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HomeMy WebLinkAboutMin - PC - 1997.11.24MINUTES CITY OF BURLINGAME PLANNING COMMISSION November 24, 1997 7:00 P.M. CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Key on November 24, 1997 at 7:00 p.m. ROLL CALL Present: Commissioners Deal, Galligan, Luzuriaga, Mink, Wellford and Key Absent: Commissioners Coffey Staff Present: City Planner, Margaret Monroe; City Attorney, Larry Anderson MINUTES - The minutes of the October 14, 1997 Planning Commission approval of the 1800 Bayshore Highway, were amended to read: page 16, paragraph 3; C. Coffey moved an amendment to the conditions to remove #31, modify #32 so that it addresses city review of the area used for valet parking, fnedify4 37 to add review upon comp "^* and to drop #34 except short term parking fees. C. Key seconded and the motion to amend was approved on a roll call vote 4-2-1 (Cers. Galligan and Key dissenting and C. Wellford absent). The w,and page 17, paragraph 2; "The motion passed on a 6-0-1 (Wellford absent) voice vote. Appeal procedures were advised. The minutes of the November 10, 1997 Planning Commission were amended; 770 Airport Blvd., Page 8, end of last paragraph was rearranged to read: as amended by the City of Burlingame. The motion was seconded by C. Mink. The motion passed on a 6-1 (C. Galligan dissenting) roll call vote. Appeal procedures were advised. The minutes meeting were then approved. AGENDA - The order of the agenda was approved. FROM THE FLOOR There were no comments from the floor. STUDY ITEMS Chair Key noted that she would abstain since she lives within 300 feet of the proposed project at 1526- 1524 Floribunda Avenue and passed the gavel to C. Deal. City of Burlingame Planning Commission Minutes November 24, 1997 APPLICATION FOR A MITIGATED NEGATIVE DECLARATION AND A 6-UNIT CONDOMINIUM PERMIT AT 1520-1524 FLORIBUNDA AVENUE, ZONED R-3, (JACK KAVANAUGH, APPLICANT AND PROPERTY OWNER). Requests: information on the current status of property ownership and the status of the lot combination; guest parking is not a requirement of the code, however, it is usual practice to take at least one guest stall out of the required parking spaces; provide study on how much off-street parking for guests is available; on -street parking may be inadequate, and project would probably contribute to the problem; guest parking is proposed behind a gate in the underground. parking garage, how do guests access the parking; provide practical guest parking for the site so that: guests can access it; staff report indicates there is above vehicle storage, is there an ordinance which addresses this; indicate if there will be an intercom for the project; describe how BFI gains access to the garage for garbage collection. The project was set for public hearing on December 8, 1997 providing the questions could be answered in time for staff to notice the item and prepare the staff report. APPLICATION FOR A TENTATIVE 6-UNIT CONDOMINIUM MAP AT 1520-1524 FLORIBUNDA AVENUE, ZONED R-3, (JACK KAVANAUGH, APPLICANT AND PROPERTY OWNER). Requests: The Commission had no requests at this time. Project was set for public hearing on December 8, 1997, provided that the Mitigated Negative Declaration and Condominium Permit go forward at that time. C. Key resumed Chairmanship of the meeting. APPLICATION FOR A SIGN EXCEPTION FOR SIGN AREA ON THE SECONDARY FRONTAGE AT 1471 BURLINGAME AVENUE, ZONED C-1, SUBAREA A, (JOSEPH BRATTESANI COLTON PIANO, APPLICANT AND MARINA PLISSAK, PROPERTY OWNER). Requests: provide information regarding any previous sign applications for the front of the building, and indicate date of application; provide information regarding previous building permits for sign installations and business licenses for the property; provide information regarding non -conforming signs and changing copy; applicant has represented that sign has been there 20+ years; any reason to question information provided by applicant regarding the time of installation. The project was set for public hearing on December 8, 1997, providing the questions could be answered in time for staff to notice the item and prepare the staff report. APPLICATION FOR SPECIAL PERMITS FOR REAL ESTATE AT 400 PRIMROSE ROAD, ZONED C-1, SUBAREA B-1, (COLDWELL BANKER RESIDENTIAL REAL ESTATE, APPLICANT AND CYPRESS APARTMENT FUND 1, LTD., PROPERTY OWNER). Requests: provide additional information regarding property survey, explain what the numbers on the table represent; how was survey done. Project was set for public hearing on December 8, 1997. -2- City of Burlingame Planning Commission Minutes November 24, 1997 APPLICATION FOR SPECIAL PERMITS FOR CLASS USE, FOR EXCEPTION TO THE DESIGN GUIDELINES FOR BAYFRONT DEVELOPMENT AND PARKING VARIANCES AT 1575 BAYSHORE HIGHWAY, ZONED O-M, (BAMBURG/BONESTEEL ARCHITECTS, APPLICANT, AND ASSOCIATION OF CALIFORNIA SCHOOL ADMINISTRATORS, PROPERTY OWNER). Requests: provide dimensions for the proposed ramp so that the slope and landing dimensions may be reviewed; proposed site plan appears to indicate three stairs at the end of the disabled accessible ramp, please clarify; there are two standard parking stalls located at the south east corner of the parking lot, are they part of the original parking plan or were they installed at a later date; these spaces both have obstructions, how are these spaces accessed; describe if any properties affected by loss of view access to bay caused by the proposed addition. The project was set for public hearing on December 8, 1997. ACTION ITEMS APPLICATION FOR AN AMENDMENT TO A SPECIAL PERMIT FOR OFFICE GREATER THAN 50% OF FLOOR AREA AND PARKING VARIANCE FOR AN AMBULANCE SERVICE AT 1606 AND 1616 ROLLINS ROAD, ZONED M-1, (AMERICAN MEDICAL RESPONSE, APPLICANT AND JOE DIMAIO AND SAN JAY LYN COMPANY, PROPERTY OWNER). (44 NOTICED) Reference staff report, 11.24.97, with attachments. CP Monroe discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Six conditions on each site were recommended for consideration. Chair Key opened the public hearing. Jaime Baer, Group 4 Architecture, 301 Linden, South San Francisco, applicant was present representing American Medical Response. Commission noted that the site plan shows 149 total parking spaces on the site, but lists 159, what is the correct number. Ms. Baer responded that there are a total of 149 parking spaces and 107 required. The applicant noted that American Medical Response has been at 1616 Rollins Road for 7 years, and at 1606 Rollins Road for 4 years, and there will not be a change in the flow of traffic. The applicant asked a question about Condition No. 5, requiring a shared access easement, knows the reason for easement, the 1606 Rollins Road parcel only has 10' width next to building, and there is a 20' easement on 1616 Rollins Road, how is easement to be provided. CP Monroe noted that it should be a shared access easement incorporating the entire 30' area. CA Anderson noted that the easement would not be in perpetuity and could go away when the common use ceased. There were no further comments and the public hearing was closed. C. Galligan noted that in reviewing the staff report and response to study questions, there have been no problems in the past, it appears the applicant has problems using one property, can use parking on other property, is a de facto joint use of the two properties. The special permit for more than 50% office is reasonable, the applicant contracts with the county to provide ambulance service, is essential -3- City of Burlingame Planning Commission Minutes November 24. 1997 to the community's health, safety and welfare. Regarding the parking variance, the mitigation provided is substantial, exceeds what is required, 149 parking spaces provided where 107 are needed, and the conditions incorporate shared use of the lots and assures the use shall remain mutual. He then moved approval of the request for the amendment to special permit for offices exceeding 50 % of floor area and parking variance, by resolution(s), and subject to conditions 1 through 6, for both sites, in the staff report as follows: 1606 Rollins Road; 1) that the ambulance service shall operate as shown on the plans submitted to the Planning Department and date stamped October 7, 1997, Sheet A2.1, Floor and Demo Plans, and date stamped October 27, 1997, Sheet Al. 1, Parking Plan; 2) that use for ambulance service on these properties shall remain only so long as 1606 and 1616 Rollins Road are both in use for a single ambulance service; if the ambulance service use no longer occupies the two sites or the use at 1606 Rollins Road is changed from ambulance service, then the parking variance for 1606 Rollins Road shall be automatically revoked and all the warehouse converted to office returned to warehouse configuration and warehouse use; 3) that the resolution of action for this application shall be recorded against both 1606 and 1616 Rollins Road; should the ambulance service use be discontinued, then the use of the properties shall be limited to permitted uses which can be supported by the existing parking on the site in accordance with the parking; requirements in effect at the time of the change; 4) that the ambulance service may operate 7 days a week, 24 hours per day; 5) that a shared access easement shall be executed between 1606-1610 Rollins Road and 1616 Rollins Road for the driveway located between the two sites as shown on the plans noted in Condition No. 1; and 6) 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 1616 :Rollins Road; 1) that the ambulance service shall operate as shown on the plans submitted to the Planning Department and date stamped October 7, 1997, Sheet A2.1, Floor and Demo Plans, and date stamped October 27, 1997, Sheet A1.1, Parking Plan; 2) that use for ambulance service on these properties shall remain only so long as 1606 and 1616 Rollins Road are both in use for a single ambulance! service; if the ambulance service use no longer occupies the two sites or the use at 1606 Rollins Road is changed from ambulance service, then the parking variance for 1606 Rollins Road shall be automatically revoked and all the warehouse converted to office returned to warehouse configuration and warehouse use; 3) that the resolution of action for this application shall be recorded against both 1606 and 1616 Rollins Road; should the ambulance service use be discontinued, then the use of the properties shall be limited to permitted uses which can be supported by the existing parking on the site in accordance with the parking requirements in effect at the time of the change; 4) that the ambulance service may operate 7 days a week, 24 hours per day; 5) that a shared access easement shall be executed between 1606- 1610 Rollins Road and 1616 Rollins Road for the driveway located between the two sites as shown on the plans noted in Condition No. 1; and 6) 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. The motion was seconded by C. Deal. Commission had no comments. The motion to approve passed on a 6-0-1 (C. Coffey absent) voice vote. Appeal procedures were advised. -4- City of Burlingame Planning Commission Minutes November 24, 1997 APPLICATION FOR AN AMENDMENT TO A SPECIAL PERMIT TO ADD 3 PARKING SPACES AND TO ALLOW A SNACK SHOP AT AN EXISTING GAS STATION AT 1101 BROADWAY, ZONED C-2, (RHL DESIGN GROUP, INC., APPLICANT AND CHEVRON USA, INC., PROPERTY OWNER). (42 NOTICED) Reference staff report, 11.24.97, with attachments. CP Monroe discussed the request, reviewed criteria, Planning Department comments, and study meeting questions, Seven conditions were recommended for consideration. Chair Key opened the public hearing. Commission noted that the resubmitted plans showed left turn movements for the tanker truck path, while the recommendation of the Traffic Engineer was for right turn only. Staff clarified that Condition No. 1 refers to the resubmitted plans and the second part is taken from Traffic Engineer's recommendation for right turns only. Tom Piskor, RHL Design Group, Inc. 1137 McDowell Avenue, Petaluma, applicant representing Chevron, noted that the redesign relocated Parking Space No. 1 next to Space No. 2, and was accomplished by moving the curb line to provide greater area. The tanker path was changed to pass under the canopy, and was found to work much better. Regarding Item No. 4 on the Traffic Engineer's report, a planter will be installed next to property line to separate the two sites, and is not sure what the plans are for the driveway on the adjacent site. The applicant noted the tanker can only empty from the right side of the truck, and can't off-load by making right hand turns. CA Anderson asked if it is acceptable to make a right turn off Broadway. Commission asked what the current route is to the site and if there is a history of any problems with this route. The applicant noted the tankers come off 101 and make a left turn from Broadway and there have been no problems, to his knowledge. CA Anderson commented problems would depend on when the delivery times are scheduled, and asked what are the delivery times. The applicant stated deliveries are generally off-peak. Bill Scudder, property manager for Chevron, San Ramon, reiterated that deliveries are off-peak between rush hours, and it would be acceptable to require only making deliveries at night. There were no further comments and the public hearing was closed. Commission comments: they now make deliveries during the day, have not seen congestion caused by trucks, the trucks now come off Broadway, don't know where it goes after it leaves; have seen lots of deliveries, when station is out of gas, have to have trucks make deliveries, not much choice; have never seen a problem with a tanker truck on Broadway, but are sensitive to Traffic Engineer's recommendation, should consider other options. Alternative would be to take Millbrae exit, but hardship to make left turn onto Broadway. Would feel more comfortable with a modification to Condition No. 1 that tanker trucks shall enter and exit the site as approved by the City Engineer, and time limits can be put on if CE prefers. Trucks should be kept off Broadway, but do not see why a snack shop is needed here. Snack shop caused the requirement for one additional space. In the first proposal, the proposal was clockwise, if trucks can't off-load that way, why was it proposed. -5- City of Burlingame Planning Commission Minutes November 24. 1997 Commission concurs with CE, street is more congested, very narrow, lots of parking, traffic and pedestrians, concerned with left turn off Broadway. Would work if trucks never arrive at 6 a.m. and 6 p.m., but can't be sure it's not necessary, not successful legislating behavior, would like to see truck make right hand turns, would not have to go down California Drive after delivery, can go right out Broadway to the freeway. Further comments: we need to address Parking Space No. 3, the solution. is tenuous at best, need to make sure access to pumps is maintained, patrons are required to make adjustment to add space, not gas station, appreciate that curb adjustment was made for other spaces, but can't approve with these concerns. Chevron has always proposed left turns off Broadway, concern on new plan with cars exiting on Broadway, now one car can get in while one goes out, with second stall, can't get double space, asked if the one extra space was for the snack shop use, and staff responded affirmatively. It appears the site has a parking problem, and the situation would be solved if there was no snack shop, if snack shop were removed, would not need Space No. 2, take care of access problem, noted tanker problem would take care of itself, it has not been a problem in the past. Parking Space No.I (air, water) should not be used for snack shop customers, should be for air, water and restrooms, the snack shop is incidental, customers won't pull in and park in space to buy there, need 2 for employees, would need that clarified to support. Problems with Spaces No. 1 and 2, if they were put up against property line, it would free up some access space, but hate to remove mature landscaping, Space No. 3 is the toughest, have to drive on sidewalk to get around someone at right side pump getting gas, doesn't give flow we want, could back into landscape area to get ability to go left or right, reorienting the landscaping would help, can't resolve exiting conditions and get 3 parking spaces. There is often someone parked where Space No. 1 is proposed, wouldn't like to move it over and remove landscaping; if Space No. 2 were moved over, there would be greater area at corner; regarding Space No. 3, can delete snack shop or give a parking variance, customers are going to park at pump to get things from the snack shop. Commission then noted the application was noticed as an amendment to a special permit and a variance was not noticed, would have to continue, notice for a variance and come back. Snack shop used by patrons of gas station. C. Mink notes he can't support a snack shop. Chair Key would consider if Parking Space No. 1 had a sign saying water, air restrooms, not for snack shop. CA Anderson explained that project could be denied without prejudice to give direction to applicant that current plan won't work, willing to hear variance. C. Deal moved to deny the application without prejudice, with direction to applicant to listen to Commissioners' suggestions. The motion was seconded by C. Luzuriaga. There are 2 full-time employees, 6:00 a.m. to 3:00 p.m., there is no way general public will have access to water/air without creating access problems. There is a parking problem on site, snack shop does not cause problem, people buy while getting gas, look at keeping Space No. 1 where it is, slide rol City of Burlingame Planning Commission Minutes November 24, 1997 Space No. 2 over, remove planting to edge, create better entrance, remove Space No. 3, could redo landscaping to get another space, but don't want visual impact at intersection. Chair Key called for a vote. The motion passed on a 4-2-1 (C. Galligan and Wellford dissenting and C. Coffey absent) roll call vote. Appeal procedures were advised. PLANNERS REPORTS CP Monroe reviewed briefly the planning related actions at the November 17, 1997, Council meeting. Discussion of framework for findings, potential conflicts of interest, motions, and public comments City Attorney outlined the four key areas of Commission action and the Commission discussed procedures: a) Testimony (Public) b) Findings c) Making and Amending Motions d) Conflicts of Interest ADJOURNMENT C. Galligan moved for adjournment, C. Deal the motion. The meeting was adjourned at 9:05 p.m. MINUTES 11.24 -7- Respectfully submitted, Chuck Mink, Secretary