The URL can be used to link to this page

Home My WebLink AboutMin - PC - 1994.05.23CITY OF BURLINGAME PLANNING COMMISSION May 23, 1994 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairperson Galligan on Monday, May 23, 1994 at 7:32 P.M. ROLL CALL Present: Commissioners Deal, Ellis, Galligan, Jacobs, Kelly, Key, and Mink Absent: None Staff Present: Margaret Monroe, City Planner; Jerry Coleman, City Attorney; Frank Erbacher, City Engineer; Keith Marshall, Fire Marshal MINUTES - The minutes of the May 9, 1994 meeting were unanimously approved. AGENDA - The order of the agenda was then approved. FROM THE FLOOR There were no public comments. STUDY ITEMS 1. NEGATIVE DECLARATION AND CONDOMINIUM PERMIT FOR A NEW THREE STORY, EIGHTEEN (18) UNIT CONDOMINIUM AT 12:09-1221 BAYSWATER AVENUE, ZONED R-4 (TIMOTHY AND JOSEPHINE BROSNAN, PROPERTY OWNERS AND N.N. GABBAY, APPLICANT). Requests: Will any portion be low income housing; what is the criteria for insulation of the handicapped unit; is it necessary to leave the car to operate the driveway intercom; delineate clearly the area counted as open space, height from top of curb, other than mechanical equipment is the roof over 35' height :line; locate water heater and furnace on the plans; total landscaping SF and clarify location of common open space; are any street trees being removed. Item set for Public Hearing June 13, 1994. 2. TENTATIVE MAP FOR A NEW THREE STORY, EIGHTEEN (18) UNIT CONDOMINIUM AT 1209-1221 BAYSWATER AVENUE, ZONED R-4 (TIMOTHY AND JOSEPHINE BROSNAN, PROPERTY OWNERS .AND N.N. GABBAY, APPLICANT). Requests: There were no requests. -1- Burlingame Planning Commission Minutes May 23, 1994 3. SPECIAL PERMITS FOR TAKE-OUT AND NEW FOOD ESTABLISHMENT FOR A RETAIL COFFEE STORE AT 1309 BURLINGAME AVENUE, ZONED C-1 SUBAREA A, BURLINGAME AVENUE COMMERCIAL AREA (GURDIAL JOHAL, PROPERTY OWNER AND LOUISE SELIN, APPLICANT). Requests: Define food establishments and enforceable restrictions; what does note on plans "not for leasing" indicate; clarify the number of handicapped restrooms required with 4± employees; do you need male and female, when will the seismic retrofit be done relative to the tenant improvements, if tenant improvements proceed will the establishment close or be relocated; trash receptacles at front and rear of the store; number of outdoor seats; employees need to use long term parking. Item set for Public Hearing June 13, 1994. 4. SPECIAL PERMIT AND PARKING VARIANCE FOR DRAPERY SHOP AT 1501 EL CAMINO REAL, ZONED C-1 (CHEVRON, U.S.A., PROPERTY OWNER AND JACK MATTHEWS, APPLICANT) Requests: what kind of business does the applicant plan to put in this space; hours of operation and cumulative parking demand; what is most intensive use; will E1 Camino widening impact setback requirements how realistic is the expectation that E1 Camino will be widened; notice tenants on adjacent site; where will employees park on site; will there be more than 25 retail customers onsite at one time or total; will landscaping along El Camino block view at corner. Item set for Public Hearing June 13, 1994. 5. 1128 CHULA VISTA AVENUE, ZONED C-1 BROADWAY COMMERCIAL AREA (BOREL/POPLAR DEVELOPMENTS, PROPERTY OWNER AND PAUL GUMBINGER, APPLICANT). A. NEGATIVE DECLARATION FOR A FOUR (4) UNIT RESIDENTIAL CONDOMINIUM AT 1128 CHULA VISTA AVENUE:, ZONED C-1. B. GENERAL PLAN AMENDMENT FOR A CHANGE IN ZONING FROM COMMERCIAL, SHOPPING AND SERVICE TO MULTIPLE FAMILY RESIDENTIAL. C. REZONING OF 1128 CHULA VISTA AVENUE FROM C-1 COMMERCIAL TO R-3 MULTIFAMILY RESIDENTIAL. D. CONDOMINIUM PERMIT FOR A FOUR (4) UNIT RESIDENTIAL CONDOMINIUM AT 1128 CHULA VISTA AVENUE, ZONED C-1. Requests: will parking be assigned by unit; clarify why some stalls say unit parking; have Parks Director explain his rational regarding the walnut tree; why is rezoning necessary when C-1 district allows multiple family residential with a use permit; look at the relationship of other uses on street to this site and its use for multi family residential; if project is not approved but new zoning approved, is developer bound. Item set for Public Hearing June 13, 1994. -2- Burlingame Planning Commission Minutes May 23, 1994 6. TENTATIVE MAP FOR A FOUR (4) UNIT RESIDENTIAL CONDOMINIUM AT 1128 CHULA VISTA AVENUE, ZONED C-1 BROADWAY COMMERCIAL AREA (BOREL/POPLAR DEVELOPMENTS, PROPERTY OWNER AND PAUL GUMBINGER, APPLICANT). Requests: There were no specific questions. Item set for Public Hearing June 13, 1994. 7. SPECIAL PERMIT FOR RETAIL SALES AT 1313 NORTH CAROLAN AVENUE, ZONED M-1 (MACY MAK, PROPERTY OWNER AND TUNG NGUYEN, APPLICANT). Requests: traffic projection page not completed[ (reflects retail use only include wholesale) clarify; what area the differences between parking and/or traffic impacts, wholesale/retail; plans to scale; clarify placement of rollup doors at rear. Item set for Public Hearing June 13, 1994. ITEMS FOR ACTION 8. SPECIAL PERMIT TO EXPAND FOOD ESTABLISHMENT AT 322 LORTON AVENUE, ZONED C-2 SUBAREA A, BURLINGAME AVENUE COMMERCIAL AREA (MEL K. DOLLINGER, PROPERTY OWNER AND TOORAJ SHARIF, APPLICANT). Reference staff report, 5/23/94, with attachments. CP Monroe discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Three: conditions were suggested for consideration. Chm. Galligan opened the public hearing. Tooraj Sharif, 55 W 5th Avenue, San Mateo, the applicant, responded to questions from the commissioners pertaining to employee parking and asked that he not be limited to five employees. There were no comments and the public hearing was closed. C. Mink stated, based on the testimony and the information supplied in the packet, he moved to approve the this special permit application , by resolution, with the following amended conditions; 1) that the 3381 SF project shall be built as shown on the plans submitted to the Planning Department date stamped May 13, 1994; 2) that the business shall be open daily, 11:00 a.m. to 2:30 p.m. and 5:00 to 10:00 p.m., with a maximum of eight employees and seating for no more than 66 customers; and 3) 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 7-0 voice vote. Appeal procedures were advised. -3- Burlingame Planning Commission Minutes May 23, 1994 9. NEGATIVE DECLARATION, SPECIAL PERMIT AMENDMENT AND PARKING VARIANCE FOR 60 STALLS AT 1157 CALIFORNIA DRIVE, ZONED C-2 (DILLON MANAGEMENT COMPANY, INC., PROPERTY OWNER AND AMERICAN GNOSTIC CHURCH, REV. RICHARD FERNANDEZ, APPLICANT). Reference staff report, 5/23/94, with attachments. CP Monroe discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Nine conditions were suggested for consideration. Chm. Galligan opened the public hearing. Reverend Fernandez, American Gnostic Church, was present to answer questions. There was dialogue regarding the potential of the city's liability for jay -walkers on California Drive and the possibility of a pedestrian controlled signal at Carmelita. Asked if all services would be 400; applicant noted that was his goal, also that theirs was an interfaith church and others could use building as well; wanted wide range of times to cover all religious holidays and use by other religious groups. Concern expressed that church educate members/users about problem of jay -walking. Robert Merlet, 1190 California Drive expressed his opposition to this application and asked if this variance would includes the restaurant parking if it were to reopen, the response was in the negative. Also, what would happen to this variance if the proposed overpass is built and available parking in the area were substantially reduced; response was variance goes with use and land, not availability of certain parking. There were no other comments and the public hearing was closed. Commissioners commented that the variance goes with the land and this use will overlap with Saturday morning uses in the retail area; all churches seem to lack parking, this one is no different than others in the community; pedestrian activated light not recommended because changing flashing signal -to steady is too easily misunderstood by motorists; use not justify fully signalized intersection at Carmelita and Carmelita is too close to Broadway for safe signalization; traffic regulation should be reported to traffic safety and parking commission; there is a need to educate members; could add a condition; can't legislate common sense, educating about jay -walking probably not effective, policy on commuter use of Caltrain parking could change since it has not been allowed in past; church members would then need to park elsewhere than Caltrain lots. C. Ellis noted that negative declaration covers the issues for this use, he then moved to approve the application, by resolution. Motion was seconded by C. Kelly and approved on a 6-1 (C. Jacobs dissenting) voice vote. C. Deal noted that the special permit amendment and 60 space parking variance will be consistent with the existing use of the building and other similar church uses elsewhere in the city and will not be detrimental and to require additional parking would be -4- Burlingame Planning Commission Minutes May 23, 1994 an unreasonable taking of this property since it is an asset to the community, he then moved to approve the applications, by resolution, with the following conditions; 1) that the project shall be built as shown on the plans submitted to the Planning Department and date stamped April 7, 1994 Site Plan and General Floor Plan; 2) that the conditions of the Fire Marshals' April 11, 1994 memo shall be met (a complete fire alarm system must be installed meeting the American Disabilities Act requirements); 3) that church services shall be spaced not less than 60 minutes apart; 4) that the church use shall be limited to services Monday through Friday 7:30 P.M. to 9:30 P.M.; Saturday 10:30 A.M. to 12:30 P.M. and 6:00 P.M. to 8:00 P.M.; and Sunday 10:30 A.M. to 12:30 P.M. and 6:00 P.M. to 8:00 P.M. with a maximum of four employees at any one time; 5) that the church use shall be limited to a maximum of 414 people (and 414 seats) per service and -the site shall be used Monday through Sunday from 8:00 A.M. to 10:00 P.M. for related church activities with a maximum of 10 people per meeting except during designated church services; 6) that the on-site parking shall be marked for the exclusive use of the church and other businesses on site and shall never be leased or sold separately from the building; 7) that the other two leased areas on the site shall continue in retail use and not be intensified to other more parking intensive uses; 8) that separate application shall be made for signage for the church use; and 9) 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. Kelly and approved on a 6-1 (C. Jacobs dissenting) roll call vote. Appeal procedures were advised. 10. SPECIAL PERMITS FOR EXISTING GARAGE AND SIDE SETBACK VARIANCE FOR PROPOSED CARPORT AT 1421 CALIFORNIA DRIVE, ZONED R-1 (JOHN Y. CELIKKANAT, PROPERTY OWNER AND APPLICANT) (CONTINUED TO JUNE 13, 1994). 11. SPECIAL PERMITS TO CONVERT EXISTING ACCESSORY STRUCTURE TO A RECREATION ROOM WITH A HALF BATH AND WINDOWS WITHIN 10' OF PROPERTY LINE AT 301 BAYSWATER AVENUE, ZONED R-1 (GREG AND JENNIFER COHN, PROPERTY OWNER AND APPLICANT) (CONTINUED TO JUNE 13, 1994). PLANNERS REPORTS - CP reviewed Cumulative and B, the City Council and noted the change to project to accommodate equipment. Parking Analysis for C-1 Subarea A regular meeting of May 16, 1994 the floor area of the microbrewery mezzanine access to brewing -5- Burlingame Planning Commission Minutes May 23, 1994 ADJOURNMENT The meeting was adjourned at 9:33 P.M. Respectfully submitted, Mike Ell -is, Secretary NHNS.23