HomeMy WebLinkAbout247-251 California Drive - Staff Report4�c . < - ` , .. -t , - � . ," � � \ I
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call vote:
AYLS: COA�MISSIONERS: FI2ANCARD,JACOBS,KINDIG,SINE
N111'ES : COA1t•SISSIONEP,S : D'IINK , TI�YL01Z
ABSl:t�:'i': COI�'ir1TSSI0I'si,RS : N(�RRE .P.G
Mr, Vannuci:i was informed h� had tl�ie rigl�t of appeal. to the City
Counci.l.
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10. S1�1�,C:I11T. PL):I�IT'1' TC? 11LL:�t�� TI3E S�;RVICl"NG AN1� INST7ILS�ATION C�F MARINE
];T�GTNES 1N TIIl' C-- 1 D.i.Si,':?1C`1' I�`I' 24: 7-251 CALIFO1:�IlA DRIVL (APN
029-211.-04�/050) I�" `i'HG?: TF`�.FZ�'"'i:NSOti (�1PI�LIC�'�N`i') , R. 11. LaIIIT�
(OT��'NFR OI� 251 C11L_�1:'OPu1IA) , AND �UGLN� AND LOUIS IVANI (Ot��'NERS
OF 2 4 i C7�L I1�' OIZN I I� .)
This ap�lic�'�ia�1 v,�-:s in�roc?taced l�y Chair_man Sine, wlzo then re•7uested
staff repurt:.
�'i.ty P.l_anner. Swan +�old C�mmissioner_s D7r. Thorstenson had initiated
his busin�.�ss in 1.°67. Prior to his use t.here had bc�-,n an auto repa.ir
servic:� in ti�c� buildi.t.c� � No�a he �aishes to expand }Zis b:zsiness and
usc tl:e var.ant building �•�a>t. uoox:, sinc� h� l�iad tZOU}�l� findinq a
neG�a l.ocatiorz .
C_�t�� Plani�er Swan referc:>nceci site plan, floor plan of the t�,�o buildiizgs
arid sl:etclz o� fa�ac�e �ric� iront (:.IGVc3{�J_OTl. �Ie noted I�Ir. Tharstenson
1iac+ lZop�d i�o h«vc� caall. openinc;s b�tc�leer� tlie two l�uildirigs i�o �acilita�e
r,ovemer�t of �c1uipm�nt, i�u� city codes do no:: permit this whe�-e there
is a property line.
Th� Ci_ty Planner voicc� concer.n over th.=.� respective percentages of
retail use and r�pair use in the building. He rioted that repair
occu�ancy is a dif�erent fire cla.ssification and will require a
one-hour protective ceiling. He also noted the retail area is
projected at 31_0, but stated he had not yet received figures on
percentagc� of tota:_ crross receipts from i-etail, or man-hours devoted
to retail. Iie considered the rol]_-up door proposed for the front
d�livery o� boats on Ca1;_fornia Dri�-e would contribute to traf�ic
cc_�.gestion.
Mr. Joseph �alem of Sunnyvale, an employee of Mr. Thorstenson,
addr.essed the Commission. He to]_d Commissioners Mr. Thorstenson's
busii�e,s has becn growing and he needs to expand. He pointed out that
the area on both sides of California Drive is zoned C-2, but this
isolateci poc?:et not adjacent i�o I3urlingame Avenue is zoned C-1. He report
therc would be no heavy duty equi��ment used in the installation
servi_ce which corisists mainly c-� the i_nstallation of_ motor.s.
"Servicing" he def_`ined as unsophistica�ed and confinc�d to such things
as the repl.acement of sparic plugs and c�lbles . Iie felt the question
of. installat�ion and scrvicing had been misunc3erstood. Mr. Salem went
an to say the curb at t'r�e front is ;�ainted yellow and maintained as
a loading zone. The rollun door idc:a has b�en abanc3oned, and a
sliding c�las ; door is proposed as more acceptable . F3oats woul.cl Ue
brought � i� the front at � nfrc�quc�nt. interva].s for_ di.�play purposes .
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He noted L-hat: bottl buildings had previously been used as a n�achin�
shop. He thought this building had grown beyon�� its C-1 use and could
more appropriatel.y be classifi_ed in a C-2 zone as well as tlle other
buil�:�ings in ttie block. He stated ttie �ntry f�_�m IIatch L�a�:. 1_ooks
difficuli�, but 25` boats caith tr_ailers can be successfully m:�ri: uv�rc�d
in tZiere. rir. Sa1c�m pe:i�T�t�d out that the service aiea had t:� }���
la�-ger tlian tiie retai_1 a1.-c a becausc� of the 1 engtll of thF •baa i:s . I�e
also r,oted t�llere would be only or�e meGilc"�.I11C with t.wc: full t._i_r;,�� r�z�d
onc� ���i.ri� i�ime emp]_oyees devoted to re�ai] sales . The function oF the
st�.��e is pririi��il.y ret�.i_1. s�le:� a�.id servici,zg is secondary.
Ci12_1_I�l[l:zl7 S11"7C 17C�"�C'_C! L11�;"i: II1�C11 Lc I1� �_I'1 ��3.C:}C Of {�}1C St01'C 1S OriC—W8j
soui:l�:�ound. FI�� considcrec7. the store woald have only t�vo ent.rzance:; :
on� from Califorilia Drive, the other from Burlii.qame Averzue via
Hatch Lane. Iie noted the eYiting would cause problems since boats
must be taken out on Hatch Lane south to Iioward, or must exit on
Highland and c�o south to Howard. He consider�d this traffic situ�.tion
scmetimes pe�ilous
Commissioner Kindig questioned ho�a many boats woul_d be br.ought in
from Catifornia Dr_ive for. displ_ay, He was also �oncerned wi��h : a-�ch
Lan��.. Mt . Sal.em replied -Ithat m��ybe onc ar t;•ao boat_s woul.d be b.r_ouglit
iri �or display m�er several_ wee}cs' ti_me . He noi�e�� th�, � speed o:�
tr_af��i_c throt��?h I?��tr.;1 Lane is lir:�it�ed to 1_5 D1PIi. Commiss�_onei� Jacc�Ls
was concerneci a.�i�h -ch�� tru�fic hazards in moving the mercha�-�czi:�e in
arid OLlt and not�ed i�l:is i.� an area where there are already n.roblems
witli t.he munici.pal buses .
Th.er� was Con:rni ssion que�tion if this use caul_d b� permit�cci in thi::
zonc if t.he repa�_r were ,��ore than incidental to the sales . City Plann<:�
Swan .replied that it could not. City Attorney Coleman remarkeci that
boat sales are not permitted specifically in a C-1 zone and come under
the broad general category of uses which are not obnoxio�:s or detri-
mental to thc neighborhood.
Mr. Salem told Commissioner Francard the distance from the building
to the curb lir.e at Hatch Lan� was 2-22' at most.
�ommissioner. Mink stated he was not concerned about the use so mizch as
the traf�ic. On questioninn, I�2r. Salem assured him i�hat heavy mechanical
work was not performed ti��re, but only at thn_ marina, and he would
accept a conditio_�_ that the service be limited in this respect.
There was no response to the Chair's request for audience comment,
and the public hearing was declared closed.
Commissioner Mink remar}ced this is ideally a C-4 use, and while it might
be inconvenicnt for D1r. Thorstenson to move, he would like to see
him consider his business in the proper zone rather thai� e�:panding in
tlii.s on�. (Automobilc� repair shops and u�necial_ty tire shops are
per.r�itted in C-2 districi�s . )
Chairman Sinc questioned the exac� location oL the entries. Mr.
Salem infor.med that: entr_y £rom Cal.ifornia Drive would be from 247
California on1.y, and cntry from Hatch Lai�e woul_d bc at 251 California
Dri.ve only. On qaestion from Commissioner Taylor. as to auto repair,
r
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Mr . Salem stated th�ii� �:urinq tlze �aintcr mcnths �ah�n ttiey do not havc
boats, they will do son-;,� auto repair.
Commi ssi��nc�r `I'a��lor_ st�. �ed he did n t thin}: the presei�t usc is a
}?�:rmittcd us� in C-l. 1le said tha; it i_s ri�t only retail sales. The
a�:��.licant.: lias been running an Quto re��ai.r. shop there since 1967, and
t'le introduci�icn of: the baats ir additi.onal_. The Commissioi;er had
reservai��.oi�s on ex���zid�_izg ti� �. s use .
Chairman.Sinc not.ed a past reconmlendat�ion of his st�r��ey o:C do�antot,�n
I�,"3r_;i.�ai, c.'.1at= '�h� d,-1_�;e,..�y -- ��n7 be cic�:;c�r� in i�o get two m��re pUrY.ing
spaces. Ho�•,���er, . thi_s recommendation ].zad becn �.gno..reci.
Commissio�ier P�,ir�x movec� tl-�.at tli_is j�'.Y'lll �i. be d�nied in lic�ht of t�Zc
ii:formati_on st.k�mitted by Comm�_ssioii�r Taylor. Commissioner Jacobs
seconded the moti_on and it car_ried on unanimous roll call vote.
Chairman Sine informed i.he apPlicant he could appcal thi_s dec�sion to
the City Council I�e then suggested tl-�at staff consider the possiu__lity
of rezoniiZg chis arca . Commissi_oner Mink further suggested that
.�taff �oll-ow up on th�� s�at.c�rnF>nt ma.de b-. Comm�.ssi.or�er Taylor, an.d i.f_
an i.11egal L�r�e i� �ound, to re:Eer bar,;� to i�he Conuu%s::ion �or consider.-
ati�n o� a�atement.
]_].. V11RI�'�ivCL r'OR 1'I:OP�?T ADI�i`1'TON .PO IiOl7SE V7T7'H t10i��-COI�?l�'O):?�7I1QG REAR
YI�RD 71 �' �43 NI•'!>>F1AL7=� ROAD (PER S;�C. ?_5.50.O�J) Ai'N U2£3-133-2�30)
70N�D,1.-1 I3Y D01��I�LD Ii . Ci�TI_PO�T� ._�� --- ---- -------
Cha'� r.man Sine preseni.=ea this ap�.�]_ication for Comrnission hear.ing.
Ci�ty Ylanner Swan preceded hi.s report by a reading of Code Section
25.50.U80 '�i�pn-Coniormir•.g Uses - Add�tions and Enlargem�nts."
Thi_s provic�es a nan-cociforming b�_iilding may be enlarged only if it is
made to confor_m te a11 the regulations of its district. He reported
that Mr. Cantone recently bought this house which has only 12'
between the rear wall and rear property line. It is not large enough
for tiis needs Gnd lie wislzes to extend it. The City Planner saw no
reason to deny this application for variance since it does not
change th� non-conformit.y k�ut merely recognizes it.
Mr. Cantone was givc�n permission to adcZress the Commissi.on. He stated
he needed more roorn for his two ininor children and his two cars.
Commissioner Jacobs stated sYie had visited�the site and questioned
when !`�1r. Cantone had put up thn 6' fence on the fr_ont. �Mr. Cantone
confir.med he had recently removed old boards on the fenc� and had
replaced tlicm with new. He stat�d he had approached the building
del�artment= Lor a permit; th�y had referred him to the Planning Department
because i�h� fence was over 5' l.iyh, and the Planning Dcpartment had
issued a permit. City Planner. Swan canf_irmed he had signed a building
p�rmit for Mr. Cani�on� since normal maintenance and repairs ar� permitted
to a non-conformiizg structurc� such as this fence.
Commissi�ners were concern�c� over the height of this fence in the
fr.ont y�rd. Ci.ty 71i�tornc�y Col.eman notecl the permi_t could be conditioned
on the tcnce's bcing ta}:en down to the pr.oper heighi�. City Planner
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�,���� ` =�,"�l� �,
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D1r. Van:zucci stated the building had 24 parking spaces which he
considered �ac�uld meet i.he standar.d code for warehouse and office
building. Th� City Planner remar.ked that staff had not yet evaluated
the applicati.oii because of its late submittal. Mr. Norcia added that
most af the t.r�d� would be from his airline, and the advertising �aould
ta}:c the form oF placards on the mini bus .
Th�re was some Commission discussion after which Chairman Sine set
this application for hearing February 23, 1976.
1/ Z s. SPI�CIAL PERi<i7:`I' TO 11LI,OW TFIE SERVICING AND INSTIILLATION OF P�IARINE
ENGIIvES IN TFIE C-1 DISTRICZ' AT 247-251 CALIFORNIA DRIV� (I�PN
0?_9-211-040/050) PY `i'IiOR TIiORSTENSON (I�PPLICANT) ., R. A. WHITE
(OWi�TLR CF 251 CALTI'C)RNIA) , I�ND EUGEN� I�ND LOUIS IVAI�TI (Oti�'NERS OF
247 C�1LIT'OR�IIA) .
City Planner S�aan r.epor�ted to Comrrissioners that this application is
to expand an exi_sting busin�ss, retail sale of boats, into a vacant
prca}_�er�ty nexL- door. �i�l1e e�;pansion would allow Mr. Thorstenson to
do lighi: mechanical and �ssemUly work on boats. He explained that in
a C-1. district this requires a special permit. He read letter of
application from PZr. T}zorstenson, and stated that a negative declaration
migl�i: be filed on this project.
Mr_ .'J_'liorstenson T,��a.s given permission to address the Con�mission, and
poi��t<.�d out that the en+�ire block has service business , such as
mot:o�cycl.e shops, etc. Iie stai�ed his wo1-1c is probably less noisy
than al�y of these. In response to Commissi.on questions, he stated
that. the boats are brouc�ht to �the shop through the adjacent alley,
Hatch Lane, and he has Leen in this location since 19G7.
This applir_ation was set for public hearing February 23, 1976.
3. ACCESSORY BUILDINGS 1N RESIDENTIAL DISTRICTS
Chairman Sine reintroduced this subject for discussion. Commissioners
commented briefly on staff rer_ommendations. Commissioner Mink suggested
regulation of accessory building height, setbacks, and percent coverage
of the r_equired rear yard. C�i ��7m�nhS�,�r��tb�����e�c�i��ere should be
side and rear yard setbacks./ �ommissioner Kin ig commented on
undesirab�le effects of allowing second stories over garages. Commissioner
Jacobs liked th� 15' height, but did not want flat roofs, and
suggested a restriction on bulk. There was some discussion of con-
solidation of buildings and more clarity in regulating attached
garages.
ADJOURNMENT
The meeting regularly adjourned at 12:15 A. M.
Respectfully submitted,
� Ruth E. Jacobs
Secretary
Item No. 10
' P.C. 2/23/76
Februr.ry 18, 1g76
MEMO T0: Planning C^mmission
FROM: City Planner
SUBJECT: Special Permit to allow the servicing and installation of marine
engines in the C-1 District at 247-25� California Drive
Mr. Thor Thorstenson states in this application to the Planning Commission that "as
a retail marine outlet I req�.�st a �pe�ial permit� to perforr,: light mechanical work
and installation se!-��ice which is instru�:Pntal t� my busines�. Boats a�d motors are
c•ften ordered separately 4,�d installation of �he latter into the former is both
necessary and essential." This would be an extension into an adjacent vacant shop.
The e;:isting business has been operating at 251 California �rive since 19�J.
Plans submitted February 17 sr�ow the following:
Building �xisting: Proposed:
l�se �51 California 247 California
Display 6
Retail Sales ' 1425 SF ( 30�) 1125 SF � 310)
Office & W.C.'s 330 SF ( 7�) 0 SF ( 0%)
Stock Area,
Parts Storage
Service � Motor
installation Area
�04 SF ( lli) 1000 SF ( 28i)
P roposed
Total
255o SF ( 31i)
3�0 SF ( 4�)
1504 SF ( 18i)
2436 SF ( 52 �) 150o SF ( 41°�) 3936 SF ( 47i)
4695 SF (loor) 3625 SF (100i) 8320 SF (1o0i)
The present business at 251 California Drive does not appear to be similar in
eharacter to any of the�permitted uses in the C-1 district regulations. Thor
Thorstenson, lnc. is a successful business and needs more space. Staff did not give
administrative approval to expand into the store building at 247 California Drive.
However, Mr. Thorstenson was given tf�e ontion of application to the Planning Commission
for a special permit. We find there are reasons to recommend denial of this special
permit.
I think it is timely to review their service and repair work to determine if it is
still incidental to the retail sales. Possible measures for each are gross floor area
devoted to each, rn�nhou�-s devoted to sales and to service and the pe'rcentage of gross
receipts derived from each.
Twenty to thirty foot boats arrive by trailer and are backed into the service area
located off Hatch Lane. This is a 20 foot wide one-way alley between Burlingame Ave.
and lio:ti�a rd Ave .
During staff investigation it was learned that a rollup door t�as proposed for
installation at 2�7 California Drive. There is an existing driveway cut at the c!•b.
Even wi�h infrequent movements they will need to place boats in the display area. The
proposed use appears similar to the auto sales and service establishments located along
Califarnia in the C-2 District. �
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Staff has concerns�with this application: Is the servicing and ir��tallation of
marine engines a valid conditional use in the C-1 District? Is it similar in
tharaeter to other enumerated uses and one which will not be obnoxious or detrimental
to the neighborhood? Is the present business at 251 California Orive being operat�:d
in conformity with the Zoning Ordinance?
Sec. 25•36.020(21) permits "uses customarily incidental to the above uses ....
providing that there sh ll be �o manufacturing, assembling, compounding, spraying,
F:ocessing ur treatment of products other than that wlii:,l� is ciearly incidentai an�'
essent:al to a store or business, and where all products therein are sold on the
premises."
Mr. i:�orstenson has establisi.�d that the installation �f marine engine� an�+
accessories is essential *o his business. But he is presently using 52� of his gross
f'oor area for rervicing and installation, and only 30i of �loor area for display and
retail sales. Are the activities of servicing and installing marine engines incidental
to the retail sales business or are the retail sales incic+nntal?
��rt �2�' �� ���%�>�
WM"/�1RY/s Wayne M. Swan
There were no further comments from the floor. The hearing was declared
closed.
Council comment followed. Councilman Harrison, in acknowledging the
favorable remarks from the audience concerning Mr. Thorstenson's reputation,
pointed out that the consideratior before the Council is an application
fOr a Special Permit for a use riot permitted in the C-1 District. It would
appear that the Cvuncil must decide, first, can the permit be approved
and, second, shall the Council explore the possibility of rezoning.
Councilman Crosby referred to the Planner's summary, Pa��e 2, "Question_
by Commissioners," specifically the question "Do you do auto repair work?"
Councilman Crosby, commenting he did not quite understand the question,
asked if auto repairs aie part of the operatior.. Mr. Salem respon�ed
"yes," explaining that the Cor.unission was attemptii�g to establish that
that type of work took place as well as the marine service. Councilman
Crosby pointed out that a..tomobile repairs were mencionea by the people
who spoke, and the rear'er board identifies the establishment as an auto
repair facility. Councilman Crosby stated his primary concern is the
use of Hatch Al1ey as a means of egress and exit for boat owners. ^his
is a narrow roadway. He asked if the road is being used at the present
time to bring boats into the 251 building. Mr. Salem advised �hat the
boats can be brought through the alley and into the building without
difficulty.
Counciiman Martin asked for comment from tre applicant on the statel,:ant
in Mr. Thorstenson's memorandi�m of February 9, i.z., "duFtication of very
expensive tools, machinery, et cetera, would be an astronomical figure."
Mr. Salem explained this related to the possibility of being forced to
movE to another location and continuing the same type of r�pair work.
Further, in response to Councilman Martin, i•1r. Salem confirmed there is
small machinery used at the 251 location.
Councilman Martin asked the City Planner to Comment ��n the legality of
the operation at 251 Califor:iia Drive. The Planner ex�ressed the opinion
that the matter of legality is debatable, except he considered that the
City's previous business license can be respected. It would seem this
would be the time for the City to take a new look at a repair sho�, locat•�d
in a C-1 District. �It was the Planner's opinion that '�he use does not
satisfy present zoning regulations. He was not prepared to make a
determination whether or not the use was legal. Councilman riartin stated
that Thors Thorstenson was granted a business license to engage in foreign
car and marine service, that was a 1Cgal license in 1967. When he went
into business in 1967, he was legal. Now, doubts nave been raised as to
that legality. The City Planner confirmed he did ha�-� doubts. Councilman
Martin felt that the full tenor of the Planner's report seemed to oppose
the application. And the full tenor of the Planning Commission minutes
seem to oppose some�ning about the use because of c;uestions about the
operation at 251 Califor:,ia Drive. He stated that Mr. Thorstenson was
legal when he started business at 251. The City might ave changed its
mind but Thorstenson's business has not changed since 1967. The City
Planner confirmed that the business has continued as it existed in 1967,
and it may be classified as a legal non-conforming use.
�
There followed discussion relative to P�anning Commission concern with
traffic•on Hatch Alley.generated by Thorstenson's operation and the volume
of auto repair. The Planner stated that the matter of auto repair appeared
to be the key question that tended to turn the Commission's attention to
whether or not the expansion should be permitted.
Mayor Mangini stated t}iat the comment of Commissioner Taylor recited in
the minutes raised a question in his mind. He read from the Commission
minutes, "Commissioner Tyalor stated he did not think the present use is
a permitted use ir C-1. He said that it is not only retail sales. The
��; applicatn has been running an auto repair shop there since 1967, and the
introduction of the boats is aclditional." Nayor Mangini stated hc thought
.��th auto repairs wcre legitimate because of the prior permit. Apparently,
the Commission denied the permit because of the auto servicing. In response
to Mayor Mangini, Mr. Salem stated there are boat5 on display.
Mayor Mangini noted options available: Sustain Planning Commission - there
is a rule, perhaps the rule is being broken; or direct a rezoning study
and grant a tesnporary permit.
Councilman Martin posed th� question as tc• percentage that woulc: be allowed
for display and for service assuming Mr. Thorstenson's application was
only £or the premises at 247 California Drive. The City Planner and City
P.'_-torney repori:ed thaL F-rc^ntages arc not recited in the Code. The Code
provides for "other uses similar in Character," and "incidentdl accessory
uses."
Councilmar Martin stated he rai'_ed to under��and the tr:;noii o�er a pro-
posal to service outboard motors in connection with retail sales of the same
product. He stated it seems the whole block could be r�zoned to C-2 con-
sideriiig Thorstenson's operation, two bars, Federal Auto Parts, Cj�cles
Unlimited and the Arata used car sales lot. The Council has before it an
application from a successful businessman; there would appear to be no
logical reason to deny his request to expand the business.
Counci7man Martin moved to overrule th� Planning Commission decision. The
motion was seconded �y Counc�.lman Crosby.
On the question, Councilman Amstrup referred to comments regarding Planning �
Commission thinking. The sta'�ement was made that the Co:nmissic.n may have �
acted improperly. Councilman Amstrup stated that the Commission recognized �
it was dealing with a non-conforming use and was aware of the City Council's �
concern with abatement of such uses. It was his position that a temporary '
permit was not a gocd i�ca and suggested that t'e applicant wait for rezoning i
to C-2 and submit his proposal when it can be judged as a conforming use.
Concerning the motion, Councilman Harrison stated he would be willing to
�
encourage a study of the area by staii and 'lannir.- Comr►ission for the
possibility of changing zc•ning to C-2 and he would support a limitation
of six months on the perriit. '
T
Councilman Amstrup asked how can an applicant be given a temporary permit
for six months when that applicant intends to rent a building, make changes
in the building to suit his purposes, and then later be informed that the
City's decision was not '-o allow him to operate.
Mayor biangini asked if the applicant would be willing to accept the motion.
Mr. Salem stated the c�nditions were acceptable. �
Councilrian Crosby stated h;� position that, if tr.is were referred to the
Planning Commission to explore changing the zoning from C-1 to C-2, the
Commission would agree. This appeared to be the trend of Commissioner
discussion. If the Commission decided not to change to C-2, Councilman
Crosby felt this would be rather strange. He stated he would have no
qualms about the Council's decision �f he were Thorstenson; the Planning
Commission, in its ninutes, stated the zoning should be changed to C-2.
In response to an inquiry from Councilman Amstrup as to length of time
require3 for the Council to receive a recommendation from the Commission,
the City Plannex stated that the matter will be expedited as much as
possible, since it is a directive from the City Council. He named May 17
as a tentative date when the subject can be returned to the Council.
CouncilMan Amstrup asked Mr. Thorstenson for his reaction. Mr. Thorstenson
stated hc was willing to proceed on the tempor.ary permit for six months.
The motion introciuced by Councilman Martin and seconded by Couiicilman
Crosby to overrulc Planning Commission and grant the Special Permit to
Thor Thorsten;on, Inc. to expand to 247 California Drive to allow servicing
and installation of marine engines wa^ amplified to include the condiLion
that the permit be granted for a period of six months commencing from
April 5, 1976. The motion carried on the following roll call.
Ayes: Councilmen Crosby-Harrison-Mangini-'•Sartin
No: Councilman �lrnstrup
�
April 1, 197b
MEMO T0: City Counc�l
FROM: City Planner
SUBJECT: Appeal of Planning Commission Denial of Special Permit
to Allow Marine Susiness in C-1 District at 247 California Drive
Events
F�cts
Concerns
State�ents
by Appiicant
On February 9 the Commission set this Special Permit Application
for hearing February 23, 1976.
H Neg�tive Declaration. ND-jyr, was posted F•:bruary 13, i9%b.
At the February 23 hearing the application was denied by a
unanimous ��•�te 6-0.
The February 25 appeal by Thor Thorstenson for a Special Permit
to allow the servicing and installation of marine engines in
the C-1 District at 247-251 Californi� Drive wa� scheduled for
hear'•ig by Council 4Nri1 5, 1976.
Thor Thorstenson, Inc. was established at 251 California Drive
in 1967.
A business license for Thor Thorstenson Foreign 'ar � Marine
Service was first approved November 13, 1907.
Site is zoned C-1 and located in Burlingame Avenue Area Off-Street
�arkiny District. The property is in Fire Zone I.
The building at 247 California Drive was formerly occupied by
The Store for retail sale of antiques.
Copies of the following documents are attached for information:
Special Permit Application, statement by applicant, perm�ssion
by the property owners, location diagram, floor plan and proposed
front elevation.
Accessibility via onP way Hatch Lane and proposed 12x12 door
opening on California Drive.
No off-street parking or loading zone.
Potential wall npening between two buildings.
The amount cf floor area devoted to repair work because retail
sales is an F-2 occupancy whereas the repair garage is an E-4
occ�pancy. Repair is more hazardeus th�•: sales and requires one
hour ceiling and proper exits.
Areas on both sides of California Drive are zoned C-2.
There would be no heavy duty equipment. Heavy mectianical work
was not performed here, but only at the marina.
One or two boats would be brought in the front at infrequent
intervals.
Both buildings had previously been used as a machine shop.
-�-
Statements by There would be only one mechanic. Servicin5 is seconda�y to
Applicant (cont.) the prima ry function of retail sales.
. Building had grown beyond its C-1 use and could be regarded C-2.
During winter months they will do some auto repair.
Questions by Would there be traffic problems from moving boats in and out
Commissioners of Hatch Lane?
How Tany boats woulci be brought in for display?
Could more than incidental repair work be permitted in C-1 zone?
Where would entries be made?
Do you do auto repair work?
Rzcent Current r��derboard copy on projecting sign:
Observations Datson 240Z
Mercedes Benz � Volvo Repair
251 CB Rad i c-s
Pickup truck was double parked in front of 247 California Drive
at 5�30 P.M. Tuesday, March 30 and it partially blocked the
outside tr��Fric lane.
Pickup truck and trailer with boat parked parallel overnight.
Auto repair �rork in process at rear of 251 California Drive.
WMS/s
C'V �,�yy /��, �
G�/ _
WAYNE M. SWAN
Attachments:
Staff report to Planning Comnission dated February 18, 1976.
Planning Commission Februa ry 23, 1976 meeting minutes.
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