 10:00 P.M.; and (5) that the project shall meet Uniform Building
and Fire Codes as amended by the City of Burlingame.
Motion was seconded by C. Graham and approved 7-0 on roll call vote.
Appeal procedures were advised.
S. MASTER SIGN PROGRAM AND SIGN EXCEPTION FOR NUMBER OF SIGNS AT
65 CALIFORNIA DRIVE. ZONED C-2 SUB AREA D
Continued to the meeting of December 14, 1992.
9. SPECIAL PERMITS FOR LONG TERM AIRPORT PARKING AND LANDSCAPING
IN THE PARKING AND CIRCULATION AREAS AT 615 AIRPORT BOULEVARD,
ZONED C-4
Reference staff report, 11/23/92, with attachments. CP Monroe reviewed
details of the request, staff comments, study meeting questions,
required findings. Fourteen conditions were suggested for
consideration at the public hearing.
Burlingame Planning Commission Minutes Page 6
November 23, 1992
Chm. Mink opened the public hearing. Jonathan Wu, representing all the
property owners of this 7.2 acre site, was present. He was hopeful the
entire airport parking area would become one operation again with all
partners friends again. Commission congratulated Mr. Wu on what he was
able to do with this application. Regarding landscaping, he advised
they will keep the mature bushes, but will need to remove those inside
the island parking area in order to complete improvements. Responding
to a question about Condition #11 permitting overflow parking of yent-
a -car agency vehicles and storage of other vehicles, Mr. Wu said they
had no contracts with rent -a -car agencies now but do have the space
since their business has diminished from 1,500 cars a day to about 700-
900 cars a day; they have been discussing techniques for generating
income to support the facility.
There were no audience comments and the public hearing was closed.
C. Jacobs found the applicant has done a very good job putting this
application together, landscaping on the outside where it can be seen
rather than in the center seems better. C. Jacobs moved for approval
of the special permits by resolution with the following conditions:
(1) that the long term airport parking lot shall be built as shown on
the plans submitted to the Planning Department and date stamped October
15, 1992 Sheets A1.0 Site Plan Landscaping and A1.0 Site Plan
Irrigation and the north entrance only gate shall be deleted from all
plans and not included in the building permit; (2) that the conditions
of the City Engineer's October 14, 1992 memo and the conditions of the
Parks Director's October 20, 1992 memo shall be met; (3) that this use
permit shall include only the parcels identified as Block 7, Lots 2 and
3 (APN 026-344-100) and 4 through 13 (APN 026-363-300 to 390), and
these lots shall be operated as a single facility with one
entrance/exit at the designated airport parking gate identified as 615
Airport Boulevard, and that should the use of any of these lots be
changed from long term airport parking the use permit shall, become void
and a new application for a use permit shall be required; (4) that the
use shall be operated seven days a week, 24 hours a day with 762 total
parking spaces (two reserved for employees, three reserved for vans),
a maximum of two employees, and no auto maintenance, auto repair, auto
washing or enclosed van storage shall take place on site; (5) that the
property owners agree to assume all responsibility for flooding or
storm drainage problems and to hold the city harmless from any claims
arising from such problems; (6) all construction work shall occur only
between May and September, with areas subject to grading to be
sprinkled continuously using reclaimed water and sprinkled in
sufficient 'amounts to control dust during construction; stockpiled
debris, construction materials, soil and trucks hauling materials shall
be covered; trucks shall have their wheels washed before entering onto
a public street and the driveway and the street shall be swept of
debris at regular intervals as required by the city; (7) all grading,
paving and other construction shall be done during the hours set by the
Uniform Building Code as amended by the City of Burlingame; (8) that
Burlingame Planning Commission Minutes Page 7
November 23, 1992
lighting of the lot shall be provided at intensities required for
safety of people and property and shall be installed so light is
focused on the site, shielded for glare and does not extend onto
adjacent properties; (9) that the property owner shall prepare a
landscaping and irrigation plan for the entire site to be approved by
the city Parks Director, and the property owner shall install
landscaping according to the approved plan within 90 days of the
granting of this use permit; (10) that the landscaping and irrigation
system shall be maintained by the property owner including but not
limited to weed control, pedestrian and vehicular clearance along the
sidewalk and bike path, and replacement of plant material as necessary
to maintain a visual barrier; (11) that overflow parking of rent -a -car
agency vehicles and storage of other vehicles is permitted providing
on -street loading or unloading of such vehicles does not occur during
peak 7:00-9:00 A.M. and 4:30-6:30 P.M. hours, and providing the area
used has legal internal access within the parking lot area; (12) that
the project shall meet all the requirements of the Uniform Building and
Uniform Fire Codes as amended by the City of Burlingame; (13 ) that
this use permit shall be reviewed for compliance with all its
conditions, including public access and landscaping maintenance, in one
year (December, 1993) and each two years thereafter or upon complaint
including maintenance of public access areas, landscaping and operation
of the facility; and (14) that this use permit shall expire in five
years on January 1, 1998.
Motion was seconded by C. Graham and approved on a 7-0 roll call vote.
Appeal procedures were advised.
10. MASTER SIGN PROGRAM AND SIGN EXCEPTION FOR NUMBER OF SIGNS
AND AWNING PROJECTION AT 1426 BURLINGAME AVENUE, ZONED C-1
SUB AREA A
Reference staff report, 11/23/92, with attachments. CP Monroe reviewed
details of the request, staff comments, required findings. Four
conditions were suggested for consideration at the public hearing.
Chm. Mink opened the public hearing.
owners, read letter from his father
of the premier stores on Burlingame
its former charm, they propose to
replace it to showcase the building.
of their store in Texas. There w4
public hearing was closed.
Sam Malouf, one of the property
discussing their goal to have one
Avenue and help the avenue regain
remove the existing signage and
Mr. Malouf showed a large picture
-re no audience comments and the
C. Graham thought the applicants had done a very good job, she found
they had decreased the total square footage of signage in spite of the
fact that there is one additional sign. C. Graham moved for approval
of the Master Sign Program and Sign Exception with the following
conditions: (1) that the signs and awnings shall be installed as shown
on the plans submitted to the Planning Department with 7'-0" deep entry
awning and 5'-0" deep window awnings (no signage on the awnings), date
Burlingame Planning Commission Minutes
Page 8
November 23, 1992
stamped November 3, 1992 Sheet 1 - Site Plan, West Side Elevation and
Front Elevation; (2) that the conditions of the Chief Building
Inspector's November 7, 1992 memo shall be met; (3) that all the
existing signs including window signs shall be removed; and (4) that
the project shall meet Uniform Building and Fire Codes as amended by
the City of Burlingame.
Motion was seconded by C. Ellis with the comment applicant has done a
great job, the existing awning is very large. Motion was approved 7-0
on roll call vote. Appeal procedures were advised.
CP Monroe reviewed City Council actions at its November 16, 1992
regular meeting and discussion at the study session on November 18,
1992.
ADJOURNMENT
The meeting was adjourned 3t 9:04 P.M.
Respectfully submitted,
Michael F. Galligan
Secretary