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HomeMy WebLinkAboutMin - PC - 1998.07.13REGULAR PLANNING COMMISSION MEETING July 13, 1998 7:00 P.M. Council Chambers CALL TO ORDER Acting Chair. Coffey called the July 13, 1998, regular meeting of the Planning Commission to order at 7:00 p.m. ROLL CALL Present: Commissioners Boju6s, Coffey, Keighran, Luzuriaga, Vistica and Key Absent: C. Deal (in @ 7:25 p.m.) Staff Present: City Planner, Meg Monroe; Senior Engineer, Donald Chang; City Attorney, Larry Anderson; MINUTES Acting Chair. Coffey called for approval of the minutes of the June 22, regular meeting and June 25, special meeting of the Planning Commission. There were no objections and the motion carried on a voice vote 7-0. APPROVAL OF AGENDA The order of the agenda was approved. FROM THE FLOOR There were no public comments. STUDY ITEMS APPLICATION FOR LOT COVERAGE AND PARKING VARIANCES FOR A FIRST AND SECOND STORY ADDITION SUBJECT TO DESIGN REVIEW AT 4.15 CONCORD WAY, ZONED R-1. (GEORGE T. & S. J. ROBINETTE TRS., APPLICANTS AND PROPERTY OWNERS) CP Monroe gave a summary of the project and the commissioners asked: could the measurements of the garage be clarified staff indicates 13'-6" and the plans show 15'-6"; are these plans intended to be the final submittal, or will there be further revisions to address the design reviewers final comments; would the applicant take a picture of two cars in the garage; could the applicant document what the problems would be to increase the garage by 4 feet so that it meets code. There were no further questions and the application was set for public hearing on July 27, 1998. -1- City of Burlingame Planning Commission Minutes July 13, 1998 APPLICATION FOR AMENDMENT TO A RESIDENTIAL CONDOMINIUM PERMIT, EXCEPTIONS TO FRONT SETBACK LANDSCAPING AND COMMON OPEN SPACE REQUIREMENTS, AND VARIANCE FOR A PARKING SPACE WITHIN THE FRONT SETBACK AT 51 EL CAMINO REAL, ZONED R-3. (KENDALL G. PETERSON, APPLICANT AND MANSSUR AFLAK, PROPERTY OWNER) CP Monroe summarized the requested parking variance to add guest parking in the front setback. The Commissioners had no questions and the item was set for public hearing on July 27, 1998. APPLICATION FOR SPECIAL PERMIT FOR YOGA CLASSES AT 1816 MAGNOLIA AVENUE, ZONED C-1. (ROBIN SCHMIDT, APPLICANT AND FRANK J. & L.I. VENTURELLI, TRS., PROPERTY OWNER) CP Monroe gave a summary of the project and the commissioners asked: when will the signage be addressed; would the Fire Marshal explain his comment on occupant load more fully. There were no other questions on the item and it was set for public hearing an July, 27, 1998. APPLICATION FOR TENTATIVE PARCEL MAP FOR LOT SPLIT AT 1033 BALBOA AVENUE, ZONED R-1. (LOUIS ARATA, APPLICANT AND ANN PAVAO KRAEMER AND WILLIAM SCHNEIDER, PROPERTY OWNERS) (ITEM NOTICED, WILL BE RENOTICED FOR ACTION MEETING) Senior Engineer Chang reviewed the project and staff report. The commissioners asked: could the property owner place a marker at the comer of the new property line between the two parcels at the front so have a better idea where the line will be when visit the site. There were no further questions from the commission and the item was set for public hearing on July 27, 1998. APPLICATION FOR NEGATIVE DECLARATION, SPECIAL PERMIT FOR RESIDENTIAL USE, AND PARKING AND SIDE SETBACK VARIANCES FOR AN 85,786 SF, THREE- STORY BUILDING WITH A BASEMENT FOR USE AS A SELF -STORAGE FACILITY AT 999 HOWARD AVENUE, ZONED C-2. (JOHN R. HANSEN, BURLINGAME STORAGE PARTNERS, APPLICANT, AND SOUTHERN PACIFIC TRANSPORTATION COMPANY, PROPERTY OWNER) CP Monroe reviewed the project. The commissioners asked: would like more explanation about how semi -trucks would maneuver on to and off the site, Myrtle is narrow and curves at that location and there are a number of residential uses on the street; can a semi make a right turn off the site, show turning radius; would like a shadow study to see impact of a 35 foot building on this narrow street and the impact on the adjacent residences; there is no landscaping on the Myrtle side, adding some would break up the expanse of this wall. Commissioner Deal arrived at 7:25 p.m. -2- City of Burlingame Planning Commission Minutes July 13, 1998 Commissioners questions continued: would like a cross section showing how a tree will fit in and grow in the 4-4.5 foot space shown on the plans, all plan sheets should show property lines for all floors so building does not seem to "float" on the site; would like dimensions on the truck deck areas; where will a semi park that will not block the other vehicles ability to get through the site; there seems to be a conflict with the traffic report, the employee parking is the same area used by semi's to park and unload; how does such a facility handle the problem of people storing dangerous or hazardous materials; no information is provided about the basement, how do they plan to excavate for this area; would like ADT data on other similar self - storage facilities so can determine the impact on the neighborhood over the whole, 24 hour, day; the mitigation regarding soils testing of excavated materials for disposal should be clarified; will they underground the power lines on the site, these lines seem to conflict with the parking; parking spaces 15, 16, 17, 19, 20 should be increased in width to 12 feet since only one or two people can use the loading dock at one time and many of the users will have larger rental trucks which cannot park in a 9' wide parking stall; lot of information in packet but the applicant has submitted it in many documents, can they prepare a summary and bring it all together in a neater fashion; landscaping could be important, site is close to the park, what more can they do to keep the ambience; has the applicant done phase 1 and 2 soils analysis, what were the results; has the city had any problems with the self -storage facilities on Adrian Road, Whitethorne Way or on Rollins Road; CA Anderson advised that the determination of whether the negative declaration is an adequate environmental disclosure document for this project should be made after the public hearing, if the commission concludes that an Environmental Impact Report is necessary they would direct the applicant at that time. There were no further questions about the project and it was set for public hearing on July 27, 1998, providing all the :information required is supplied in time to prepare the packet. ACTION ITEMS APPLICATION FOR A PARKING VARIANCE FOR AN EXISTING SUBSTANDARD COVERED PARKING SPACE LENGTH FOR A SECOND STORY ,ADDITION SUBJECT TO DESIGN REVIEW AT 1112 CAMBRIDGE AVENUE, ZONED R-1. (KENNETH & PATRICIA A. MERRIGAN, APPLICANTS AND PROPERTY OWNERS) (53 NOTICED) Reference staff report, 07.13.98, with attachments. CP and Commission discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Three conditions were recommended for consideration. Commission asked if this addition were approved would the new square footage become the base for a future determination for new construction, yes; CA note could condition that any expansion of square footage in the future would require review by the Planning Commission. C. Deal opened the public hearing. Patty Merrigan, 1112 Cambridge was present to answer any questions. John Bacchini, 1120 Cambridge spoke in favor of the application. There were no further comments and the public hearing was closed. 191 City of BurUngmne Planning Commission Minutes July 13, 1998 C. Coffey noted based on his visit to the site and the fact that the neighbors have been contacted and support the request and that application for any future expansion is required to be submitted to the Planning Department for review for parking requirements. He then moved approval of the parking variance and design review application, by resolution, with the conditions in the staff report as followings: 1) that the project shall be built as shown on the plans submitted to the Planning Department date stamped July 2, 1998 Sheets A0, A1, A2, and A3; 2) that any changes to the size or envelope of the second floor, which would include adding a dormer(s) or changing the roof height or pitch, shall be subject to design review; 3) that any changes future to the square footage of the house must be presented to the Planning Department for review of parking requirements; and 4) that the project shall meet all the requirements of the California Building and Fire Codes, 1995 edition, as amended by the City of Burlingame. C. Luzuriaga seconded the motion. Commission Comment: the existing garage is only 4 inches short of current requirements, not enough to justify and replace it; no problem with garage or parking, feel addition not conform to design guidelines, looks like a box added to rear of the house, the first floor is nicely articulated, second floor a square, does not look as if it responded to design review; project addresses a lot of planning issues, it is a problem to remove the garage for 4 inches, agree may not address intent of design review. Chair Deal called for a vote on the motion to approve. The motion passed on a 6-1 (C. Deal dissenting) voice vote. Appeal procedures were advised. APPLICATION FOR FRONT SETBACK VARIANCE FOR A NEW ATTACHED DOUBLE CAR GARAGE AT 1540 DRAKE AVENUE, ZONED R-1. (TOM PARATORE, APPLICANT AND KEITH R. COULSTON, PROPERTY OWNER) (48 NOTICED) Reference staff report, 07.13.98, with attachments. CP and Commission discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Three conditions were recommended for consideration. The Commission asked to clarify the existing height of the right side of the carport. C. Deal opened the public hearing. Keith Coulson, property owner was present to answer questions. He noted that the right side of the existing carport has an interior height of 5'-6", people hit their heads. They keep garbage cans there. There were no further comments and the public hearing was closed. C. Luzuriaga noted that the property has a hardship, there is no garage now, setback exception makes a garage possible and average setback on the side of the street met; applicant reduced impact of two car garage by using two separate garage doors rather tan one. There is sufficient screening from the street since the garage portion of the structure is placed at an angle to the street and the 16 foot setback is only to the closest portion of the structure, the proposed addition is consistent with the existing style of the house and the addition will match the style of other Is City of Burlingame Planning Commission Minutes July 13, 1998 houses in the neighborhood. It was requested that a condition be added stating the 24' Oak tree be protected from damage during construction. He then moved approval of the application, by resolution, with amended conditions as follows: 1) that the project shall be built as shown on the plans submitted to the Planning Department and date stamped July 1, 1998 Sheets Al and A2; 2) that the drainage from the garage shall be installed as approved by the City Engineer; 3) that the 24 foot Oak tree at the front of the lot shall not be removed and shall be protected from damage during construction: and 4) that this project shall meet all the requirements of the California Building and Fire Codes, 1995 Edition as amended by the City of Burlingame. The motion was secondid by C. Coffey. Chairman Deal called for a voice vote on the motion to approve, it was passed 7-0. Appeal procedures were advised. APPLICATION FOR LOT COVERAGE VARIANCE TO ENLARGE AN EXISTING UNCOVERED DECK AND TO ADD A RESIDENTIAL ACCESSI13LE VERTICAL LIFT AND STAIRS AT THE REAR OF THE DWELLING AT 922 CAPUCHINO AVENUE, ZONED R-2. (BENNY & PROCSY M. YADAO, APPLICANTS AND PROPERTY OWNERS) (64 NOTICED) CONTINUED FROM MAY 11, 1998 Reference staff report, 07.13.98, with attachments. CP and Commission discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. conditions were recommended for consideration. Commissioner asked if the location within the garage could be clarified in condition 3, staff noted that it could be by using the direction (east) as well as the side. There were no further comments from the commission. Chairman Deal opened the public hearing. Procsy Yadao, the property owner spoke: she noted that this began with applying for installation of a sliding glass door, will she be able to do that; staff noted that she would need to apply for a building permit f'or that and the other improvements proposed when planning commission review is complete; she noted that she hoped that the commission would approve this request for a lift since this is an elderly care facility and they provide an important community service. Commissioner asked how often the lift would be used, applicant noted only for emergency access; laundry is presently in the garage on the right side, where will the laundry be relocated to; originally adjacent to the kitchen, felt that this was a health problem, when bought the house the laundry was in the garage; staff noted that the laundry needed to be relocated to the west end of the four car garage structure away from the required parking spaces. There were no further comments and the public hearing was closed. C. Keighran moved approval by resolution with the conditions in the staff report noting that this was a good service for the community, the existing ramp was to be removed to allow for automobile access to the garage area, providing plenty of back up area for the cars and eliminated the parking variance previously needed, there seems to be adequate parking on street and plenty in the long driveway, enough for four cars if necessary. The motion was seconded by C. Luzuriaga. The conditions of approval are: 1) that the project shall be built as shown on the plans submitted to the Planning Department date stamped July 1, 1998 Sheets 1 and 2; 2) that the applicant shall apply for a building permit for the deck and residential disabled -5- City of Burlingame Planning Commission Minutes July 13, 1996 accessible lift within 30 days of the date of this variance approval; 3) that two covered parking spaces shall be provided in the easterly side (right hand half) of the garage structure at the rear and that the laundry facilities shall be relocated to another legal location. on the property within 30 days; 4) that the residential disabled accessible lift and equipment enclosure shall be non - reflective; and 5) that the project shall meet all the requirements of the California Building and Fire Codes, 1995 edition, as amended by the City of Burlingame. Commission discussion: it appears that the direction of the portion of the garage to be used for parking and the portion to be used for the laundry are confusing, suggest that the motion be amended to state that the parking would be in the east half of the garage and the laundry in the west half. C. Keighran the maker of the motion and C. Luzuriaga the second agreed to the amendment of condition 3. It was noted that the laundry relocation did not need to be limited to the garage, they could put it where ever they wanted, the condition should reflect that it can be relocated to any legal place. The maker of the motion and the second agreed. Chairman Deal called for a voice vote on the motion. The motion to approve the lot coverage variance with amended conditions was approved 7-0. Appeal procedures were advised. APPLICATION FOR A NEGATIVE DECLARATION, FRONT SETBACK LANDSCAPING EXCEPTION AND CONDOMINIUM PERMIT FOR A 3-STORY, 34-UNIT RESIDENTIAL CONDOMINIUM WITH UNDERGROUND PARKING AT 530 EL CAMINO REAL, ZONED R-3. (NOEMI K. AVRAM, GUMBINGER ASSOCIATES, INC., APPLICANT, AND TOP TOYO LOTUS CONSTRUCTION DEVELOPMENT, INC., PROPERTY OWNER) (137 NOTICED) Reference staff report, 07.13.98, with attachments. CP and Commission discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. conditions were recommended for consideration. Commissioner noted that there was a revision to the number of guest parking spaces provided, from 5 to 10, and this change is not reflected in staff condition 27; staff noted the change. It was pointed out that the commission was hearing the revised Mitigated Negative Declaration this evening. Chairman Deal opened the public hearing. Paul Gumbinger, architect, :represented the project. He noted that the commission has studied this project twice and the applicant has modified the project to address all the concerns: asked to provide storage units, 34 were provided reducing the parking from 77 to 75 on site, the City Engineer will not allow storage units over the hoods of cars, so had to reduce amount of parking; provided bicycle parking and trash and recycling enclosure; because of traffic report opened access on to Almer as an exit only (controlled by an electronic gate); and provided two driveways on El Camino connected by a curved drive area for loading and deliveries which caused a better entrance but reduced the landscaped area by about 2 percent; provided 5 cars over the number required for additional guest parking and earmarked 10 spaces total for guest use plus the loading zone area at the front; provided a lot of articulation on all sides of the facade and put a lot of landscape interest in the inner courtyard area. The previous project on the site was four stories, four more units and fewer parking 0 City of Burlingame Planning Commission Minutes July 13, 1998 spaces. Is the bicycle rack still in the project, yes on the plans; how do you feel about egress only onto Almer, engineer and traffic safety agree that it should be exit only, will allow cars only out through controlled access makes sense for security. Is it possible to have a man gate in the Almer fence to allow residents out to walk and available to guests who park on Almer, yes. Bud Harrison, 376 Lexington Way, in favor of project referred to October 1992 project and how it did not suite the site; with the parking issue must respond to the requirements of the code not to interpretation, can speculate on number of cars per unit but code sets a standard commission must use; impossible to project the specifics of families who will live in the future units. John Bower, President San Piper West, condominium behind the proposed condominium, in favor of the egress onto Almer; heard that lot adjacent to this drive way had sold hope that the large trees on that site will be protected; egress only for rear driveway will reduce noise a lot for residents in his building; concerned about the retaining wall at the rear of the site next to his property, it is in poor condition and should be replaced with a concrete wall; how high is the deck over the parking at the rear, about the same height as the curb on El Camino., Bower noted that is all right will not affect the people adjacent at that height; fought previous proposal, but in favor of this one. Denis O'Brien, 2204 Poppy Drive, owner of property at 524 El Camino, next door, asked applicant to increase side setback from his property and he did it, from 7' to 9% in favor of project. Millie Hagstrom, 1443 Floribunda #C, not object to project but the size is pretty big, if egress onto Almer need to mark driveway better for pedestrians; Alnner and Floribunda is a bad intersection, it needs a stop sign instead of a yield sign; need to limit traffic exiting on to Almer to right or left turn only, people drive fast on Floribunda. Mebri Serrifan, 1029 Vista Grande, Millbrae, want to be sure that the letter submitted by Joan Lutz about 535 Almer had been received. CP Monroe read the letter into the record. Paul Gumbinger followed up noting that the proposed residential project would have less traffic than the present medical use. There were no further comments from the floor and the public hearing was closed. Commission discussion: concerned about parking, many people who live in condominiums of this size have more than one car, some even have collector cars which they store in their assigned parking spaces and have no place for the cars they use daily, there is no on street parking on El Camino and without a man door to provide access on to Almer, there is no street parking for guests, would like to add a condition that there be no storage of collector cars or boats in on site parking; suggest that condition be added to allow available on site guest parking to be used between 10 p.m. and 9 a.m. by residents, the use would be enforced by the homeowners association, the on site parking demand for 34 units is going to be heavy; agree parking is an issue, but how will they know which car is owned by a resident, will be difficult to enforce, concerned about removing 5 required spaces and reserving them for guests only; advantage to have parking assigned when buy unit, agree there should be no storage use in parking spaces; planning commission continues to struggle with parking, need to discuss with -7- City of Burlingame Planning Commission Minutes July 13, 1998 the city council, this project is well designed, exceeds city code in parking, not fair to lay more on this project at this time; excellent project, each time ask for adjustment make storage, parking, happy neighbors, 10 guest parking spaces needed on the site, would like to see a man door in the gate which is electronically controlled for pedestrian access by a code punch or electronic key; people want to walk in the neighborhood gate at Almer would facilitate this; is there any way we could allow removable storage over hoods of cars in parking garage, properly designed it could be removed for vans and other over sized cars, issue needs to be referred back to the city engineer; would like to add a condition that the applicant work with the public works department to devise some removable storage units to be installed over the hooded area of the car in assigned parking stalls. Overnight use of guest stalls by residents does work, condo owners all know who parks where and where they are not supposed to park. C. Coffey moved to accept the Mitigated Negative Declaration based on the findings in the initial study, the staff report, and at the public hearing that there is no substantial evidence that the project will have a significant impact on the environment with the mitigations proposed. The motion was seconded by C. Luzuriaga. Chairman Deal called for a voice vote. The motion passed 7-0. C. Coffey moved approval of the condominium permit with the exception for 54.7 percent front landscaping and the variance for two parking spaces within the front setback, finding that based on the location of the property on El Camino Real, the traffic study which demonstrated the need for a circular drive way connecting the two required curb cuts on to the site needed to provide the safe access to and from El Camino Real and the relatively small loss, 2%, of required landscaping, to achieve the greater safety; the two parking spaces within the front setback are needed because of the location and problems of safe delivery and pick up along El Camino where on street parking is prohibited and travel speeds high; for this project the location on El Camino is a hardship. The conditions should be amended to correct and add: conditions 3 and 27 should both address 10 on site guest parking spaces; condition 3 should be modified to state that there shall be no storage of automobiles or boats on the premise; and conditions should be added to require: an electronically controlled man gate be placed in the Ahner Street exit gate; that the architect work with the city engineer to devise removable storage units which can be placed over the hooded area of cars parked in assigned parking spaces as favored by the planning commission; that tenant parking be allowed within designated guest parlUng spaces between 10 p.m. and 9 a.m. as enforced by the homeowners association in the 8 guest parking space provided below grade; that parking assignments to each dwelling unit be left to the tenant association; and that some kind of safety/pedestrian warning device as approved by the city engineer, be installed at the gate at the Almer side of the property, with amended conditions as follows; 1) that the project as built shall conform to the plans submitted to the Planning Department and date stamped May 21, 1998 (Sheets AO-1, Al-0 site plan, A2-0 garage floor plan, A2.1 first floor plan, A2.2 second floor plan, A2.3 third floor plan, A2-4 roof plan, A2-5 area analysis, A-3.0 exterior elevations-3.1 exterior elevation and section) and L-1 site landscape plan, L-1 courtyard landscape plan; 2) that the conditions of the senior Landscape Inspector's March 11, 1998 memo, the Fire Marshal's March 24, 1998 memo, the City Engineer's June 12, 1998 memo and the City Attorney's April 6, 1998 memo shall be met; :3) that the underground 10 dry of Burlingame Planning Commission Minutes luty 13, 1998 parking garage shall be designed to city standards and shall be managed and maintained by the condominium association to provide parking at no additional fee, solely for the condominium owners, and that no portion of any parking area and/or the egress aisles shall be converted to any other use or any support activity such as storage or utilities, there shall be no storage of automobiles or boats within assigned or guest parking stalls and no storage units shall be installed within the parking garage which would extend into the required parking spaces; 4) that the guest parking shall not be assigned to any unit and shall be owned and maintained by the homeowners association for the use of all visitors to the site except that tenant parking shall be allowed within designated guest parking spaces between 10 p.m. and 9 a.m. as enforced by the homeowners association in the 8 guest parking space provided below grade; 5) that an electronically controlled man gate shall be placed in the exit gate on the Almer Street frontage and that some kind of safety/pedestrian warning device as approved by the city engineer, be installed at the gate at the Abner side of the property; 6) that the architect shall work with the city engineer to devise removable storage units which can be placed over the hooded area of cars parked in assigned parking spaces as favored by the planning commission; 7) that parking assignments to each dwelling unit shall be left to the developer and tenant association; 8) that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; 9) that the developer shall provide to the initial purchaser of each unit and to the Board of Directors of the condominium association, an owner purchaser manual which shall contain the name and address of all contractors who performed work on the project, copies of all warranties or guarantees for all appliances and fixtures and the estimated life expectancy of all depreciable component parts of the property, including but not limited to the roof, painting, common area carpets, drapes and furniture; 10) that all utility services extended to the site which are now provided overhead in the public right-of-way shall be extended to the project underground; 11) that a call box/intercom system. shall be installed at the driveway in front of the security gate, easily accessible to drivers of cars, at the top of the driveway so that access to the guest parking spaces may be made available for within each dwelling unit (the call box/intercom shall also be conveniently located within each dwelling unit and the manager's office area); 12) that the project design shall comply with the development standards of the R-3 zoning district and City Council Resolution 49-98 (Land Use); 13) that an exception to the front setback landscaping requirements for residential condominiums shall be obtained (Land Use); 14) that Planning Commission approval shall be obtained for the parking area with the front setback (Land Use); 15) that the design of the new buildings shall incorporate the seismic standards of the California Building code, 1995 edition (Geologic); 16) that the applicant shall submit a phase I soils analysis report as part of the building permit application for construction (Geologic); 17) that the project will be required to met all the requirements of the California Building and Fire Codes, 1995 edition, as amended by he City of Burlingame for structural stability (Geologic); 18) that surface drainage on the El Camino. frontage shall continue to flow toward El Camino, all other drainage (including water from the below grade parking garage) on the site will be required to be collected and pumped to Ahner Road (Water); 19) that the property owner shall enter into a subdivision agreement with the city to install an 8 inch minimum ground water pump line from this property's frontage on Almer road to the storm drainage system at Almer road and Bellevue Avenue; the line shall be designed by the applicant to standards approved by the City Engineer; and this development shall pay for its portion of M City of Burlingame Planning Commission Minutes July 13, 1998 the installation cost based on the subsurface areas of the lots connected or which could connect to the line; the line is to be installed as directed by the City Engineer:; if it is determined that the line is not to be installed at the time of this project's development, then the developer shall make a cash deposit to the city for their portion of the estimated cost prior to the issuance of a building permit (Water); 20) that an emergency generator to power the sump pump system shall be required to be installed on the site; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.) (Water); 21) that this project shall comply with the state-mandelated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application (Water); 22) that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance (Water); 23) that the applicant shall be required to submit a site plan prior to the issuance of a building permit showing erosion and sediment controls to be used during and after construction; these control measures shall be selected, as appropriate, from the California Construction BMP Handbook (1993) or ABAG Manual of Standards for Erosion and sediment Control Measures (1995) (Water); 24) that all on -site drainage inlets or the sump pump basin for the underground garage shall provide a petroleum absorbent system for treating all drainage flows from the automobile parking area (Water); 25) that the demolition of the existing structures on the site shall be required to comply with all the regulations of the Bay Area Air Quality Management District (Air Quality); 26) that the northerly drive way on El Camino Real shall be for entering only, and there shall be adequate signage on -site which meets the requirement of the city directing vehicles to enter only (Traffic/Circulation); 27) that the southerly driveway on El Camino Real and the driveway on Almer Road shall be exit only, and there shall be adequate signage on -site, which meets the requirements of the city, directing vehicles to exit only and to turn right only on to El Camino Real; the northerly driveway at the garage should be posted with a sign directing exiting cars away from direct access to El Camino Real using the entrance driveways (Traffic/Circulation); 28) that all exiting movements from the southerly driveway on El Camino Real shall be right turn only, and the site shall have adequate signage on -site which meets the requirements of the city directing vehicles to use the exit driveway only, traffic limitations shall be enforced by the condominium association (Traffic/Circulation); 29) that the project shall meet all city off-street parking requirements (Traffic/Circulation); 30) that 5 parking spaces, in addition to the required 70 parking spaces, shall be provided, these 5 and 5 of the required spaces shall be used for guest parking and not be assigned to any residential unit; two of these guest parking spaces shall be located outside of the parking garage (Traffic/Circulation); 31) that a construction management plan shall be submitted prior to the issuance of a building permit indicating the routes of the construction vehicles, hours of deliveries and removal of debris, and the areas designated or the storage of construction materials (Traffic/Circulation) 32) that this project shall be required to comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame, as implemented and enforced by the Park and Recreation Department (Biology); 33) that an irrigation plan consistent with he City's water conservation guidelines shall be submitted and approved by the City prior to the issuance of a building permit which includes irrigation to both the on -grade landscaping and the planter boxes proposed on site (Biology); 34) that the cement areas over the parking serving as common open space with container landscaping shall be -10- City of Burlingame Planning Commission Minutes July 13, 1998 designed so that water cannot leak into the garage from the irrigated area above (Biology); 35) that all trees will be required to be inspected by a Certified Arborist prior to any construction activity; a tree protection program to be implemented during construction, based on the species, size, condition and expected impact will also be required to be submitted and approved by the City's Senior Landscape Inspector prior to the issuance of a building permit (Biology); 36) that the hours of construction shall be restricted to 7:00 a.m. to 7:00 p.m., ]Monday through Friday, and 10:00 a.m. to 6:00 p.m. Saturdays; no construction shall be allowed on Sundays or holidays (Noise); 37) that the method of construction and materials used in construction shall insure that the interior noise level within the building, and inside each unit, especially within sleeping areas, shall not exceed 45 dBA (Noise); 38) that all new utility connections to serve the site, and which are affected by the development, shall be installed to meet current code standards and capacities (Utilities); 39) that sewer laterals from the site to the sewer main in the public right-of-way shall be checked and shall be replaced to city standards as required for the development (Utilities); 40) that this project shall comply with Ordinance 1477, Exterior Illumination (Visual); 41) that this project shall not exceed 35'-0" (elevation 74.75 feet) in height as measured from the average top of curb (elevation 39.75 feet) at the front of the property and that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections; should any framing exceed the stated elevations on the plans at any point it shall be removed or adjusted so that the final height of the structure, with roof and parapet, shall not exceed the maximum height shown on the approved plans (Visual); 42) that all utilities to this project shall be required to be installed underground from the public right-of-way to the structure or shall be placed behind the front setback line (Visual); and 43) that should any cultural resources be discovered during construction, work shall be halted until they are fully investigated by a professional accepted as qualified by the City Planner and his/her recommendations have been implemented to the satisfaction of the city (Cultural Resources). The motion was seconded by C. Key. Comment on the motion: would like to add a condition to require that a pedestrian warning device be installed at the Almer gate, maker of the motion and second agreed; when first saw project was apprehensive, but the applicant has added many features which make the project much better; reviewed the 1992 project same mass, height and bulk but the way this project treats these issues is much better. Chairman Deal called for a voice vote on the motion to approve the condominium permit, the exception to front setback landscaping and the parking variance for two spaces within the front setback with the amended conditions. The motion was passed 7-0. Appeal procedures were advised. -11- City of Burlingame Planning Commission Minutes July 13. 1998 APPLICATION FOR A TENTATIVE CONDOMINIUM MAP FOR A 34-UNIT RESIDENTIAL CONDOMINIUM AT 530 EL CAMINO REAL, ZONED R-3. (NOEMi K. AVRAM, GUMBINGER ASSOCIATES, INC., APPLICANT AND TOP TOYO LOTUS CONSTRUCTION DEVELOPMENT, INC., PROPERTY OWNER) (137 NOTICED) Senior Engineer Chang presented the staff report noting that the action would include the revised conditions noted in the July 8, 1998 memo. C. Boju6s moved to recommend the map to the City Council for action. C. Keighran seconded the motion. Chairman Deal called for a voice vote on the motion to recommend. The motion passed 7-0. The map will be forwarded to the council agenda of July 20, 1998. APPLICATION FOR A SPECIAL PERMIT AMENDMENT TO INCREASE THE NUMBER OF EMPLOYEES AND HOURS OF OPERATION FOR HEALTH SERVICES AT 345 LORTON AVE., #104, ZONED C-1, SUBAREA B. (M. URBAN, M.D., D. BECKER, M.D., Y. KOSS, M.D., & N. MAVIS, M.D., APPLICANTS AND BOB A. & CAROL J. TESSLER, PROPERTY OWNERS) (106 NOTICED) Reference staff report, 07.13.98, with attachments. CP and Commission discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Four conditions were recommended for consideration. C. Vistica stated he owns property within the noticing area and will abstain from any discussion or vote on this application. C. Deal opened the public hearing. The applicant was not present to answer any questions and there were no further comments from the floor, the public hearing was closed. Commission Discussion: the increase from 3 to 4 employees does not indicate whether, or not, one of these employees is a support person; adding a doctor also increases the number of patients; cannot control doctor's hours. Commissioner noted had some questions would like applicant to address. C. Coffey moved to continue this item to the July 27, 1998 Planning Commission meeting, directing staff to contact the applicant again and encourage their presence at the meeting to answer any questions. C. Key seconded the motion. The motion passed on a 6-0-1 (C. Vistica abstaining) voice vote. APPLICATION FOR SPECIAL PERMIT TO CONTINUE LONG-TERM AIRPORT PARKING USE AT 615 AIRPORT BOULEVARD, ZONED C-4. (JONATHON S. WU, APPLICANT REPRESENTING ALL PROPERTY OWNERS) (30 NOTICED) Reference staff report, 07.13.98, with attachments. CP and Commission discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Nine conditions were recommended for consideration. -12- City of Burlingame PAanning Commission Minutes July 13, 1998 C. Deal opened the public hearing. Jonathan Wu, applicant, was present to present the application. He noted this has become the best operated long term parking for the airport. There were no other comments and the public hearing was closed. C. Vistica moved approval of the application for a special permit to continue long-term airport parking, by resolution, noting the project does not present any detriment to the safety, health or welfare in the area, with the conditions in the staff report as follows: 1) that the long-term airport parking facility use shall operate as shown on the plans submitted to the Planning Department and date stamped May 12, 1998, As Built Site Drawing, Sheet 1; 2) that this use permit shall include only the parcels identified as Block 7, Lots 1-13 and Block 5, Lots 8-12 (APNs 026-344-040 through -100 and 026-363-300 through -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 one maintenance only gate; and 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; 3) that the long-term airport parking use shall be operated seven days a week, 24 hours a day with 1,236 total parking spaces (eight parking spaces reserved for employees, nine spaces reserved for bus shuttle vans), a maximum of 11 employees, and no auto maintenance, auto repair, auto washing or enclosed van storage shall take place on site; 4) that all employee parking stalls shall be striped at 9' wide by 20' long; 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) 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 sidewalks and bike path, and replacement of plant material as necessary to maintain a visual barrier and the approved landscape design; 7) 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 a.m. to 9:00 a.m. and 4:30 p.m. to 6:30 p.m. hours, and providing the area used has legal internal access within the parking lot area; 8) that the use and any improvements for the use shall meet all California Building and Fire Codes, 1995 Edition as amended by the City of Burlingame; and 9) that this use permit for long term airport parking with the conditions listed herein is a temporary use and shall expire on. July 20, 2003. C. Coffey seconded the motion. The motion passed on a 7-0 voice vote. Appeal procedures were advised. APPLICATION FOR A SPECIAL PERMIT AND PARKING VARIANCE FOR DRIVING SCHOOL IN EXISTING OFFICE BUILDING AT 1300 BAYSHORE HIGHWAY, SUITE 195, ZONED C-4. (IRENE B. LEON, OLYMPIC DRIVING SCHOOL OF SAN MATEO, APPLICANT AND FOX INVESTMENTS, PROPERTY OWNER) M NOTICED) Reference staff report, 07.13.98, with attachments. CP and Commission discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Commission -13- City of B-Ifngame Planning Commission Minutes July 13, 1998 asked if we know which 4 week -end days the site would be used, no. Four conditions were recommended for consideration. Chair. Deal opened the public hearing. Irene Leon, applicant, was present. Ms. Leon explained the school only teaches on weekends, usually only 4 days each month, because the teenage students are not available during school hours, hard to say specific dates because not work long week -ends and around holidays. Commission asked why there were students on -site on Wednesday, July 1, 1998. Ms. Leon explained that was a one time session for the students to review new restrictions due to the change in the under age 16 law that went into effect on July 1, 1998. Mr. Valdimur, 1745 Van Buren, spoke in favor of the application. There were no further comments and the public hearing was closed. C. Coffey noted this application will have a minimal impact, however condition #3 should add that there will be only one class per day and an added condition clarifying that this is limited to classroom instruction for new drivers, not a traffic school. He then moved approval of this special permit and parking variance with the following amended conditions: 1) that the project shall be operate as shown on the plans submitted to the Planning Department and date stamped May 21 1998, Floor Plans; 2) that the conditions of the Chief Building Official's May 26, 1998 memo and the Fire Marshal's May 26, 1998 memo shall be met; 3) that the driving school may not be open for business except during the hours of 9:00 A.M. to 4:00 P.M. Saturday and Sunday, with no more than twenty students and one instructor per class and only one class on the premise per day; 4) that the driving school shall be classroom instruction for new drivers only and shall not be used for driver instruction by a traffic school; and 5) that any improvements for the use shall meet all California Building and Fire Codes, 1995 Edition as amended by the City of Burlingame. C. Keighran seconded the motion. The motion was passed 7-0. Appeal procedures were advised. APPLICATION FOR A SPECIAL PERMIT AND PARKING VARIANCE FOR A KITCHEN APPLIANCE SHOWROOM AND TRAINING FACILITY AT 877' MALCOLM ROAD, ZONED O-M. (LARRY LAMPKINS, DACOR INC., APPLICANT AND GUNNAR HAWK, PROPERTY OWNER) CONTINUED FROM JUNE 22, 1998; APPLICATION WITHDRAWN Application was withdrawn. IX. PLANNER REPORTS CP Monroe reviewed the City Council meeting of July 6, 1998. -14- City of Burlingame Planning Commission Minutes ADJOURNMENT >uty , .0)8 C. Keighran moved adjournment, there were no objections and Chair Deal adjourned the meeting in honor retired Planning Commissioner Mike Ellis, who served the commission and community well with his dedication, with and wisdom for many years until his retirement from the Commission in November 1997. The meeting adjourned at 9:55 p.m. MINUTES7.13 -15- Respectfully submitted, Dave Luzuriaga, Secretary