Loading...
HomeMy WebLinkAboutMin - PC - 1997.01.27CITY OF BURLINGAME PLANNING COMMISSION January 27, 1997 - 7:30 P.M. CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Ellis on January 27, 1997 at 7:30 p.m. ROLL CALL Present: Commissioners Coffey, Deal, Galligan, Key, Wellford and Ellis Absent: Commissioner Mink Staff Present: City Planner, Margaret Monroe; City Attorney, Larry Anderson; City Engineer, Frank Erbacher; Fire Marshal, Keith Marshall MINUTES - The minutes of the December 9, 1996, Planning Commission meeting were corrected to read: "A regular meeting of the Planning Commission was called to order by Aeting Chairman Miftl£ Ellis on December 9, 1996 at 7:30 p.m. The minutes of the January 13, 1997 Planning Commission p. 3, para. 6 (601 Ansel Avenue) were corrected to read: "Commission discussed the benefit of adding to the housing stock and noted for the record that if this project is not built to the requirements of a condominium, i.e., parking and open space; a future condominium conversion and witheet a variance would probably not be granted pesslble. The minutes were then approved as corrected. AGENDA - The order of the agenda was approved. FROM THE FLOOR Chairman Ellis introduced and welcomed Planner Kristin Johnson. There were no public comments. ITEMS FOR STUDY APPLICATION FOR SIGN EXCEPTION AND SPECIAL PERMIT AT 1450 HOWARD AVENUE, ZONED C-1, SUBAREA B AND R-3, (MARGIE VANDERSLOOT, FEDERAL SIGN COMPANY, APPLICANT AND SAFEWAY, INC..PROPERTY OWNERS). Requests: How many supermarkets are there in Burlingame; would this permission still be valid if the store were to be remodeled or rebuilt; ATM was for customer convenience, this request -1- CITY OF BURLINGAME PLANNING COMMISSION MINUTES January 27, 1997 appears to be adding a use to the site, how does the code address this; the square footage of the signage exceeds the square footage of the proposed use is this a precedent; although part time employees used, hours imply full time person, what will the hours be and what type of business will be done at this banking site; if use Wells Fargo logo how will people know that this is not a full service bank; staffing 40 hours a week implies more than promotional and appointment; the sign exception form filled out by the applicant does not clearly address the findings required needs to be clarified. Item set for hearing at the February 10, 1997, meeting if questions are answered. APPLICATION FOR A SIGN EXCEPTION AT 1416 CHAPIN AVENUE, ZONED C-1, SUBAREA B-1, (STEPHEN G. COULTHARD, AMCOE SIGN CO., APPLICANTS AND CHAPIN LIMITED LIABILITY INC.. PROPERTY OWNERS). Requests: Commissioner asked for an opinion about a potential conflict of interest he might have, CA will respond. Item was set for hearing February 10, 1997. APPLICATION FOR A NEGATIVE DECLARATION, SPECIAL PERMIT AND VARIANCE FOR A 5-STORY OFFICE BUILDING AT 577 AIRPORT BOULEVARD, ZONED C-4, (MLLIAM WILSON AND ASSOCIATES. APPLICANT AND PROPERTY OWNER). Requests: provide an additional aerial which shows all buildings in the general area and includes their height; has the city ever required a developer to pay the full cost of a signal when his development creates the increment which generates the need for signalization; range of vehicles at A.M. and P.M. peak hour show bottom to be 0, what would be a real number since 0 is unlikely; if parking stalls were be provided to city dimensional standards how much more land area would be required/what impact on site, provide small site plan documenting; some of the mitigations might be combined when they are translated into conditions on the project; applicant should address why they did not undertake the soils analysis; check other cities to see what projects they accepted with unistall parking and what their experience has been; was there any parking variance for the original development or later requested for the phase I building now in place; many of the new unistall spaces are closer to the existing building than they will be to the new structure, will the use of the stalls be designated between buildings in any way; table on am and pm peak trips in Negative Declaration implies fewer trips in the am than in the pm peak, is this right; Negative Declaration refers to bicycle trail and access to area but does not state how people can get to and from the area, mitigations should address alternative modes of transportation and things like TSM programs; project includes unistall parking without explaining why it would be an advantage to the city, applicant should explain; prepare a site plan showing effect of layout of parking to city standards in terms of additional square feet of land used; what is the experience of the present building in terms of parking usage. Item set for February 10, 1997, action providing the information requested is available. -2- CITY OF BURLINGAME PLANNING COMMISSION MINUTES January 27, 1997 ITEMS FOR ACTION APPLICATION FOR SPECIAL PERMITS FOR ACCESSORY STRU URE AT 1141 PALOMA AVENUE, ZONED R-3, (KARABET ZENCIRCI, APPLICANY AND PROPERTY Reference staff report, 1.27.97, with attachments. CP Monroe pre ited the request, Planning Department comments, study meeting questions, reviewed the teria for findings and the suggested conditions. Condition 1 was amended to clarify that ' approved the dimensions on the plans would be the guide. Commissioner noted that Xenement. oposed structure appears to be under construction in the rear yard now; is this code CP noted that if not approved and not removed, it would be followed up as cforcement. Chairman Ellis opened the public hearing. Mr. Ara apazian representing the applicant and property owner Karabet Zencirci spoke. He noted th t the structure was being built for storage so the applicant could reorganize the stuff in the arage and put his car in the garage. The structure is partially built, on piers. They did n apply for a permit: because the storage was intended to be temporary. They will now follo the codes. The size is needed because there are so many things to put into the shed; need repair the roof of the garage; there is no place in the small house to store the items. The can reduce the height; they can also put in the foundation required by the building dep ent. The resawn plywood exterior siding will be underlaid with tar paper and will be wate proof; the inside will not be sheet rocked, there will be no plumbing, roof will be 4:12 pitch ith shingles. Commissioners asked if would be willing to keep 10'x 35' area within garage ear for parking cars. Had applicant considered metal storage sheds; yes but would need 2 or 3 to have same space, also this 24'X 16' shed would have concrete under to protect fro moisture, metal sheds have wood flooring. What are the materials being stored; household ' ems, clothes from his previous business, stereo speakers and equipment, some will be put in use; will not store flammable liquids. Tom Fabbri, at 1137 Paloma, poke in opposition. He is next door neighbor, concern is use of the structure. Arrived hom one day to see 300 plus square foot structure under construction. He had a survey done bec se neighbor told him that property line fence was on his property so there was no ay1ii he right side of 1137 Paloma; survey showed that the fence was on 1137 Paloma. Hf have a problem with a legal building; does not want future use of his property to bby it. Feels that size goes beyond the size of a normal shed, the quality of the conis cheap. Asked if shed visible to neighbor; he noted it was from bedroom) living rkitchen. Asked if he had a second story, no. There is a 6 foot fence between propertiewere no further comments and the public ;hearing was closed. Commissioner ddscussion: property has an oversized garage and a small house, there needs to be some other solution; a permanent structure of plywood is not attractive; there are other ways to provide temporary storage that would not affect the neighbor and his use of his property; property is zoned R-3 so provide a freer approach than R-1; obvious solution would be an addition to the garage because it would be less visible however there: are two significant trees -3- CITY OF BURLINGAME PLANNING COMMISSION MINUTES January 27, 1997 which would be affected, one would affect neighbors view; plate height is because want storage off ground for protection; not concerned about placement, size or height but exterior siding should blend better and a 10'x 35' area in the garage should be kept clear for parking cars. This is a poor structure in terms of size, construction techniques and compatibility with neighborhood. It may be an R-3 zone but R-1 standards apply in this case because that is the use. Structure can be put on a concrete slab with a water vapor barrier to reduce the height. Commissioner Coffey noted that the structure could be improved as discussed and moved to deny the project without prejudice so the applicant might have an opportunity to redesign after hearing Commission comments. Motion was seconded by Commissioner Galligan. Discussion on the motion: Felt that the applicant needed clear direction; noted that expected resubmittal within 45 days; new design should reduce the height, use a slab foundation, have an exterior siding that was compatible with the property and blended with the neighboring buildings, that a diagram of the floor plan and use garage should be included showing the necessary area for parking to be clear for that use, the size should be reduced by 169 SF so that a conditional use permit for two accessory structures over 800 SF would not be required; plate line could be reduced to 6 feet since there is a peaked roof on the building, the lower plate line would reduce the impact of the structure. Commissioners noted that if there was no resubmittal in 45 days that staff should go forward with code enforcement. Chairman Ellis called for the vote. The motion to deny without prejudice was approved 6-0-1 (C. Mink absent) roll call vote. Appeal procedures were advised noting closing date for an appeal would be February 3, 1997. APPLICATION FOR A SPECIAL PERMIT FOR FINANCIAL INSTITUTION AT 405 PRIMROSE ROAD, ZONED C-1, SUBAREA B1, (METROCITI MORTGAGE CORP., APPLICANTS AND TERRY HORN, PROPERTY OWNER). Reference staff report, 01.27.97, with attachments. CP Monroe discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Five conditions were suggested for consideration. Chairman Ellis opened the public hearing. Terry Horn, property owner, appeared and explained this use is replacing an architectural firm, there will be the same number of employees. There were no comments from the public and the hearing was closed. Commissioners commented that given the nature of this business people; will occassionally work early or late on a week day and suggested that the conditions be amended to read "may" rather than "shall" and the hours changed to 7:00 A.M. to 7:00 P.M. C. Galligan noted this is an appropriate use and will not be detrimental to the neighborhood, he then moved to approve the application, by resolution, with the following amended conditions: 1) that the loan brokerage and mortgage banking business use shall be limited to 1,095 SF at 405 Primrose Road, Suite 200 as shown on the plans submitted to the Planning Department and date stamped January 9, 1997 -4- CITY OF BURLINGAME PLANNING COMMISSION MINUTES January 27, 1997 Floor Plans (81/2" X 11 "); 2) that the loan brokerage and mortgage banking business may be open from 7:00 A.M. to 7:00 P.M. Monday through Friday and occasional evening and weekend hours to meet client demand with a maximum of seven full-time employees on site at any one time; 3) that the business shall be limited to loan brokerage and mortgage banking and that real estate shall not be sold from this office; 4) that any changes, in operation, floor area, use, or number of employees, which exceeds the maximums as stated in these conditions shall required an amendment to this use permit; and 5) that any improvements for the use shall meet all requirements of the California Building and Fire Codes, 1995 Edition as amended by the City of Burlingame. The motion was seconded by C. Coffey and passed 6-0-1 (C. Mink absent). Appeal procedures were advised. APPLICATION FOR TENTATIVE AND FINAL PARCEL MAPS AT 601 ANSEL AVENUE, ZONED R-3, (CON BROSNAN, PROPERTY OWNER AND NEIL G.ABBAY, APPLICANT). Reference staff report, 01.27.97, with attachments. CE Erbacher discussed the request, reviewed criteria, Engineering comments, and study meeting questions. The address will be on the street where the front door is located. Two conditions were suggested for consideration. Chairman Ellis opened the public hearing. Con Brosnan, the property owner, was present. There were no questions or comments, the public hearing was closed. C. Key then moved to recommend approval of the Tentative and Final Parcel Maps to City Council with the following conditions of approval: 1) that the map may not be recorded unless at least all but one of the existing structures are removed prior to map filing; and 2) that a parcel map combining the three lots will need to be recorded prior to the issuance of a building permit. The motion was seconded by C. Deal and was approved 6-0-1 (C. Mink absent) voice vote. Appeal procedures were advised. PLANNER REPORTS Review of Residential Parking Dimensions - CP briefly presented the issue, how parking stall dimensions were measured for new construction and for an existing garage; staff uses interior dimension since the car is stored inside. C. Galligan noted that the issue was the ambiguity in the language which identified one as a parking space and the other as a garage, implying possibly a different way of measuring. C. Ellis pointed out that both were subsections in, the code under a heading that make it clear that parking spaces (measured on the interior) were being discussed. The CA noted that he had looked over this section and other parts of this chapter and felt that the language could be clarified. He felt that this could be put over to our 1997 clean up items and addressed at that time. In the interim it W1 CITY OF BURLINGAME PLANNING COMMISSION MINUTES January 27, 1997 was agreed that parking spaces and existing garages would be measured by interior dimension. - CP reviewed City 'Council regular meeting of January 22, 1997 ADJOURNMENT The meeting was adjourned at 9:10 p. m. MIN1.27 In Respectfully submitted, Karen Key, Secretary