HomeMy WebLinkAboutReso - CC - 012-1990RESOLUTION NO, 12-90
RESOLUTION APPROVING NEGATIVE DECLARATION -
CREATION OF C-R ZONE, GENERAL PLAN AMENDMENT
AND EDGEHILL CALIFORNIA -DRIVE REZONING
RESOLVED by the City Council of the City of
Burlingame, California that:
WHEREAS, a Negative Declaration has been proposed
regarding the creation of the C-R zoning district, a general
plan amendment relating thereto, and the rezoning of certain
lots between Edgehill and California Drives from the C-2
zone to the C-R zone, and
WHEREAS, it is the intention of this Council to
approve said Negative Declaration as set forth hereinafter:
NOW,THEREFORE, it is FOUND, ORDERED AND DETERMINED
that:
On the basis of the Initial Study, the documents
submitted and reviewed, and comments received and addressed
by the Planning Commission and this Council, it is hereby
found that there is no substantial evidence that the project
set forth above will have a significant effect on the
environment, and Negative Declaration ND -429P is hereby
approved. ZZ.
MAYOR
I, JUDITH A. MALFATTI, City Clerk of the City of
Burlingame, do hereby certify that the foregoing resolution
was introduced at a regular meeting of the City Council
held on the 5th _day of February 1990, and
adopted thereafter by the following vote:
AYES: COUNCILMEMBERS: BARTON, HARRISON, LEMBI, O'MAHONY, PAGLIARO
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
City Clerk
CITY OF BURLINGAME
NEGATIVE DECLARATION
File No. ND -429P
The City of Burlingame by MARGARET MONROE on
DECEMBER 8 , 1989, completed a review of the
proposed project and determined that:
(XX) It will not have a significant effect on the environment
No Environmental Impact Report is required.
Reasons for.Conclusion:
The project is to create a new general plan designation (mixed
use -residential commercial) and a new zoning designation C-R,
commercial residential and to apply them to the 14 properties
which lie between California and Edgehill Drives. The 14 lots
are 1108 Palm, 808, 810, 814, 820, 824, 828, 832, 840, 844, 846,
852 and 856 Edgehill Drive (APN 029-022-060 through 029-022-
018). The existing use of these properties is mixed residential
uses with commercial or single family or apartment residential
units. The present zoning is C-2, heavy commercial, which is
consistent with the current general plan designation, service
commercial. The new land use designation and zoning would allow
mixed residential -retail commercial uses in the city. A new
zoningdistrict, C-R commercial residential, would provide the
vehicle for achieving the new land use designation. The zoning
includes an overlay which addresses the unique characteristics of
the Edgehill/California Drive area which have evolved
historically, e.g., double street frontage, steep slopes,
substandard lot sizes and substandard street frontages.
The proposed change in the land use is consistent with the
policies of the general plan. The zoning change is necessary to
achieve mandated consistency between the general plan and zoning
assigned to a property. The initial study documents that the
area is already developed in uses similar to those proposed by
this change and the change would have no significant
environmental impacts. In fact the change will eliminate the
potential negative environmental impacts from heavy commercial
uses on existing residential land uses within the project areas
designated mixed use on the general plan. In the case of the
Edgehill/California Drive area the negative environmental impacts
of the heavy commercial use will be removed from the established
duplex residential land uses across the street on Edgehill.
AY Nn ME— CITY PLANNER 12/8/89
Sig6aaat a of Processing Official Title Date Signed
Unless appealed within 10 days hereof the date posted, the
determination shall be final.
Date posted: December 12, 1989
Declaration of Postina
I declare under penalty of perjury that I am City Clerk of the
City of Burlingame and that I posted a true copy of the above
Negative Declaration at the City Hall of said City near the doors
to the Council Chambers.
Executed at Burlingame, California on December 12 1989.
Appealed: ( ) Yes ( ) No
JUDITH A MALFATTI,,,/ CITY CLERK, C
NEGATIVE DECLARATION FILE NO. ND -429P
General Plan Amendment and
Rezoning for 808-856 Edgehill
Drive and 1108 Palm Drive
PROJECT DESCRIPTION:
The project is amendment of the general plan land use element with
a new land use designation Commercial -Residential Mixed Use and
adoption of a new zoning district C-R, Commercial -Residential to
implement the new land use designation. The project also includes
the assignment of this new zoning and land use designation to the
14 properties located with double street frontage on Edgehill and
California Drives (APN 029-022-060 through 029-022-018; 808, 810,
814, 820, 824, 828, 832, 840, 844, 846, 852 and 856 Edgehill and
1108 Palm Drive).
Presently these 14 lots are zoned C-2 heavy commercial and have a
consistent general plan land use designation of service commercial.
Both of these are heavy commercial designations suitable for auto
sales, repair and service; sheet metal shops; and automobile body
shops. The present land use is mixed, but the predominant use is
residential including both single family and apartment units.
Three of the 14 properties have commercial uses on them now; one
commercial use extends to Edgehill, the other two have residential
uses facing Edgehill and commercial facing California.
The project would establish a land use of mixed residential
commercial' and provide a zoning district to implement that use.
But because of the unique physical problems of the
Edgehill/California area it would also include specific
requirements implemented through an overlay zone for the area.
Among the unique physical conditions in this area are the small lot
size, the narrow street frontage of each lot, the substantial
changes in topography and the presence of a flood zone. These
limitations are specifically addressed in the overlay zone which is
a part of the C-R district regulations. The overlay zone limits
exclusive residential development to a maximum of three dwelling
units per lot if developed in exclusive residential uses and two
dwelling units and about 1,200-1,500 square feet of commercial
space per lot if developed in mixed residential -retail commercial
use. On-site parking requirements for the commercial area would be
waived but commercial frontage would be limited to California
Drive. Residential uses would be required to provide parking on
site as required by the zoning code for the size of the individual
unit. Since commercial uses would be required to front only on
California the absence of on-site parking for these uses should
have little impact on most of Edgehill. The area close to the
corner of Palm could be possibly affected by employee parking
during the day. Since there is no development on the other side of
California in this area, both sides of the street provide
considerable curbside parking.
ENVIRONMENTAL SETTING:
The area subject to the general plan change and rezoning is located
between two streets. One, California, is an arterial which
2
parallels the Southern Pacific main line. The project area slopes
away from California Drive going north so that about half the
parcels have substantial change in grade from front (Edgehill) down
to rear (California). There is no development on the opposite side
of California Drive at this location. The area is in joint
ownership of San Francisco Water Department, City of Burlingame and
the CalTrain commuter line rail right-of-way. Except for the
project area and one other area from Peninsula Avenue on the
southern city boundary to Broadway, the west side of California is
developed in a variety of heavy commercial uses; many of these uses
are auto related. In the case of the two areas which are
exceptions, the existing residential uses have been in place many
years. Of the two residential areas on California, the Edgehill
area has the lowest density, with a few multiple family units
interspersed with single family homes. Three of the lots have
commercial uses fronting on California with residential uses behind
fronting on Edgehill. The properties fronting the west side of
Edgehill are zoned R-2 and developed with duplex residential uses.
Behind the area zoned for duplexes is a larger area zoned for
single family homes.
All 14 of these lots have double street frontage on Edgehill and on
California Drives. About half of them slope from California up to
Edgehill. The flatter lots and the lots with flat portions
fronting on California are in a flood zone. Originally these lots
were all 100 feet deep. However, years ago when California Drive
was widened the lots all became 90 feet deep. Most of the lots are
45 feet or less wide. All of the lots are substandard for the
5,000 square foot residential lot minimum established in the zoning
code.
The area is fully developed. There are no rare or endangered
species present. Water and sewer services, as well as all other
city services, are provided. The capacity exists in the major
public facilities to accommodate both this change in use and the
density which would be allowed. If resizing of the site service
facilities is required as a result of future development, it will
be taken care of by the individual developers of those projects.
Traffic volumes generated by the proposed residential densities and
possible commercial development will be less than the traffic
volumes generated by all of the parcels developed in heavy
commercial uses. Since the residential densities allowed on
Edgehill will be comparable to those across the street and since
most of the lots are now developed with at least one residential
unit the change of adding one additional unit will not be
significant. Since access to the commercial area cannot come off
Edgehill the traffic pattern on Edgehill will remain residential.
Commercial access will be from California which is now an arterial
which serves commercial use so the additional commercial
development should have no significant effect on the pattern of
traffic on that arterial. Parking on Edgehill should not be a
problem since all new residential development will be required to
meet the off-street parking requirements of the city. No on-site
parking will be required for the commercial development fronting on
California, however there is considerable on -street parking in this
3
area and the most intensive parking demand retail uses will not be
allowed in this area, e.g., restaurants.
The physical location of the area establishes it as a transition
buffer between residential uses and a major transportation
corridor. As residential uses in the whole area have become more
strongly established and the demand for housing with good access
has become greater, accompanied by improved construction techniques
and materials to address the environmental effects of noise and
flooding at this location, the use of the area for mixed
residential and commercial use becomes more attractive and is
consistent with the city's development and planning policies. This
is particularly true since the opportunity for retail commercial
uses on the California frontage is retained. Absence of parking
for this commercial use could be a problem but is offset by the
very small size allowed for retail area, typically 1,200 square
feet to 1,350 square feet.
-4 -
INITIAL STUDY:
The Initial Study determined that the project, as proposed, will not cause any of the
following effects:
lip 1. Conflict with adopted environmental plans and goals of the community where
it is located;
t� 2. Have a substantial, demonstrable negative aesthetic effect;
�3. Substantially affect a rare or endangered species of animal or plant or
the habitat of the species;
Interfere substantially with the movement of any resident or migratory fish
or wildlife species;
tb 5. Breach published national, state, or local standards relating to solid waste
or litter control;
0�1 6. Substantially degrade water quality;
Oe)7. Contaminate a public water supply;
K'Z�j8. Substantially degrade or deplete ground water resources;
QC-*.) 9. Interfere substantially with ground water recharge:
OC'X0. Disrupt or alter an archaeological site over 200 years old, an historic
site or a paleontological site except as part of a scientific study of
the site;
X11. Induce substantial growth or concentration of population;
M12. Cause an increase in traffic which is substantial in relation to the existing
traffic load and capacity of the street system;
V,,'�1 13. Displace a large number of.peoDle.
X14. Encourage activities which result in the use of large amounts of fuel
or energy;
M15. Use fuel or energy in a wasteful manner;
Ob M . Increase substantially the ambient noise levels for adjoining areas;
w'P)17. Cause substantial flooding, erosion or siltation;
t -b 18. Expose people or structures to major geologic hazards;
VZ 19. Extend a sewer trunk line with capacity to serve new development;
Kb 20. Substantially diminish habitat for fish, wildlife or plants;
M21. Disrupt or divide the physical arrangement of an established community;
NG 22. Create a public health hazard or a potential public health hazard;
W 23. Conflict with established recreational, educational, religious or scientific
uses of the area;
tb 24. Violate any ambient air quality standard, contribute substantially to an
existing or projected air quality violation, or expose sensitive receptors
to substantial pollutant concentrations.
-5 -
Comments:
For this environmental review the project is the change in general
plan designation and rezoning for consistency of the 14 parcels,
APN 029-022-060 through 029-022-018. As the area develops each
parcel or group of parcels will be subject to a site specific
environmental review.
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