HomeMy WebLinkAboutMin - PC - 1992.01.13CITY OF BURLINGAME PLANNING COMMISSION
JANUARY 13, 1992
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was
called to order by Chairman Kelly on Monday, January 13, 1992 at 7:30
P.M.
• _-
Present: Commissioners Deal, Ellis, Jacobs, Kelly, Mink
Absent: Commissioners Galligan, Graham
Staff Present: Margaret Monroe, City Planner; Jerry Coleman, City
Attorney; Frank Erbacher, City Engineer; Bill Reilly,
Fire Marshal
MINUTES - The minutes of the December 9, 3.991 meeting were
unanimously approved.
GA ENDA - Order of the agenda approved.
ITEMS FOR STUDY
1. FOUR SPECIAL PERMITS AND A HILLSIDE AREA CONSTIRUCTION PERMIT FOR
AN ELEVATED DECK AT 2005 DEVEREUX DRIVE. ZONED R-1
Requests: when was deck built; what is total lot coverage for house and
deck. Item set for public hearing January 27, 1992.
2. SPECIAL PERMIT TO EXPAND AREA AND SEATING AT 1375 BURLINGAME
,AVENUE. MUFFIES MUFFINS. ZONED C-1, SUB AREA A
Requests: total number of tables proposed for the patio,, will there be
a coffee machine or hot plate for food service on the patio; clarify
number of customers at present, in two years and in five years, will
this number increase with the patio; how many people will each table
seat, could approval be conditioned for number of seats; is this an
eating establishment under the current limitations for eating
establishments; does access meet code requirements, is a second egress
required to that area; with only one employee downstairs to serve both
areas and the number of pigeons in the area how will they keep the
-patio clean; will menu offerings at the eating establishment expand.
Item set for public hearing January 27, 1992.
3. SIGN EXCEPTION AT 1435 BURLINGAME AVENUE, FIRST INTERSTATE BANK,
ZONED C-1. SUB AREA A
Item set for public hearing January 27, 1992.
Burlingame Planning Commission Minutes Page 2
January 13, 1992
4. SPECIAL PERMIT AMENDMENT TO CHANGE HOURS OF OPERATION AT 1208
DONNELLY AVENUE, DONNELLY SQUARE FITNESS CLUB FOR WOMEN, ZONED
C-2, SUB AREA Bl
Requests: applicants refer to competitor clubs, who are they and what
are their hours; number of memberships in this club: Item set for
public hearing January 27, 1992.
5. FOUR SPECIAL PERMITS AND NEGATIVE DECLARATION FOR LONG TERM
AIRPORT PARKING AT 765 AIRPORT BOULEVARD, ZONED C-4
Requests: are lights shielded and directed onto the site, concerned
about adequacy of the lighting; how long does applicant expect this
interim use to continue; comment from staff addressing the two parcels,
will they be merged into one parcel, what Commission action would be if
they are separate parcels; why can't applicant meet landscaping
requirements, would like a better rationale regarding this, see nothing
in the application discussing temporary landscape boxes or planters
which are moveable which could provide landscaping within parking
areas; staff comments regarding ingress/egress and turning movements on
Airport Boulevard. Item set for public hearing January 27, 1992.
6. FOUR SPECIAL PERMITS AND NEGATIVE DECLARATION FOR AUTOMOBILE
STORAGE FOR ALAMO RENT -A -CAR AT 1380 BAYSHORE I:iIGHWAY. ZONED C -4 -
Requests: these are big parcels of land, what are long term plans for
the site; confirm the percentage of landscaping in the 100' shoreline
band; when were the warehouse building just north of the site and the
King building constructed, was BCDC approval required at that time;
where is the nearest perpendicular public access to the bayfront from
Bayshore Highway; will landscaping obscure view of the cars from the
King building at grade and along the front from Bayshore Highway; how
many cars are permitted total on the three sites, distribution of the
storage of cars among the three sites; comments from applicant
reconciling this project with the objectives of the Specific Area Plan
to develop uses which are aesthetically bay oriented and compatible.
Item set for public hearing January 27, 1992.
7. SPECIAL PERMIT AMENDMENT FOR OPERATION OF A CARRENTAL BUSINESS AT
1470 BAYSHORE HIGHWAY/778 BURLWAY ROAD, ZONED C!-4
Requests: staff comment on why limit number of contracts per month; why
only one employee engaged in leasing car telephones; clarify wording in
condition 13 regarding number of car rental contracts; plans show lift
gates and tiger teeth for access off of Bayshore, but condition 17
requires access only from Burlway, are these entrance/exits to
Bayshore; how is the figure of 15,000 car rental contracts per month
arrived at. Item set for public hearing January 27,. 1992.
Burlingame Planning Commission Minutes
Page 3
January 13, 1992
8. SPECIAL PERMIT - EMERGENCY MEDICAL CLINIC - 1519 BAYSHORE HIGHWAY,
ZONED M-1
This item was continued.
9. SPECIAL PERMIT AND PARKING VARIANCE FOR GYMNASTIC CLASSES AT 1524
ROLLINS ROAD, ZONED M-1
Requests: when did the gymnastics school at 1239 Rollins Road cease
operation; will there be more than one class of six per hour, how many
classes per day; applicant's statement addressing findings for the
variance; will gymnastic competitions be held within the building and
if so what time of day and days of the week; how often does the
drainage easement fill with water; explain difference between parking
requirements the city has shown and those stated by the applicant; is
parking in the rear. Item set for public hearing January 27, 1992.
The Chair noted there were only five Calnissioners present, approval
ITEMS FOR ACTION of an application requires four affirmative votes and applicants have
the option of a continuance. All applicants wished to be heard this evening.
10. FRONT AND SIDE SETBACK VARIANCES FOR A FIRST FLOOR ADDITION AT
2010 BROADWAY, ZONED R-1
Reference staff report, 1/13/92, with attachments. CP Monroe reviewed
details of the request, staff review, applicant's letter, study meeting
questions, required findings. Two conditions were suggested for
consideration at the public hearing.
Chm. Kelly opened the public hearing. Dave Howell„ representing the
property owners, Robert and Francine Lent, was present. He noted some
of the front setbacks listed in the staff report as equal to or less
than 15' are not in the same block as this house; his clients are a
young couple starting a family, there is no other practical option for
adding onto this house which would be cost effective, a second story is
not feasible because of the existing foundation and structure; in the
past the property owners retained a general contractor to do additional
foundation work to bring the existing foundation up to code for a
single story.
The preexisting pool to the rear presents a problem, there is no way to
expand on that side without removal and relocation of the kitchen; they
feel this is the only viable solution. Physically there is room to
expand the house toward Broadway but the living room and dining room
are located there, it would require reconstruction of much of the
house. The proposed design is practical, feasible and would not
adversely impact the neighborhood. Responding to a question, Mr.
Howell stated it was his understanding the front setback was 151, the
main building line would be at 15' with the projection of a bay window
and chimney; the staff report was the first he had seen the 13.7' front
setback. Staff advised the chimney is exempted in the side -yard but
not in the front; the application reflects what is on the plans.
Burlingame Planning Commission Minutes
Page 4
January 13, 1992
There were no audience comments and the public hearing was closed.
C. Mink moved to grant the variance request with the: conditions in the
staff report. He found there were exceptional circumstances in the
configuration of an existing porch, the granting of the application is
necessary for'the preservation and enjoyment of a substantial property
right of the owners, it will not be detrimental and is compatible with
the neighborhood. Motion was seconded by C. Ellis.
Comment on the motion: would agree to extend the building somewhat but
a 13.7' front setback would be granting a nonconformity, would prefer
a 15' front setback. Comments in'support of the motion: this section
of Burlingame was built long before there were setback requirements,
setbacks are not uniform, do not think this application violates the
general vision of the neighborhood; this house does riot have an obvious
short setback, another irregular 2.5' would make no difference; if the
hedge ever grows back most of this will be hidden, think the proposal
is in character with the neighborhood.
Further comments: have no problem with the design but think there
should be a 15' front setback, otherwise Commission will be creating
another nonconforming condition on this property; applicants bought a
property which looks crowded, that corner will look more crowded with
this proposal.
Motion to approve the variance request failed on a 3-2 roll call vote,
Cers Deal and Jacobs voting no, Cers Galligan and Graham absent.
Appeal procedures were advised.
11. LOT COVERAGE VARIANCE FOR A MASTER BATHROOM ADDITION AT 1234
VANCOUVER AVENUE, ZONED R-1
Reference staff report, 1/13/92, with attachments. CP Monroe reviewed
details of the request, staff review, applicants letter, required
findings. Three conditions were suggested for consideration at the
public hearing. Letter in support signed by three neighbors was noted.
Chm. Kelly opened the public hearing. Melinda and Whit Hall,
applicants and property owners, were present. Mrs. Hall advised the
existing master bathroom is in need of repair and is too small for two
adults to use at once; they would like to convert unused yard space
into useable living space.
There were no audience comments and the public hearing was closed.
From a site inspection C. Jacobs found this side of -this house is very
long and only 41 from side property line; on the south side it seems to
extend almost to the rear property line; all useable open space is on
the other side of the building which is good for this property owner
but she -was concerned about the neighbor with any further expansion on
that side; there are alternatives inside to make a larger bathroom. C.
Burlingame Planning Commission Minutes Page 5
January 13, 1992
Jacobs moved to deny the lot coverage variance for the reasons stated.
Motion was seconded by C. Mink with the comment a little more
creativity could have solved the problem within the footprint of the
house. A further comment: cannot make a finding of exceptional
circumstances applicable to this property to support the variance,'1%
more lot coverage is a minimal amount but it will be added to the 42%
which is already there.
Motion to deny the variance request was approved on a 5-0 roll call
vote, Cers Galligan and Graham absent. Appeal procedures were advised.
12. SPECIAL PERMIT AMENDMENT TO EXTEND OPERATING HOURS FOR TRUE
LEARNING CENTER, 2109 BROADWAY, ZONED R-1
Reference staff report, 1/13/92, with attachments. CP Monroe reviewed
details of the request, staff review, applicant's letter, required
findings. Four conditions were suggested for consideration at the
public hearing.
CP advised only one call had been received from those noticed of this
hearing, no objection was made; a maximum enrollment figure is included
in Condition 12.
Chm. Kelly opened the public hearing. Larry Krusema.rk, applicant, was
present. Responding to a question he advised the increased hours will
allow a lunch hour and recess, 20 of the 90 students will probably
stay. There were no audience comments and the public hearing was
closed.
C. Jacobs found this school is an asset to the community, it is a
school use in an existing school building. She moved for approval of
the special permit amendment with the following conditions: (1) that
the school shall operate from 9:00 A.M. to 4:30 P.M. Monday through
Thursday; (2) that the following amended conditions of the August 5,
1986 special permit shall apply including: (a) that access to handicap
bathrooms shall be provided to all tenants; (b) that this operation
shall comply with all Uniform Fire and Building Codes as amended by the
City of Burlingame; (c) that this leased area will be used as a school
as described in the June 18, 1986 letter from Larry Krusemark with a
maximum enrollment of 90 students, grades K-8, with five teachers and
three assistants; (d) that True Learning Center shall be limited to
three evening functions at the school per year, and that these be
coordinated with other tenants; (3) that the following amended
condition of the June 2, 1987 special permit shall apply: (a) that the
area used by the True Learning Center shall be increased by 2,074 SF
(rooms it and 12); and (4) that this use permit shall be reviewed for
compliance in September, 1992 and/or upon complaint.
Motion was seconded by C. Ellis and approved 5-0 on roll call vote,
Cers Galligan and Graham absent. Appeal procedures were advised.
Burlingame Planning Commission Minutes Page 6
January 13, 1992
13. LOT LINE ADJUSTMENT, 845 STANTON ROAD/1633 BAYSHORE HIGHWAY,
ZONED M-1
CE Erbacher reviewed this request to add three feet of land to 845
Stanton Road. The three feet would be taken from the adjacent property
at 1633 Bayshore Highway. He discussed background of the request and
recommended one condition of approval. No public hearing is required.
C. Ellis moved to recommend this lot line adjustment to City Council
for approval with the following condition: (1) that all improvements as
shown on the plans date stamped January 3, 1992 shall be made as a
condition of this approval. The applicant and the property owners of
both 1633 Bayshore Highway and 845 Stanton Road shall enter into an
agreement with the city which shall require that these improvements be
bonded and be completed within one year of approval. Motion was
seconded by C. Mink and approved 5-0 on roll call vote, Cers Galligan
and Graham absent.
FROM THE FLOOR
There were no comments from the floor.
ACKNOWLEDGMENTS
- Hillside Area Construction Permit - 3104 Margarita Avenue
- Hillside Area Construction Permit - 2312 Valdivia Way
There was some discussion of inaccuracies in the plans and
problems with roof ridges as shown. Commission requested in the
future an aerial be included with all hillside area construction
permit review material.
Wpmu:ice � I"*-
CP Monroe reviewed City Council actions at its January 6, 1992 regular
meeting and discussion at the January 11, 1992 Saturday Goal session.
The meeting was adjourned at 9:15 P.M.
Respectfully submitted,
Jerry L. Deal, Secretary--