HomeMy WebLinkAbout1500 Howard Avenue - Staff ReportDecember 2, 1976
MEMO TO: City Council
FROM: City Planner
SUBJECT: Reclassification of Gittelsohn Property
An application for Reclassification of Lot 3, Block 4, Burlingame Park (being a portion
of 1500 Howard Avenue, APN 028-291-010) from R-1 to R-3 was filed August 3, 1976. On
August 8 the Commission recommended that a parcel map be prepared to combine the two
lots into one parcel. It was decided to schedule the reclassification and tentative
parcel map for concurrent hearing and action.
At the hearing on September 27 the Planning Commission unanimously approved the
Tentative Parcel Map and the Reclassification of one lot from R-1 to R-3. Thereafter,
on October 13 they adopted Resolution No. 4-76, Recommending the Adoption of an
Ordinance Reclassifying One Lot on Howard Avenue from R-1 (Single -Family Dwelling)
District to R-3 (Multi -Family Dwelling)District. This resolution was filed with the
City Clerk and referred to the City Council. On November 1 the Council scheduled it
for hearing December 6, 1976.
The Final Parcel Map was approved by the Planning Commission October 27 and by the
City Council November 15 (via the consent calendar). The Sol and Hope Gittelsohn
property at 1500 Howard is now one lot with the zoning district boundary going through
it. The Commission resolution recommended relocation of the zoning district boundary
to follow the side lot line.
Ordinance No. 1092, which was introduced for first reading November 15, 1976, recommends
amending Sec. 25.12.020 regarding zoning district boundaries. The change would locate
the boundary on the line dividing lots as shown on the most recently approved Record
of Survey parcel map or subdivision map.
WMS/s
Wayne M. Swan
Attachments:
Planning Commission Resolution No. 4-76
Planning Commission Meeting Minutes of September 27, 1976
Negative Declaration ND-89P posted September 16, 1976
Staff Report on Subject: 1500 Howard Avenue
Reduced copy of Parcel Map
PLANNING COMMISSION - CITY OF BURLINGAME
RESOLUTION NO. 4-76
RECOMMENDING THE ADOPTION OF AN ORDINANCE
RECLASSIFYING ONE LOT ON HOWARD AVENUE
FROM R-1 (SINGLE-FAMILY DWELLING) DISTRICT
TO R-3 (MULTI -FAMILY DWELLING) DISRICT
WHEREAS, on or about August 3, 1976, pursuant to the provisions
of Chapter 25.16 of the Municipal Code, an application was filed by HOPE and
SOL GITTELSOHN for reclassification of Assessor's Parcel No. 028-291-010, Lot
p-3, Block 4, Burlingame Park No. 2; and
WHEREAS, the Planning Commission fixed Monday, September 27, 1976,
at 7:30 p.m. in the Council Chambers of the Burlingame City Hall at 501
,Primrose Road, Burlingame, California, as the time and place for a hearing upon
;`said application; and
5y
WHEREAS, the Planning Commission finds that the notice of time
iand place of said hearing has been given by publication as required by Section
i
!65854 of the Government Code, and Section 25.16.020 of the Burlingame Municipal
;Code, and by mailed notices to -all affected property owners, and no other
tice is necessary;
NOW, THEREFORE, IT IS HEREBY RESOLVED that:
1. The Planning Commission makes the following findings:
(a) The information contained in Environmental Impact Report
32-P so far as it is relevant to this lot, and in the Negative
Declaration signed by the City Planner and dated August 4, 1976, is
incorporated in these.findings by reference.
(b) The subject lot is owned by the owner of Lot 2, Block
4, Burlingame Park No. 2, adjacent thereto, and is the subject of a
parcel map for the combination of both parcels.
(c) The boundary line dividing the R-3 and the R-1 Districts
is the common boundary line between Lots 2 and 3.
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9/28/76
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(d) Section 25.12.020 (4) of the Burlingame Municipal Code provides:
"Where a district boundary line, as shown on the zoning map,
divides a lot, as now existing or as hereinafter subdivided, the
use permitted in the least or lesser restricted portion of such
lot shall extend to the entire lot, provided the property is
developed as one unit."
(e) Lot 2 cannot feasibly be developed as a multi -family parcel, nor
can Lot 3 feasibly be developed as a single-family parcel. A combination
of said parcels will allow a multi -family dwelling of eight to ten units
to be built thereon fronting on Howard, with a twenty foot side setback
from El Camino Real.
(f) The proposed zoning change will be consistent with the Burlingame
General Plan.
2. The Planning Commission recommends to the City Council the
reclassification of Lot 3, Block 4, Burlingame Park No. 2 from R-1 (single-
family dwelling district to R-3 (multi -family dwelling) district.
3. The Secretary of the Planning Commission be, and he hereby is,
ordered to transmit to the City Council a copy of the minutes of said public
hearing as and for a summary of hearing provided for by law.
4. The Secretary of the Planning Commission be, and he is hereby,
ordered to transmit to the City Council a cer/fied copy of this resolution.
Thomas C. Tayor
Chairman, Planning Commission
City of Burlingame
s
` I, THOMAS W. SINE, Secretary of the Planning Commission of the City o
Burlingame, do hereby certify that the foregoing resolution was introduced and
;!adopted at a regular meeting of the Planning Commission on October 13 , 1976,
.by the following vote:
AYES: COMMISSIONERS: Cistulli, Francard, Jacobs, Kindig, Sine, Taylor
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Mink
tcretary
2
THE CITY OF BURLINGAME PLANNING COMMISSION
September 27, 1976
MEETING ITEMS FOR ACTION
1. TENTATIVE PARCEL MAP, BEING A RESUBDIVISION OF LOTS 2 AND 3, BLOCK 4, BURLINGAME
PARK NO. 2 (APN 028-291-010) AT 1500 HOWARD AVENUE, ZONED R-1 (LOT 3) AND R-3
LOT 2), BY WILLIAM WRIGHT FOR SOL AND HOPE GITTELSOHN.
C. Taylor determined that Mr. and Mrs. Sol Gittelsohn and Mr. and Mrs. M. P. Bruton
were present in the audience. C. P. Swan advised that notices had been sent to all
property owners within 300 feet, and to some other interested parties,. This is a
concurrent application for a tentative parcel map and reclassification (Item #2 of the
agenda). He referred to the map received September 27. The rear property line had
been revised September 24 to exclude about 1,000 SF of area beyond the creek. The
revised lot area of Parcel A is now reported as 12,524 SF (per map revision of
September 29). The purpose of this hearing is to eliminate an existing property line
and consolidate two lots into one parcel.
Sol and Hope Gittelsohn live at 1500 Howard Avenue, a single family dwelling at the
corner of E1 Camino Real and Howard Avenue; their house is located on two lots, and
is a nonconforming structure. The C.P. read from staff report, noting that the
Gittelsohn house is located partly on Lot 2 which has a side yard along El Camino Real
and is in an R-3 District, and Lot 3 which is in an R-1 District. Planning Commission
Resolution No. 3-75 recommended to Council the adoption of an ordinance reclassifying
seven lots in Burlingame Park from R-1 to R-3 and this included Lot 3 of Block 4,
the Gittelsohn lot. One of the Commission findings at that time stated only one parcel
was likely to change, the property at 1500 Howard Avenue; the owners favored the
reclassification since it would present an opportunity to develop the site satisfactorily.
The C.P. noted no project has been proposed at the present time and that the proposal
to relocate the property line appears reasonable and consistent with objectives of
the General Plan.
Chm. Taylor asked for audience comments in favor or opposed. Receiving none, he
declared the public hearing closed. C. E. Kirkup advised utilities are adequate to
handle either single family or apartment use and advis.ed Commission it could approve
the map. C. Mink moved approval of this Tentative Parcel Map; second C. Sine and
approved by unanimous roll call vote.
2. RECLASSIFICATION OF ONE LOT FROM R-1 TO R-3, BEING A PORTION OF 1500 HOWARD AVENUE
(APN 028-291-010) BY SOL AND HOPE GITTELSOHN.'
C. P. Swap commented that the Reclassification had been discussed with the Tentative
Map (Item #1). ND-89P relative to reclassification had been posted; the C.P.'s
"Reasons for a Conclusion" noted that no EIR was required because EIR-32P, which was
certified by the Council on April 21, 1975, was prepared for reclassification of this
lot and 9 other lots from R-1 to R-3. The negative declaration also stated improvement
of this corner lot with an 8 to 10 unit apartment building would have little or no
adverse impact. There was no audience comment in favor or opposed to the application
and Chm. Taylor declared the public hearing closed.
C. Sine moved approval of this Reclassification application; second C. Cistulli, and
approved by unanimous roll call vote. Replying to a question from C. Jacobs, C.A. Coleman
advised that reclassification is simply a bookkeeping matter under Burlingame's code;
the code provides that when a parcel map such as this, which combines lots in two
different districts, is approved, the resulting lot will go to the least restrictive
toning district. C. Mink suggested Chm. Taylor direct staff to prepare a study dealing
with deletion of this section of the code. C. Cistulli concurred and Chm. Taylor
so directed staff.
1 I:):l1:1131''1' 13 I)ECT.11Il1TION
• 1 '
Ten t.a tive 1'roccdurc
• ! <•,�'�" 5/10/73, Suhjcct- to Revision
'
•1500 140%10• AVENUE
c,
1'rojecL Addresn 01: Locatrioii
TO: COUNTY CLERK !
.
,i. County of San Mateo
�'1., '!-� Redwood City, California
94063.
•
File No. IID-89P
Project Title: Gittels hn Property
Type of Permit:* Reclassification
,
Legal Description: Lot 3 Block 4 Burlingame Park
Portion of•APN 028-291-010
j
Zone: R-1 - ---
Property Owner:
Name: Sol and Hope Gittelsohn
_ Address : 1500 Howard Avenue
Burlingame, CP.. �4010
Applicant:
Name: Sol Gittelsohn
Address
Contact Person: Area Code: Phone: 343-3758
PROJECT DESCRIPTI'-11: Reclassify one lot from R-1 to R-3 to combine rwn Ints Into
one R-3 parcel. A single family dwelling is located on two lots at the northwesterly
corner of El Camino Real and Howard Avenue. No immediate project has been proposed just
the rezoning of one R-1 lot.
Tile City of Burlingame by Wayne M. Swan on August 4 1976
1.9 76 , completed a review of the proposed project and determined that:
(. ) it will not have a significant effect on the environ-inert.
(x) 1�o Environmental Impact Report is required.
Environmental -Impact Report EIR-32P for the reclassification
Reasons for a Conclusion :9 f th�lo an �9�n�ha � ae�=1 rt�ra r "
PC. Res. N0.2-75 and later modin eg an IF, i ie y e ci y counci pri ,
Reclassification of this lot was recommended by_pC Rec tin -75 adnpted March 10, 1c7-_
The 'resulting R-3 parcel would be 12, 560 S.F. in area. The urban corner lot could be
improved with an 8 to 10 unit apartment building
fronting on Howard with a 20 foot side setback
from El Camino such an improvement would ha.vs little or no adverse impact but measurable _
benefits to the City .of Burlingame.
/4
Date Signed
S1911atu e of Processing Of—c -a_
City Planner
•
Title
Unlb-s appealed within 10 days hereof
the date posted, the dc•termir.ation
::hall be final.
' Date Posted:
1)l:CJ,7% NT1OV OF POSTIt:G
'
I declare under penalty of perjury that I am a Deputy City Clerk of the -
City of Burlingame and that I posted a true copy of the above 1lcgat3-Ve
Declaration at the City lIall of said
City near the doors to the Cour.c4l
Chambers on:
.
Executed at Burlingame, California, on
_ , .� /C 197
Appealed: ( ) Yes ( ) No
A4'TI:ST: _ �� ✓�i°e
Deputy City Clerk '
1�
L•'Vly YN I1. / III,L, City Clerk
City of. Burlingame
Staff Report
Item 1 & 2
9/27/76
SUBJECT: 1500 HOWARD AVENUE
In 1974 the Planning Commission was charged by Council to make the zoning map consistent
with the General Plan. After extensive study of Burlingame Park and East Burlingame
areas, a project consisting of Reclassification of 10 lots from R-1 to R-3 was reported
in a Draft EIR and recommended to Council.
Planning Commission Resolution No. 2-75 Making Draft Environmental Impact Report, EIR-32P
included a finding that the first 150 feet southwesterly of E1 Camino Real was designated
medium high density residential use. Their Resolution No. 3-75 recommending the adoption
of an ordinance reclassifying seven lots in Burlingame Park from R-1 to R-3 included
Lot 3 of Block 4, the Gittelsohn lot.
Sol and Hope Gittelsohn live at 1500 Howard Avenue in a single family dwelling at the
corner of E1 Camino Real and Howard Avenue. Their house is located on two lots; Lot 2
which has a side yard along E1 Camino Real is in an R-3 District and Lot 3 is in an
R-1 District. If the R-1 lot were rezoned to R-3 the resulting parcel would permit a
small apartment building with 8 to 10 living units.
One of the Commission findings incorporated with P.C. Res. No. 3-75 was: "Only one
parcel is likely to change, the property at 1500 Howard Avenue, now partly in R-1 and
partly in R-3. The owners favor the reclassification since it presents an opportunity
to develop the site satisfactorily."
At the regular Council meeting held April 21, 1975 EIR-32P was modified and then
unanimously certified by Resolution No. 23-75. One change to the reported environmental
impact was the statement that the neighborhoods surrounding the two lots which might be
redeveloped would be significantly affected by the reclassification. No building has
been proposed by the owners who are seeking this reclassification. If, in the future,
someone seeks to construct a modest apartment building, it will not require an EIR.
There would be little environmental impact from such a change. Future residential use
will be limited by the number of off-street parking spaces that can be provided and
conform with zoning regulations.
An initial report has been completed for the proposed reclassification. A Negative
Declaration, ND-89P, has been prepared for the Gittelsohn property. Reference is made
to the Final EIR-32P which was certified by Council Resolution No. 23-75.
When the proposed reclassification Ordinance No. 1036 came before the Council for hearing
on April 21, 1975 there was considerable public support to retain all of the R-1 lots
with no change in the R-3 District boundary. Thereafter the Council unanimously adopted
Resolution No. 24-75 Amending Part III General Plan to Restrict Residential Densities
in R-1 and R-2 Districts to Those Permitted by the Present Zoning Code.
The Gittelsohn application to relocate the
house to their side property line appears
the General Plan.
WMS/s L
R-3 District boundary line out from under their
reasonable and consistent with objectives of
SURVEYOR' 5 CERTIFICATE
This map was oreoored by me or under my direction and !s based upon a
field survey in conformance with the requirements of The SUbdlV1S/On /gap
Acf of the requee% of So/ &1tte/9017n. I hercby stale that d mnfcrms
to The approved Tenlative Map and the conditions of approval Thereol ;
That a// provisions of opplicab/e Stale Low and Local Ordinances ho �e
been compbed w/th.
Wm. B. Wright - - - - - - - -
L.S. 9917
CITY EI`/GIIYEER'5 CERTIFICATE
This mop conforms with The requ/remenle of the Subdivision
Act and /aca/ ordinance
Doled-----_---- Rb/ph f(irkup -- --
Direclor of Public Y'brks
c/TY PL4IY1Y1NG COMM/55/01" CERTIFICATE
The City Planning Commission of the Ci/y of Bur/i7ga1r1& , at a re ?u/ar
meeting held on The _--_-_day of/976, duly approved
the WIIhin rnoP •
By Chairman ----------- Secretory ----- --
CITY CLERKS CERTIFICATE
I hereby certify that the City Council of the Cify of Bur/inge me,
o/ ifs regular meeting held 0r7 the______ -day of___----,/5'7__,
duly approved the wi/hirr mop and occeo%d an behalf of the
public al/ parcels Of land offered for dedication far pub.'ic
use in conform//y with the terms of the offer of dedicoficn.
p°led------------- Nerbert K While, Cdy Cisrk
OWNERS c—cR7IFIC.47E
We hereby certify that we are the owners of or have some right, title
or inlereef in and to the real property included within the subdi 'isio"
shown upon this map, and we hereby consent to The preporo; ion
and recordation of this mop 05 shown within the colored b )rder
lines.
As Owner___ ____------_------- ---
50/ Gitte/schn — Nape L.Gittefsohr,
PARCEL MAP F!T�16�" 1976
Cif\' W.'c'KF.FIt
BEING A RESUBDIVISION OF LOTS 2 AND 3, BLOCK
CITY OF gi)RLINGAME
4, MAP OF SUBDIVISION NO.2, BURLINGAME PARK,
FILED IN BOOK 3 OF MAPS AT PAGES 76 AND 77,
RECORDS OF SAN MATEO COUNTY, CALIFORNIA
BURLINGAME
SAN MATEO COUNTY, CALIFORNIA
WM. WRIGHT CO. SURVEYORS
1539 BAYSHORE HIGHWAY, BURLINGAME f397-7752
SCALE: I" = 20' AUGUST, 1976
I
SHL'1 7 1 OF I
/0.00
6
Not 5ei, Y101,13
w in creek
196,08'
PARCEL A
ft.
0.2890 Ac.
O O
former
lot 1117e to be elimlnoleol
15 /4L 00'
-C Fd 50-01' Fd, -- +1 60-00'
E L C A M I N 0 REAL