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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