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HomeMy WebLinkAbout1541 Adrian Rd - Staff Report 3.10.2003{ :l � � �` `�� : �,- .� Item # 2 Stud Calendar City of Burlingame Conditional Use Permit and Landscaping and Parking Variances for a Commercial Recreation Use Address: 1541 Adrian Road Meeting Date: 3/10/03 Request: Conditional use permit and landscape and parking variances for a go-cart commercial recreation use at 1541 Adrian Road, zoned M-1 (C.S. 25.44.030 (6), 25.44.070 (1), 25.54). Applicant: Steve Markulin/ GoKart Racer APN: 025-271-070 ,-050, -060 &-080 Property Owner: Frank Edwards Co., Inc. Lot Area: 187,726 SF/ 4.32 Acres General Plan: Office and Industrial Uses Zoning: M-1 Adjacent Development: Warehouse, trans-shipment services, and parking in the drainage easement. Previous Use: Proposed Use: Allowable Use: Warehouse and Storage Commercial Recreation Commercial recreation with on-site parking is allowed with a conditional use permit. History: On November 1, 2002, an application was submitted for a conditional use permit and landscaping variance for a commercial recreation (indoor go-cart) use at 1541 Adrian Road. The project went to a study meeting with the Planning Commission on January 27, 2003 (see 1.27.03 PC Minutes). While information was being gathered to respond to the Planning Commission's questions about the application, it was discovered that the site conditions at 1541 Adrian Road were different from what was presented to the Planning Commission. The application has been revised and being brought back to the Planning Commission as a study item. Site Summary: The site consists of four commonly owned parcels at the corner of David and Adrian Roads with the addresses 1541 and 1565 Adrian Road. Two existing buildings and their associated parking spaces, which extend across the property lines, cause a de facto merger of all four parcels. There is a 10-foot public utility easement (PUE) running the length of the left (west) side of the site. The PUE is within the property lines of the site. The owner of the project site also owns a 646 feet (length) x 140 feet (width) portion of the drainage easement located west of 1541 and 1565 Adrian Road. There is an abandoned 20-foot Southern Pacific Railroad (SPRR) strip of land that is adjacent to and separates the drainage easement area from the project site. SPRR owns this 20-foot strip of land. The SPRR right-of-way is indicated with shading on Sheet A-1 of the plans date stamped February 27, 2003. There are two buildings on the project site. The building at 1565 Adrian Road contains office, warehouse and storage and is currently leased to The Chronicle. The uses at 1565 Adrian Road generate a parking rec}uirement of 49 spaces. These spaces are provided to the south of the building at 1565 Adrian Road in a strip next to 1565, in an island between the buildings at 1565 and 1541, and in another strip next to 1541 Adrian Road. The 49 parking spaces next to 1565 Adrian Road to serve that building are enclosed and partially separated from 1541 Adrian Road by a chain link fence (see attached 8.5 x 11 plan labeled A-0). The building at 1541 Adrian Road, formerly a warehouse and storage use, is now vacant and is the proposed location for the indoor go-cart business called GoKart Racer. There is a 2,000 SF storage building adjacent to the building at 1541 Adrian Road that will be retained for use by the property owner under the lease agreement. This 1 Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road storage building will be used to store personal effects, such as files, documents and one or two automobiles. Request: The applicant is requesting a conditional use permit to convert the existing building at 1541 Adrian Road, used for warehouse and storage, to an indoor go-cart racing facility. The footprint of the existing 71,965 SF building on the site will not be altered, but the proposed change in use from warehouse/storage to commercial recreation increases the on-site parking requirement and requires that the number of on-site parking spaces and amount of landscaping to code requirements be provided. The 71,965 SF go-cart facility will have an indoor track, offices, retail, storage and maintenance areas. Table 1 below details the square footage for the proposed uses, as well as the parking requirements for each use. The footprint and floor area of the building will not be altered. The only change to the exterior of the building will be that the loading dock doors at the Adrian Road elevation will be filled in to meet seismic retrofitting requirements. The GoKart Racer facility will be open from 10:00 a.m. to 11:00 p.m. Sunday through Thursday and 10:00 a.m. to midnight on Friday and Saturday. The maximum number of employees on site at one time will be 13 on the weekends. The maximum number of persons occupying the indoor track facility and using go-carts is 30 persons. The estimated maximum number of persons on site at any one time will be 83. The facility offers rooms for parties as well as business meetings or training sessions. Children using the facility will have to meet a height requirement of 48" to ride in the go-carts. They will be on a separate track from the adults. There will not be anyone under the age of 18 permitted after 6:00 p.m. seven days a week. However, if the facility is rented for a private event, persons under 18 will be permitted as part of the private group. All of the walls surrounding the track, except the briefing area and the bathroom area, will be made of concrete. The track is created from extremely absorbent barriers. These barriers are separated from the walls of the building with tires. The briefing and bathroom area is the farthest away from the track where the go- carts will be accelerating. TABLE 1- USES IN THE BUILDING AND REQUIRED PARKING USE SQUARE FEET PARKING REQUIREMENT Indoor track 58,202 SF 41 spaces / 1 space: 1433 SF (per City Traffic En ineer Retail 6,646 SF 16.6 spaces / 1 space: 400 SF Office 3,250 SF 10.9 spaces / 1 space: 300 SF Storage for GoKart 367 SF 0.37 spaces / 1 space: 1000 SF Storage separate 2,000 SF 2 spaces / 1 space: 1000 SF Maintenance 1500 SF 1.9 spaces / 1 space: 800 SF Building size= 71,965 SF Total 73 spaces required/ 32 on-site spaces provided and 43 supplemental spaces provided total of 75 s aces 2 Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road TABLE 2- EXISTING BUILDING SPECIFICATIONS FOR SITE AT 1541 AND 1565 ADRIAN ROAD COMPARED TO CODE REQUIREMENTS FOR REDEVELOPED SITE PROPOSED EXISTING SITE- REQUIRED BUILT 1956 BY CURRENT CODE Landscaping * -front setback 71 % or 2,981 SF 15 % or 633 SF 60% or 2,508 SF - overall 5% or 9,502 SF 4% or 5,132 SF 10 % or 18,773 SF Lotcoverage 56% 56% 60% 105,532 SF 105,372 SF 112,636 SF increase because of 160 SF fuel tank On-site Parking * -1541 Adrian 32 (15 are still non-conforming in 60 (non-conforming in 73 length, 18 feet where 20' required) various dimensions) -1565 Adrian 49 49 49 Total: 81 Total: 109 Total: 122 Setbacks - front no change 48'-0" 15'-0" - side right no change 15'-0" 10'-0" - side left no change 26'-0" 10'-0" - rear no chan e 7'-0" none * current requirement triggered with intensification of the building even if there is no change to the footprint or floor area. This project meets all other zoning code requirements. The applicant is requesting the following: • Conditional Use Permit for a commercial recreation use in the M-1 zone; Landscaping Variance for total site landscaping of 5% (9,502 SF) where 10% (18,773 SF) is required (requirement triggered by change in use in the building, even though there is no change to the existing building footprint or floor area); and Parking Variance for 41 spaces, 32 on-site parking spaces provided where 73 on-site spaces are required (requirement triggered by change in use in the building, even though there is no change to the existing building footprint or floor area). Project issues: Parkin The applicant is requesting a parking variance for 41 parking spaces. There are a total of 109 existing parking spaces on the site. There are three buildings on site that require parking: the Chronicle building at 1565 Adrian Road, the owner's 2,000 SF storage building at 1541 Adrian Road, and the proposed indoor go-cart use at 1541 3 Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road Adrian Road. Of the existing 109 parking spaces, 49 spaces on site are dedicated to the office/storage use in the building at 1565 Adrian Road. Most of these 49 spaces are separated from 1541 Adrian Road by a chain link fence and this arrangement will not be altered with the proposed application. The uses at 1541 Adrian Road generate a 73-space parking requirement (2 spaces for the storage use and 71 spaces for the go-cart use), where there are 60 remaining existing parking spaces available. Of these existing 60 spaces, approximately 21 are in the front setback along David Road and are non-conforming in width (ranging from 7 to 8 feet wide where 9 feet is required). The applicant is proposing to remove some of the non- conforming existing parking spaces at the front of the site in order to provide more landscaping and to re-stripe the spaces to the right of the building entrance to accommodate additional landscaping and to improve circulation. With the additional landscaping and reconfigured parking, the applicant is proposing to provide 30 on-site parking spaces to be used by the go-cart use and 2 on-site parking spaces to be used by the storage use, for a total of 32 spaces where 73 spaces are required. A total of 5 parking spaces adj acent to the roll-up doors along the David Road elevation of the building will still be non-conforming in length (18 feet in length where 20 feet is required). There will also be 7 motorcycle parking spaces on site adjacent to the 2,000 SF storage facility; these spaces are not included in the on-site parking space count. To mitigate the 41-space parking variance, the applicant proposes to provide 43 off-site parking spaces in the drainage easement on the other side of the SPRR right-of-way, to the left (west) of the subj ect site at 960 David Road. Approximately half of the drainage easement to the west of 1541 and 1565 Adrian Road was approved for paving and vehicle storage by a permit issued in 1980. A total of 43 off-site parking spaces for GoKart Racer will be provided in a portion of the paved area in the drainage easement. The off-site parking area for the go-cart use will be accessed by a separate driveway on David Road and will be fenced off from the rest of the drainage easement. There will be no direct access from the site at 1541 and 1565 Adrian Road to the proposed supplemental parking area. A sign program to direct patrons of GoKart Racer to park in the supplemental parking area in the drainage easement will include signs posted on the existing fence separating 1561 and 1565 Adrian Road to read: • Parking beyond this point part of Chronicle facility No Parking; and • Additional Go Kart Racer parking available on David Road in lot behind the building. A third sign will be posted on David Road in front of the drainage easement supplemental parking area that reads: Go Kart Racer additional parking. Landscaping The applicant is requesting a landscaping variance for overall site landscaping. The code requires that 10% of the total lot area be landscaped; and of this 10%, 60% must be soft landscaping in the front setback. The applicant is proposing to re-stripe the parking to the right of the entrance along Adrian Road and to eliminate some existing and non-conforming parking in the front setback along David Road to increase the on-site landscaping. With the reconfigured parking and landscape areas, the applicant will meet the front landscaping requirement: in the front setback (along David Road) landscaping will increase from 633 SF (15 %) to 2,981 SF (71 %), where 2,508 SF (60 %) is required. However, a variance is still required for overall site landscaping: total on-site landscaping will be increased from 5,132 SF (4 %) to 9,502 SF (5%), where 18,773 SF (10 %) is required. The applicant has submitted a preliminary plant list, date stamped January 7, 2003, that is included in the staff report. All new and existing landscaping will be irrigated by an automatic system. 4 Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road Noise Code requirements state that for any proposed use in the M-1 zoned district, the ambient noise level at the property lines shall not be increased by more that 5 dBA L10� The following noise measurements, taken by Dave Robison, owner of Protopipe Exhaust Systems Inc., were taken at the property lines using a C scale on an Extech Instruments Mode1407736 Digital Sound Meter. The comparisons below are taken from 2900 Mead Ave in Santa Clara, where Speedring, an existing indoor go-kart facility is located, and 1541 Adrian Rd, the proposed site. Both buildings are constructed of concrete. A substantial difference in the two sites is that the Santa Clara location is over two miles from the freeway, where 1541 Adrian Rd is parallel to Hwy 101. The chart below represents the findings of the sound meter. The ambient level varies at 1541 Adrian Rd due to the various vehicles passing on Hwy 101. The chart confirms when standing on the left side property line of 1541 Adrian Rd, the side where the roll-up doors will be open to ventilate the track area, without any go-karts being driven the reading is 82 dB, which is generated from the vehicles driving on Hwy 101. SOUND READINGS Front Right Side Left Side Rear Karts Not Karts Not Karts Not Karts Not runnin runnin runnin runnin runnin runnin runnin runnin Speedring Santa Clara 71 dB 70 dB 70.5 dB 70 dB 71 dB 70 dB 74 dB 70 dB 2.6.03 1541 Adrian Rd. 86 dB 81 dB 82 dB 80 dB Burlingame 2.13.03 Plans for ventilation at 1541 Adrian Road are similar to venting techniques employed at the Santa Clara Speedring facility: air will be drawn into the building from one of nine static inlets at the roof line along Adrian road. Air will expelled from the building using four powered fans at ground level in the roll-up doors at the left side of the building. The roll-up doors are 26 feet from the left (west) side property line. The closest use to these doors is the accessory parking lot in the drainage easement, which is 46 feet away. The indoor noise will be contained to the track area. The doors leading from the amusement and support areas to the track area will be closed. Each go-cart is fitted with a catalytic converter and muffler to keep them as quiet as possible. When entering the track area, customers will wear helmets and optional complimentary earplugs. The trackside employees will also be given earplugs as well as constantly wearing headsets for additional hearing protection and for communication purposes. Decibel meters will be used frequently to verify the indoor noise levels do not exceed the CaUOSHA minimum standards. Traffic The applicant has submitted a traffic study of the existing Speedring Go-cart facility in Santa Clara, completed by Wilson Engineering, which includes a project trip generation and parking demand chart. The 5 � Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road following charts are taken from that traffic study: Table 6 Project Trip Generation and Parking Demand (1) Day of Week/Type Daily Traffic P.M. Peak Hour Peak Parking of Use (2 Traffic Demand Thursday/Open to 82- One-Way Trips 8 Inbound/ 26 spaces Public (3:30 to 9:30 P.M.) 9 Outbound (9:00 P.M.) 4:45-5:45 P.M.) Friday/Corporate 30- One-Way Trips 2 Inbound/ 23 spaces Function (3:00 to 9:00 P.M.) 2 Outbound (4:30 P.M.) 4:30-5:30 P.M.) Saturday/ Open to 125- One-Way 3 Inbound/ 30 spaces Public Trips 4 Outbound (3:00 P.M.) (11 A.M. to 9:00 (4:45-5:45 P.M.) P.M.) (1) Based upon surveys of an existing Kart facility in the City of Santa Clara. Three to four people arrive per vehicle regularly. (2) Open to public use versus reserved for a corporate function Given the above information from Wilson Engineering, the following calculations were made by estimating the number of vehicles arriving and a typical passenger load of 2-4 customers per car at the Speedring facility. This passenger load per vehicle is higher than most uses because of the group activity nature of the go-cart use, particularly during weekends when a greater number of children under 18 use the facility. Approximate Number of Customers Thursda 3:30 to 9:30 P.M. 123 to 164 customers Friday 3:00 to 9:00 P.M. 45 to 60 customers (private event Saturda 11:00 A.M. to 9:00 P.M. 187 to 250 customers Maintenance Each go-kart uses approximately 3/a quart of oil and is changed only once a month. The expected monthly use will not exceed 30 quarts. The used oil will be stored in a 30-gallon drum stored in secondary containment in the 1,440 SF inaintenance room. It will take approximately 3 to 4 months to fill the drum. When filled the drum will be removed by an oil recycling company. There is a 500-gallon metal tank with secondary containment cement casing for the gasoline for the Go-carts that will be stored outside and above-ground at the rear of the building. When installed, this tank will require a permit and inspection from the San Mateo County Health and Hazardous Waste Department. The City's NPDES coordinator has reviewed the application and existing drainage systems. G � Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road There are no indoor drains in the track or maintenance areas. There is a single drain approximately 137 feet from the proposed area for the outdoor fuel storage tank. Staff Comments: See attached. Planning staff would note that the applicant has submitted a traffic study that has been reviewed and approved by the City Traffic Engineer. There are two similar facilities located in Santa Clara and Fremont. The Santa Clara facility has been in operation for 2+ years and the Fremont facility has been in operation for 2 months. Planning staff research indicates that there have been no noise complaints filed with the cities for either site and the only police activity recorded is two instances of theft at the Santa Clara facility. CEQA Evaluation: It was determined that Article 19, Section: 15301 - Existing Facilities, Class 1 and Class 1(a) apply to this project because no expansion of the building envelope is proposed with the project and the proposed use is consistent with the city's general plan and zoning if a conditional use pertnit is granted. Therefore, further CEQA evaluation beyond the studies required to meet the performance standards in the M-1 zoning district was not required and a Categorical Exemption was determined to be applicable. In reviewing the project the Commission could direct staff to address other issues of environmental concern Erika Lewit Planner c: Steve Markulin, applicant � � Item # 1 Stud Calenclar City of Burlingame Conditional Use Permit and Landscaping Variance for a Commercial Recreation Use Address: 1541 Adrian Road Meeting Date: O1/27/03 Request: Conditional use permit and landscape variance for a GoKart use at 1541 Adrian Road, zoned M- 1 (C.S. 25.44.030 (6) and 25.44.070 (1). Applicant: Steve Markulin/ GoKart Racer APN: 025-271-070 Property Owner: Frank Edwards Co., Inc. Lot Area: 138,564 SF/3.18 Acres General Plan: Officc and Industrial Uses Zoning: M-1 Adjacent Development: Warehouse, trans-shipment services, and parking in the drainage easement. Previous Use: Proposed Use: Allowable Use: Warehouse and Storage Commercial Recreation Commercial recreation with on-site parking is allowed with a conditional use pertnit. Summary: The applicant is requesting a conditional use permit to convert an existing building used for warehouse and storage to an indoor GoKart racing facility. The property is located at the corner of Adrian Road and David Road. The front, or narrow side, of the lot is on David Road. The footprint of the existing building will not be altered, but the proposed change in use from warehouse/storage to commercial recreation increases the on-site parking requirement and requires on-site landscaping to code requirements be provided. The GoKart facility will have an indoor track, offices, retail, storage and maintenance areas. The chart below details the square footage for the proposed uses, as well as the parking requirements for each use. There is an existing 2,000 SF on-site storage area at the right, rear of the building that the properly owner will continue to use as separate storage, not associated with the GoKart use. USE SQUARE FEET PARKING REQUIREMENT Indoor track 58,202 SF 4lspaces / lspace: 1433 SF (per City Traffic En ineer Retail 6,646 SF 16.6 spaces / 1 space: 400 SF Office 3,250 SF 10.9 spaces / 1 space: 300 SF Storage for GoKart 367 SF 0.37 spaces / 1 space: 1000 SF Storage separate 2,000 SF 2 spaces / 1 space: 1000 SF Maintenance 1500 SF 1.9 spaces / 1 space: 800 SF Building size= 71,965 SF Total 73 spaces required/ 75 spaces provided 1 � Conditional Use Permit � �' l ��r�� a.n H The applicant is requesting a landscaping variance for overall site landscaping. The code requires that 10% of the total lot area be landscaped and of this 10%, 60% must be soft landscaping in the front setback. There are 86 existing parking spaces on the site, some of which meet current code dimension requirements and some of which are non-conforming. The applicant is proposing to re-stripe portions of the site to create 75 on-site parking spaces (73 parking spaces required) and to increase the on-site landscaping. With the reconfigured parking and landscape areas, the front setback (along David Road) landscaping will increase from 633 SF (15 %) to 2,981 SF (71 %), where 2508 SF (60 %of4179 SF) is required. The total on-site landscaping will increase from 5,132 SF (4 %) to 8,525 SF (6%), where 13,856 SF (10 %) is required. The applicant has submitted a preliminary plant list, date stamped January 7, 2003, that is included in the staff report. The GoKart facility will be open from 10:00 a.m. to 11:00 p.m. Sunday through Thursday and 10:00 a.m. to midnight on Friday and Saturday. The maximum number of employees on site at one time will be 13 on the weekends. The maximum number of persons on site at any one time will be 83. The maximum number of persons occupying the indoor track facility and using GoKarts is 30 persons. The facility offers rooms for parties as well as business meetings or training sessions. This project meets all other zoning code requirements. Staff Comments: See attached. Planning staff would note that the applicant has submitted a traffic study that has been reviewed and approved by the City Traffic Engineer. The applicant has also submitted a Letter of Explanation for the proposed use and noise and emissions information for the GoKarts, date stamped November 1, 2002, which are included in the staff report. Erika Lewit Planner c: Steve Markulin, applicant 2