HomeMy WebLinkAboutMin - PC - 1995.05.22CITY OF BURLINGAME PLANNING COMMISSION
May 22, 1995
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman
Jacobs on Monday, May 22, 1995 at 7:30 P.M.
ROLL CALL
Present: Commissioners Deal, Ellis, Galligan, Jacobs, Key and Mink (7:32)
Absent: Commissioner Kelly
Staff Present: Margaret Monroe, City Planner; Jerry Coleman, City Attorney; Frank
Erbacher, City Engineer; Keith Marshall, Fire Marshal
N UNUTES Page 1 of the minutes of the May 8, 1995 meeting amended to read: "A
regular meeting of the Planning Commission, City of Burlingame was called
to order by Chairpefsemnan Galligan". The minutes were then approved.
AGENDA The order of the agenda was approved.
FROM THE FLOOR There were no public comments.
STUDY ITEMS
1. SPECIAL PERMIT, SIDE AND REAR SETBACK VARIANCES, AND PARKING VARIANCE
AT 309 BAYSWATER AVENUE, ZONED R -I (JEFF MOORE, PROPERTY OWNER AND
DEBRA KAUFMAN, APPLICANT).
Requests: Show parking dimensions inside garage, also show dimension at washer/dryer; if one car
garage is built will a parking variance be needed; is it their intention to eventually extend to 5
bedrooms; applicant needs to address why they cannot provide a side by side garage, could be
possible; what is unusual about this property to justify granting the exceptions; why need for so many
windows in the garage; where is actual door front to the garage; why do you want the door between
carport and garage; Item set for Public Hearing June 12, 1995.
Burlingame Planning Commission Minutes
May 22, 1995
2. SPECIAL PERMIT AMENDMENT AT 1208 DONNELLY AVENUE, ZONED C-2 SUBAREA
BRUCE HORN, PROPERTY OWNER AND RANDALL C. DELUE, APPLICANT).
Requests: show sequence of permits and conditions; history of noise complaints; membership counts
(1992 vs. 1995) and number of times each week each client attends; where do the valet parking
attendants park the cars at lunch time; include a copy of the valet parking contract; answer staff
questions in the study staff report; Item set for Public Hearing June 12, 1995 providing all information
is available.
3. SPECIAL PERMIT FOR REAL ESTATE OFFICES AT 1412-1416 CHAPIN AVENUE, ZONED
C-1 SUBAREA B (TITO BIANCHI, PROPERTY OWNER AND STEPHENS REAL ESTATE,
APPLICAND.
Requests: how would building and parking work if second floor were used for health services; what
uses are allowed at 405 Primrose, the space to be vacated; in present study project 2 choices, a 1 space
parking variance or no landscaping, who decides; if 32 parking spaces provided a variance will not
be noticed and the commission cannot choose this option without delaying the project; time line for
occupancy of new facility; clear explanation of how a minimum 39 cars will be accommodated in lot
for monday meeting; cumulative effect (time and numbers) of weekly real estate meetings in the area;
Item set for Public Hearing June 12, 1995.
4. TENTATIVE AND FINAL MAP FOR REAL ESTATE OFFICES AT 1412-1416 CHAPIN
AVENUE, ZONED C-1 SUBAREA B (TITO BIANCHI, PROPERTY OWNER AND
STEPHENS REAL ESTATE APPLICANT).
Requests: None; Item set for Public Hearing June 12, 1995.
5. SPECIAL PERMITS FOR NEW RESTAURANTS AT 620 AIRPORT BOULEVARD, ZONED
C-4 (LACKIE LAM -BIC DEVELOPMENT, PROPERTY OWNER AND APPLICANT).
Requests: add a table showing the change, if any, from original project to presently proposed; if
approved when does clock for new permit begin to run; Item set for Public Hearing June 12, 1995.
ACTION ITEMS
6. HILLSIDE AREA CONSTRUCTION PERMIT AT 1528 ALTURAS DRIVE, ZONED R-1
(ALAN AND BARBARA BURKHARDT, PROPERTY OWNERS AND BAY AREA
SUNROOMS, APPLICANT.
Reference staff report, 5/22/95, with attachments. CP Monroe discussed the request, reviewed criteria
for findings, Planning Department comments, and study meeting questions. Four conditions were
suggested for consideration.
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Burlingame Planning Commission Minutes May 22, 1995
C. Jacobs opened the public hearing. Joe Gottula, Bay Area Sunrooms described the glass
(transparent) enclosure to the commission. It was noted for the record that the label on the rear
elevation indicated front when it should be rear. However, the rear elevation does show the front of
the deck enclosure. There were no other comments and the public hearing was closed.
C. Deal noted that he visited the site and there are no obstructions to the views from adjacent
properties affected, he then moved to approve the application, by resolution, with the following
amended conditions; 1) that the sunroom addition shall conform to the plans submitted to the Planning
Department and date stamped April 18, 1995, site Plan, Floor Plan and Building Elevations; 2) that
the finish material used on both the flat and sloping portions of the roof shall be nonreflective as
approved by the Chief building Inspector and City Planner; 3) that the highest point on the new
sunroom roof shall not exceed (within ± 6") of the plate line of the second floor of the existing house;
and 4) 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. Galligan, and approved on a 6-0-1 (C. Kelly absent) roll call vote.
Appeal procedures were advised.
7. SPECIAL PERMIT FOR TAKE OUT FOODS AT 346 LORTON AVENUE, ZONED C-2,
SUBAREA B (DON SABATINI, PROPERTY OWNER AND RON LOUIS AVENIDA III,
APPLICANT).
Reference staff report, 5/22/95, with attachments. CP Monroe discussed the request, reviewed criteria
for findings, Planning Department comments, and study meeting questions. Seven conditions were
suggested for consideration.
C. Jacobs opened the public hearing. Ron Avenida, San Mateo, the applicant, answered the
commission's questions. He explained that only smoothies, muffins and possibly packaged granola
bars will be sold; all healthy choices. No ice cream or products that contain sugar. He noted that the
expect about 10% of their business to be sales other than smoothies. They feel this is not a destination
restaurant and for that reason parking will not be a obstacle. There were no other comments and the
public hearing was closed.
In their discussion the Commissioners noted that there had been discussion about how far away a
business should be asked to police for trash in another application; it was felt that 50' was a long way
for that business; concern that product sold would be sticky on the ground; if able to see trash can
people will use; applicant could get an encroachment permit for outdoor seating; concerned with the
definition of "take out",permit with the site, so another business could be different use with greater
impact. Therefore take out items should be defined; discussed limiting takeout to smoothies, bakery
goods and pre-packaged goods with a limit of the sales other than smoothies to 10% or less of gross
sales from the site; do not feel can put a good, enforceable limit on incidental sales; felt the trash
problem bigger with this use than many; cannot understand why this area so attractive to food
establishments.
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Burlingame Planning Commission Minutes May 22, 1995
C. Galligan noted that this is a unique business not duplicated in the area, he then moved to approve
the application adding a condition, by resolution, subject to the following conditions; 1) that the project
shall be built as shown on the plans submitted to the Planning Department and date stamped March
30, 1995, First Floor Plan (81/2" X 14") and First Floor Building Plan (11" X 17); 2) that the
conditions of the City Engineers' March 27, 1995 memo shall be met (a garbage receptacle at or near
the business entrance shall be maintained by the tenant, with the type of receptacle to be approved by
the Public Works Dept., and the applicant shall pick up the trash and clean the sticky sidewalk in the
area 50' on either side of the business); 3) that all deliveries to this business shall be made before
10:00 A.M. and shall be made from the loading zone on Lorton Avenue; 4) that an adequate, well
labeled trash receptacle shall be provided, and that an employee shall have the responsibility of
scouting for trash hourly while the drink shop is open and shall 'scout' within a 50' radius at the end
of each business day; the store manager shall be responsible for insuring the trash receptacle is emptied
and trash in the area is picked up before it becomes a nuisance; 5) that the basement area accessible
to this tenant shall not be used for storage in association with this business; and an unobstructed path
of travel to a public way shall be maintained from all basement stairs; 6) that the business shall be
open Monday through Friday from 7:00 A.M. to 10:00 P.M., and Saturday through Sunday from 8:00
A.M.to 10:00 P.M. with a maximum of two employees including the proprietor, on site, at any one
time; 7) that the retail sales shall be limited to smoothies, bakery goods and pre-packaged products as
defined in the staff report; and 8) that the use and any improvements for the use 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. Mink, and approved on a 4-2-1 (Cmsrs. Jacobs and Key dissenting and
C. Kelly absent) roll call vote. Appeal procedures were advised.
8. TENTATIVE AND FINAL MAP FOR LOT COMBINATION AT 778 BURLWAY ROAD,
ZONED C-4 (DKBERT ASSOC., PROPERTY OWNER AND ROBERT C. HUTTON,
APPLICANT).
THE APPLICANT REQUESTED THIS ITEM BE CONTINUED TO THE JUNE 12, 1995
PLANNING COMMISSION MEETING.
1- W,I►ISI : ±#] 7 W
- CP reviewed City Council actions/discussion at its May 15, 1995 meeting.
- Zoning Corrections and Clarifications
The Commissioners discussed the proposed wording for implementing the following changes to the
zoning regulations they have been discussing for the past several meetings:
Section 1. Uncovered stairs in the front setback.
Some commissioners looked around and saw a lot of houses whose front entries were more
than 3' off the ground: many houses may need a variance; the height should be measured
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Burlingame Planning Commission Minutes
May 22, 1995
from existing adjacent grade; entry sill often not in front setback, stairs lead up to it; variance
process is available to those who do not comply. Commissioners voted on whether to
recommend change to add maximum height above existing grade for stairs in front setback to
City Council for action. Voted 5-1-1 (C. Galligan voting no, C. Kelly absent). To
recommend for council consideration and action.
Section 2. Minimum setback at side property line and allowed encroachment of chimneys into
narrow side setbacks.
Chimneys are a usual problem, add to mass because of strong vertical line, should not be
closer than 4 feet to any interior side property line. Words should be clarified to make this
point. There should be a minimum side setback for all parts of a primary residential structure
for public safety. Commissioners voted to recommend minimum side setback of 30". 4-2-1
(Cmsrs. Ellis and Galligan voting no and C. Kelly absent). They then voted 6-0-1 (C. Kelly
absent) to require no chimney extend closer than 4 feet to an interior side property line.
Section 3. Require interior access to all living areas within a single family house.
Commissioners agree to wording and voted 6-0-1 (C. Kelly absent) to recommend the concept
and wording to City Council.
Section 4. Correction to setback requirements in C-3 zone to eliminate requirements for uses not
permitted.
Previous drafting error. Commissioners reviewed and voted 6-0-1 (C. Kelly absent) to
recommend to City Council.
Section 5. Add minor modification for real estate and financial instruction uses in subareas B and
B-1 of Burlingame Avenue Commercial Area.
Discussed whether to allow all counselors (medical, financial, etc.) within this provision.
Determined all but health service were included; Agreed that of two choices the 600 GSF with
maximum of 2 employees was best alternative and wording. Commissioners voted 5-1-1 (C.
Jacobs voting no, C. Kelly absent) to recommend to City Council.
Section 6. Roof heights for accessory structures;
Presently requires 14' maximum to be 4' inside side property line; If 15' maximum should
be 5' inside side property line, discussed placing a maximum height of 10' on flat roofed
structures. Noted not necessary since requirements of height biased toward and encouraged
pitched roofs. Commissioners then voted 6-0-1 (C. Kelly absent) to approve one additional
foot in maximum height, so long as the ridge was no closer than 5' to side property line.
Section 7. New parking requirements for single-family residential "new construction".
Suggestion was that projects which qualify for new construction should have to meet the
maximum off street parking requirement no matter how many bedrooms, because the time of
a major investment is the time to avoid future variances caused by remodeling and adjustments
to changing life styles. Commissioners voted 6-0-1 (C. Kelly absent) to recommend this to
City council for their consideration.
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Burlingame Planning Commission Minutes
The meeting was adjourned at 9:30 P.M.
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May 22, 1995
Respectfully submitted,
Mike Ellis, Secretary