HomeMy WebLinkAbout1541 Adrian Rd - Staff Report 3.24.2003Item # 9
Re ular Action Calendar
City of Burlingame
Conditional Use Pe�mit and Landscaping and Parking Va�iances for a Commercial
Recr�eation Use
Address: 1541 Adrian Road Meeting Date: 3/24/03
Iaequest: Conditional use permit and landscape and parking variances for a go kart 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
Proper4:y 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.
CEQA status: Article 19 Section: 15301 - Existing Facilities, Class 1, consists of the operation,
repair, maintenance, permitting, leasing, licensing or minor alteration of existing public or private structures,
facilities, mechanical equipment or topographical features, involving negligible or no expansion oPuse beyond
that existing at the time of the lead agency's determination; and Class 1(a), Interior or exterior alterations
involving such things as interior partitions, plumbing, and electrical conveniences.
History: On November 1, 2002, an application was submitted for a conditional use permit and landscaping
variance for a commercial recreation (indoor go kart) 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 Plamiing 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 sit.e. The owner of the proj ect 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
proj ect 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 proj ect 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
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Conditional Use Permit Landscaping and Parking Variance I541 and I565 Adrian Road
requirement 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 kart 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 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 kart 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 kart 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 kart s 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 karts. 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 karts will be accelerating.
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Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road
TABLE 1- USES IN THE BUILDING AND REQUIRED PARKING
USE SQUARE FEET PARHING REQUIREMENT
Indoor track 58,202 SF 4lspaces / lspace: 1433 SF (per City Traffic
En ineer
Retail 6,646 SF 16.6 spaces / lspace: 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
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. .
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Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road
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 kart use
at 1541 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 kart 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 kart 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 adjacent 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 subject 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 kart 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
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Conditional Use Perinit Landscaping and Parking Variance 1541 and 1565 Adrian Road
• 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.
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 ruruzing numin runnin runnin running running
Speedring
Santa Clara 71dB 70 dB 70.5 dB 70 dB 71 dB 70 dB 74 dB 70 dB
2.6.03
1541 Adrian
Rd. 86 � 81 dB 82 dB 80 dB
Burlingame
2.13.03
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Conditional Use Perinit Landscaping and Parking Variance 1541 and 1565 Adrian Road
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 kart 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 kart facility in Santa Clara,
completed by Wilson Engineering, which includes a project trip generation and parking demand chart.
The 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 Inboundl 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 �anta C;lara. '1'hree 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 kart use, particularly during weekends when a greater number of children under 18 use the
facility.
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Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road
Approximate Number of Customers
Thursday 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 3/4 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
dnun 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 kart s 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. 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 shidy
that has been reviewed and approved by the City Traffic Engineer.
Study Meeting: At the study meeting on March 10, 2003, the Planning Commission asked both staff and
the applicant to address questions (March 10, 2003 Planning Commission Minutes). The Commission
moved to place this item on the regular action calendar. The applicant submitted responses to the
Commission's concerns on March 13, 2003. The Commission's questions and the responses from staff
and the applicant are listed below.
• Commission question
➢ Applicant or staff response
How is air quality monitored, is there a permanent carbon monoxide monitor with an alarm;
➢ Emissions testing equipment that monitors carbon monoxide will be installed at the customer
entrance to the track area. The equipment will talce constant readings each day to verify that the
emission levels do not exceed half of the levels permitted by CaUOSHA. If the halfway mark is
exceeded, the air flow to the track area will be increased.
Would like more information on study footnoted; what does it cover re: air quality; what is the date of the
study and how comprehensive is it; provide supportive documentation on claims;
➢ Refer to Exhibit A; pages 1 and 2 provide background for the testing company, TLTV, page 3 provides
details about the test to show the reduction of caxbon rnonoxide by the use of the REMUS catalytic
converter with a Honda GX200 motor, the same system that will be used for GoKart Racer, page 4
provides a news summary of the test;
What type of ear phones are used and how much noise do they reduce;
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Conditional Use Permit Landscaping and Parking Variance 1541 and I565 Adrian Road
➢ The earplugs used will be: Howard Leight brand, model MAX with a Noise Reduction Rating NRR
33, which is the highest reduction available. The noise level on the track with the go kart s operating
will be reduced from 91db to 66 db.
• Will there be landscaping in the drainage area; landscaping is heavy along Adrian Road, but sparse on
David Road, can strip adjacent to David Road be landscaped to improve site appearance;
➢ Staff would note that the code only allows limited uses in the drainage easement (C.S. 25.44.045) and
there is no requirement for landscaping of the drainage easement. In addition, the easement is subject
to periodic flooding. However, if appropriate, the Commission may require the applicant to provide
landscaping in the drainage easement. The applicant has responded that he is not proposing to
landscape this area in an effort to remain compatible and consistent with the neighborhood.
➢ The applicant has responded that that the proposed landscaping on site is a strong attempt to create
balance when working with a building and site that were developed in the 1950's, prior to the current
landscaping requirements. He is proposing to increase the landscaping in the front setback by 2,438
SF, from 633 SF to 2,981 SF, and to increase overall site landscaping by 4, 370 SF, from 5,132 SF to
9,502 SF.
➢ The strip adjacent to David Road, between the property line and the sidewalk, already has existing
landscaping that will remain in place and the additional proposed landscaping will be provided
adjacent to this existing landscaping.
• Application says people under the age of 18 are not allowed on tracks after 6:00 p.m., is this only on first
track, and second track will be used for only for children, please explain; and there are two arcades
proposed, will they be restricted from use by people under the age of 18 after 6:00 p.m.;
➢ There will not be any person under age 18, even if they are accompanied by a person over 18, allowed
after 6:00 p.m. seven days a week inside the facility, unless they are part of a private event. GoKart
Racer staff will check identification after the hours of 6:00 p.m. Private events must be scheduled in
advance. During the hours before 6:00 p.m., minors will be allowed in the facility and, if they are
driving, will be on a separate track from the adults;
• Will the lease of the parking adjacent to Adrian Road run with the lease for the building;
➢ The applicant notes that the lease for Lot A in the drainage easement will be tied to the lease for 1541
Adrian Road and both properties will be leased for 5 years.
➢ Staff would note that this item is also addressed by condition of approval #7;
• Would like to see parking in the drainage easement be required for employee parking first and then
remaining can be used by customers, far from building entrance;
➢ The applicant will require employees to park in Lot A in the drainage easement at all times;
• Concern with some of the parking spaces, only 7' wide, can they be reconfigured to be more usable and
then more landscaping can be added along David Road, not much along this side, parking replaced off-site
in drainage area;
➢ Staff would note that all new parking spaces provided on site meet the required code dimensions.
There is an area adjacent to the 2,000 SF storage building that the applicant proposes to use for
motorcycle parking. Due to a lack of back-up area, these spaces cannot be reconfigured to
accommodate code- compliant automobile parking spaces.
• Will run-off from all parking areas be filtered and NPDES measures met;
➢ Staff would note that this requirement is addressed by condition of approval #6;
• Is there containment for the fuel pumps in case of a spill;
➢ The fuel is stored in an above-ground 500-gallon metal tank with secondary containment cement
casing measuring 10-feet in width. The tank will be located and installed in accordance with the
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Conditional Use Permit Landscaping and Parking Variance I541 and I565 Adrian Road
standard California codes and per approval of the fire department. Staff would note that the applicant
has been in contact with the Fire Marshall regarding initial comments in his November 12, 2003
memo.
• Have there ever been any internal fires at other go-kart facilities;
➢ No known internal fires at existing go kart facilities.
• Provide landscape plan, show proposed location for trees;
➢ The applicant has provided a landscape plan, sheet Ll, date stamped March 13, 2003, to show tree
and shrub species and location.
• What security will be provided;
➢ The applicant has responded that persons under 18 will be restricted from the building after 6:00 p.m.
and there will be surveillance cameras monitoring the track and retail/office area. The applicant's
research of this use, conducted over a period of two years, indicates that the type of clientele
participating in the proposed use does not generate a need for private security;
• Have there been complaints at other facilities;
➢ Planning staff would note 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 not been any 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.
• Does Burlingame Police Department have any comments or concerns about this project;
➢ The Burlingame Police Department has no specific security concerns about the proposed use; and
• Time Magazine article provided says that the go-karts go 40 mph, what happens if someone is going 20
mph and someone behind them is going 40 mph, what safety measures are taken for participants;
➢ The tracks are wide enough to allow go karts to pass each other, much like freeway traffic flows. Prior
to operating a go kart or being allowed on the track, each driver must watch a safety video explaining
the rules. Drivers are not allowed to bump, push, or hit other go karts. There are track marshals
located around the track to verify that drivers are obeying the rules. If a driver is found to be reckless,
he/she will be removed from the track immediately. Additional safety measures include an absorbent
plastic bumper-like system that reduces any impact to the go kart and a central system that can shut off
one or all of the go karts at any time.
➢ The applicant would also like to add that there will be no alcohol served at the facility, nor will
customers be permitted to drive if there is a suspicion that they are intoxicated; breathalyzers will be
used when necessary.
Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit for use of an accessory
structure as an office and window placement, the Planning Commission must find that the following
conditions exist on the property (Code Section 25.52.020 a-c):
(a) The proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare,
or convenience;
(b) the proposed use will be located and conducted in a manner in accord with the Burlingame general
plan and the purposes of this title;
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Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road
(c) the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary
to secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the
general vicinity.
Required Findings for a Variance: In order to grant a variance the Planning Commission must find that the
following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience;
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
and potential uses of properties in the general vioinity.
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be by resolution and include findings made for a conditional use permit, and landscaping and parking
variances, and the reasons for any action should be clearly stated. At the public hearing the following
conditions should be considered:
that the project shall be built as shown on the plans submitted to the Planning Department and date
stamped February 27, 2003, sheets A-1 through A-3, and date stamped March 13, 2003, sheet L-1; with a
total of 9, 502 SF of on-site landscaping and 2,981 SF of landscaping in the front setback along David
Road; that 32 parking spaces shall be provided and maintained on site and used only for the proposed
commercial recreation use in the building at 1541 Adrian Road; and that the existing chain link fence
separating the 32 parking spaces for the commercial recreation use at 1541 Adrian Road from the 49
parking spaces for 1565 Adrian Road shall remain and be maintained by the property owner;
2. that the hours of operation for the go kart recreation use shall be 10:00 a.m. to 11:00 p.m. on Sunday
through Thursday and 10:00 a.m. to 12:OOa.m. on Friday and Saturday; and that no persons under the age
of 18 shall be allowed inside the facility after 6:00 p.m., unless they are part of a previously scheduled
private party;
3. that the maximum number of employees on site at any one time will be 13 persons, including the business
owner;
4. that all the existing and new landscaping to be installed on site will be irrigated by an automatic sprinkler
system that shall be maintained by the property owner in good operating condition at all times;
5. that the ambient noise level at the property lines shall not increase more than 5 dBA L10 when the go karts
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Conditional Use Permit Landscaping and Parking Variance 1541 and 1565 Adrian Road
are operating; in the event that the City of Burlingame receives a compliant about noise levels from the go
kart use, the applicant shall provide to the Planning Department a noise study by a qualified acoustical
engineer; and should the results of the study show that the proposed use is not in compliance with the
standards in the City's General Plan, the use permit shall be reviewed by the Planning Commission;
6. that the four existing catch basins on the site, two at the southwest corner of the building at 1541 Adrian
Road, one in the parking area between the buildings at 1541 and 1565 Adrian Road, and one at the east
side of the building at 1565 Adrian Road, and the one existing catch basin in auxiliary parking Lot A in
the drainage easement, shall have a petroleum filter (sock or pillow) installed, and the owner shall be
responsible for inspecting and cleaning and changing all filters on a biannual basis as well as immediately
prior to and once (at least) during the rainy seasoz� (October 15 — April 1), or as required by the City;
7. that off-site parking for the commercial recreation use at 1541 Adrian Road shall be provided in parking
Lot A in the drainage easement to the west of 1561-1565 Adrian Road, that Lot A, measuring 64 feet in
length by 255 feet in length, with 43 parking spaces, and an entrance and exit off of David Road, shall be
provided and maintained solely for the commercial recreation use at 1541 Adrian Road; that the lease of
the 43 parking spaces in Lot A shall be a required condition for the lease of 1541 Adrian Road for a
commercial recreation use; and that if at any time in the future the commercial recreation use at 1541
Adrian Road ceases, the parking variance associated with 1541-1565 Adrian Road shall be void;
8. that the applicant shall be responsible for erecting signage on site to direct customers to the appropriate .
parking areas for 1541 Adrian Road; and that all on site signage, including directional and parking signs,
shall require a separate permit from the Planning and Building Departments;
9. that the conditions of the Fire Marshal's November 12, 2002, the Recycling Specialist's November 8,
2002, and the Building Ofiicial's November 4, 2002 memos shall be met; and
10. that any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition as
amended by the City of Burlingame.
Erika Lewit
Planner
c: Steve Markulin, applicant
11
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tiechnolr�gy� In ttte w�r1d. Th�,��errin� �erc�saery at thet�st
iat�i�i�� iri �r�rchint� n�r Milt��h, be��n wii�h a w�elcr,me
ad�fr�s �sy C�r,�tng. l��r Hatp��r, Ch�irr�tan c� the �ard af �UV
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�xperisfrom comrr�r�ce a�sd ir�dusfr�r, fn�#udi�g the Bav�rian
�ta�� Niia�rsSer for ��Qnomie Affa�. The n€�wv 1'UY AuEornative
t�an�,H �ng'sn� arrd pannnertr�dn tesk ��il�gr is a�ne of the� only
pr�id�rs �F inar�e t�an 'cwo t�st b�n�f��es des9gr,e� sp�afi�aily
Eo� hydr�gett fu�E engines in #�e w�r�rid. °T'h� bBst G�t;ten c�stts�es
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��ute�r� fuel°' cx�mm�ntod &�r.-In�. P�t�r Hu�rf�r, �l�saisrrmr� of #h�
�ard.
�a�st� t��ha�l�gy f�pr �h� fiul�r�
ihr+�e n�w iaigh dynamic: �n�in� test b�n�ches witFt a rrr�teimu�
c�u# �rf 3�FJ kVtP �nd � r�Cimum #.Cit�e� a� �$D Nrn a►c�v�r s�ta�d
irt th� n�rr Tl�1l �+a�tc�mv4iv� f��i9iiy. Th� �xpand on the te�t
1'ac�i��s previcu5�y a5n�t�tirtg oF i� ettgix,� test benoh�s fi�s
d�v�E�pn�ent, €unctior��l� and enduranr� tesis. �river and
v�hicle �imuRation is avaiiable �og�f�er �vi't#r �+e test-banch-
a�ttn�rration �ystem T%e ��ngiro� is� to�c3�,1 �c�ardin� ta 4he
dr=�r4r�� r�i�nc� of a vehicle. i4t� engine is virtu�lly �h�ll� in
t�a� u�h�le, �imil�rly the mr��a�nc.� �f ti�� dri�� can be �irrful�Ged
�i� th� firest bench aon}roi. Sytrthe�� �� we{I �� real driv�n�
c�cl�, vu�ictr v,�ere prev�c�siy ��ter�nir��d a�n #h� road, can now
be "de'nr$n" un t�e t�st bes�tch.
H? cxRsr,bu�tivn eng��� aa#�h ��� p�rfar��r�c� af up #0 3dQ I�W
c�n kr�x �i�'��"h�t1�d in #ft�: n�.11�°�tlgspl� ��Od �w�'tY�i11 t�5t cer�b�C
v�+l't�rc �.�QS� 9itrc�s rsF liytsit9 hydr��n �s st�or� !n � tr,�aga�n
t�nk �� prapar�tion f�r �st runs. rf�i� pt�unt ra� hydm��►5
enabl� au�tnr�r �pec�� enc�aas�nc� te� ln � muiCly�l�-sh�t
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en�in�s �n� �+a+�et�ait'�s.
Th� n�vv, �ct�.rtd�! tes! facil�y wiEh h�nc�fo�di't flve engine test
bent�te� en� t� ►,ovveetr�in test �r�cl�res, is geared up f�f tt�
en�in�ei�� ch�llenges oftotrs�rrt�vv `?h� corrtbi�tfon �f
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err�it�e�ri�+g service suppliers � nrnnr �D�o in t�e fiefd af
�ec,�ewtr�it technalra��", remarks [}r;-1ng. '�hat�s Au�,el,
t�er��r�l I�+l�rrager, TUV`�utorm»ti�re �trik►H.
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launcFted ��ookl�t uHy+dro�en — A. t�forid e# Energy" in
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�utur� fta�; � ch�li�nges of [�ay a�d vis9an� of trsmarrow, T�se
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vs�icatian, E��, expert apinions, s;�rta�cation and tr�inin�
at{dr�ssinp #�7e is�ues o� te�nic.�i r�t�abllitY, �a�F�tY� �Wa��Y,
e�v�ronment�l prot,eckian, tr�nirrg �nd c�st +e�fe�tiv�nes�. Wr�
it� rr�q�r� t1���1 1�b r�p�set�brtions, 'Cl'!V S�dcfeuts�cF►I:utd is
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lndu��4ieislun�en � t'Veiier��7�ung
Aut�r.i'�}V � Fi�tarer�cl3eir,-T#7V � �reizeit-TJV
trtlrt�cshsli+3E!•�TkN � ��durtgs-YUV
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1�1 Nl�nufa�t�rer
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1.4 Vehi�l�
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1,� Carburcktor
,� Adjustments
1_8 �a��e1
2, Te5# [ourn�i
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withaut C�taly�t
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P.C1. gox 1370
D�Iray Beach, FL, 33447
vrww.tkp�us.com
Phon�:'i-�6'i -364-4668
Fax:1-561-354-4238
infa�ikp-us.com
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calalyst induding K�N eir filtr�atibn syst�m.
,laost Boxaen lndoar Kart, Selgi�m �
Nonde GX2�0, Type RIi�4, N�t. G�AE-�OS+#3L2
K�ih1n, maln na�aJe 62
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Regul�ar unieaded
iS6kg farc.� analag perfoi►nan�e EG� 40
si�nulated indoor use, warm �engin�e, arna#eur 135 s
CCy HC NC?2 HG +NOi2
�.76 0.§D Q,59 't.p9
32.56 8.�� 10.J2 20.17
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� �are na techntca9 cor�c�ms agaEnst the use of this sysRem.
Especi�ll� f�t th� k�et indoor use, thi� c2t�lyst shows � signific�ant lowering of the cafi�n rr�os�aodde
!�°er�l in �mbir��tic�n wl�h .3 woell atr clrculated bulldfng.
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TUVtest�d Arti��: �75-0111-89FBKV
C�rigin�l do��snn�n# upon nequest frort JCi Karl5�ldtt (rt �em'ian)
Info: Yl.lV AUTdMOTI'VE GMBH
Clalm��rstr�5s� 11;1}857d8 Cacching
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tri�nd S���lr�l �I�ckmer. The n�w a�ddres� I�: �� Box 9iY�, [�aySbll� �a�hy
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phan� t�50-S�t-2;i'S8. Web: www.sp�ri�ag-kar�acing.�o� .
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------� � PROJECT ANALYSIS
�_ _ _ _� -- -- LAND AREA .e:c_.a�es�a..0 _
�_ -..- � - � I . . ._ �r��� �
_ �� - - �- ' —"` BUILDING AREA'i "—
--f DRAINAGEEASEMENT I� BUILDINGCOVERAGE�T�� ---
� - �~ �r �= - -- -- LOT 9 TOTAL SF=9�.294 SF _ _ _,
- I� PARKINGPROVIDED
� _vE��n£ �iIUNCP'£O°EDtM9 .
_ _ I, ` " _ ' ! ' i� (El LANDSCAPE ARE4. -cn. -.'
�� ' • . �� � AODED IaN�SCAPE AREA: -c-_ _ - .
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V. 19 PnvwG �Y � lN) LANOSGAPE lV2EA: -
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<�.�S �_. � . ' ; � . �., _ _� OCCUPANCY'
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ADRIAN ROAD _ �. `�"'`�" `�,r".�E`--�
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_��_OT 7 _ -- _ _ - . __ _._� __ . .' LOT 6 _ LOT S --_ __ LCi 8 ._ _ -
�-�� -- —... —.-� '■ D"Nh'. RO & AS OCAT IN .� .� . .
■,,, A a i r t GO�KART RACER F �} O
- .. . _ ...q.,,r ..s...,.,.�.u�y � - ..��. ..-,.� - SITE>PLAN SCA��_.1=20c} `��' ❑
e ... _ . - .t_:.i� � �
The Frank Edwards Companies
Frank Edwards Company, Inc.
The Frank Edwards Company
Pacific Power Equipment �Company
Pacific Western Power
November 22, 2002
Steve Markulin
Go Kart Racer
Dear Mr. Markulin,
This letter is to serve as notice of intent to lease parl�ing spaces in the lot adjacent to 1541
Adrian Road, Burlingame, California 94010 to your company Go Kart Racer. A lease
agreement, for the required number of parking spaces, will be entered into in conjunction
with a lease agreement for the property located at 1541 Adrian Road. Both lease
agreements will be subject to approval, pending the granting of the City of Burlingame
Special Use/Occupancy Permit. If you have any further questions please contact me at
the telephone number provided below.
Sincerely,
.��i��
Michael Edwards
Owners Representative
+1(650) 652.2505
RECE�VED
DEC 1 1 2002
CITY OF BURLINGAME
PLANNING DEPT.
1565 Adrian Road
Burlingame, California 94010
Phone +1(650) 692.2347 � FAX +1(G50) G92.2470
City ofBurlingame Planning Commission Unapproved Minutes
March 10, 2003
• Plans should show the width of the current driveway;
• Would like applicant to complete one conditional use permit application for each request;
• Property backs up to an R-2 property, would like to see adequeat4 insulation for the air compressor
closet;
• Does the applicant have a special hobby that requires this much space and an air compressor.
This item was set for the regular action calendar when all the information has been submitted and reviewed
by the Planning Department. This item cbncluded at 7:15 p.m.
2. 1541 ADRIAN ROAD, ZONED M-1 — APPLICATION FOR CONDITIONAL USE PERMIT AND
VARIANCES FOR LANDSCAPING AND PARKING FOR AN INDOOR GO-CART FACILITY.
(STEVE MARKULIN, APPLICANT; DENNIS KOBZA & ASSOCIATES, DESIGNERS; FR.ANK
EDWARDS CO PROPERTY OWNER�15 NOTICED) PROJECT PLANNER: ERIKA LEWIT
CP Monroe presented a summary of the staff report. Commissioners asked:
• How is air quality monitored, is there a permanent carbon monoxide monitor with an alarm;
• Would like more information on study footnoted; what does it cover re: air quality; what is the date
of the study and how comprehensive is it; provide supportive documentation on claims;
• What type of ear phones are used and how much noise do they reduce;
• Will there be landscaping in the drainage area; landscaping is heavy along Adrian Road, but sparse
on David Road, can strip adjacent to David Road be landscaped to improve site appearance;
• Application says people under the age of 18 are not allowed on tracks after 6:00 p.m., is this only on
first track, and second track will be used for only for children, please explain;
• Will the lease parking adjacent to Adrian Road run with the lease for the building;
• Would like to see parking in the drainage easement be required for employee parking first and then
remaining can be used by customers, far from building entrance;
• There are two arcades proposed, will they be restricted from use by people under the age of 18 after
6:00 p.m.;
� Concern with some of the parking spaces, only 7' wide, can they be reconfigured to be more usable
and then more landscaping can be added along David Road, not much along this side, parking
replaced off-site in drainage area;
OWill run-off from all parking areas be filtered and NPDES measures met;
• Is there containment for the fuel pumps in case of a spill;
• Have there ever been any internal fires at other go-kart facilities;
• Provide landscape plan, show proposed location for trees;
• What security will be provided;
• Have there been complaints at other faculties;
� Does Burlingame Police Department have any comments or concerns about this project; and
• Time Magazine article provided says that the go-karts go 40 mph, what happens if someone is going
20 mph and someone behind them is going 40 mph, what safety measures are taken for participants.
This item was set for the regular action calendar when all the information has been submitted and reviewed
by the Planning Department. This item concluded at 7:36 p.m.
2
�
I.
II.
CITY OF BURLINGAME PLANNING COMMISSION APPROVED MINUTES
501 Primrose Road, Burlingame, CA
Monday January 27, 2003
7:00 p.m.
Council Chambers
III. MINUTES
IV. APPROVAL O
V. � FROM THE FLO
VI. STUDY
Acting Chair Bojues called the January 27, 200 , regular meeting of the
Planning Commiss�y' an to order at 7:09 p.m.
Present: Co issioners Auran, Bojues rownrigg and Keele
Absent• Commissioners Keighran sterling, and Vistica
St f Present: City Planner, argaret Monroe; Planner Cat
ity Attorney, Larry Ande on; Senior Engineer, Phil Mo gh,
Barber;
The minutes of the anuary 13, 2003 regular m ting of the Planning
Commission were proved as mailed.
It was noted t at the minutes should read Ja ary 13, 2003 not December ,
2002 minu s. Item number 8,1036 Cab ' o Avenue was continued to ate
uncertai , and will be noticed again w n rescheduled. The FI'I ite or 808
Edge ' was continued when it was und that the property is lo ted within
a fl d zone and redesign rnay be ecessary. Staff stated t the first two
p es of the staff report for it number 4, 1336 Ca 'llo Avenue were
issing from the staff report, ey had been delivered but extra copies were
available.
There were no public
1. 1541 ADRIAN ROAD, ZONED M-1 — APPLICATION FOR CONDITIONAL USE PERMIT AND
LANDSCAPE VARIANCE FOR AN INDOOR GO-CART FACILITY. (STEVE MARKULIN,
APPLICANT; DENI�IIS KOBZA & ASSOCIATES, DESIGNERS; FRANK EDWARDS CO., PROPERTY
OWNER) PROJECT PLANNER: ERIKA LEWIT
Planner Barber presented a summary of the staff report.
Commissioners asked:
• is this use consistent with the uses being discussed in North End Specific Area Plan;
• have the landscape requirements changed, seems to be a lot of requests for landscape variances in
this area;
• filling in loading dock doors on Adrian Road, can the same be done on the David Road side;
• there is a small planting strip adjacent to David Road, will there be landscaping in that strip, will it
be irrigated;
• seems to be a lot of foliage at front, but sides are lacking landscaping, create more of a balance with
landscaping to make site more visually appealing;
• what is the number of customer's at the Redwood City go-cart facility, get break down of customers
during the day, in the evenings and on weekends;
,;
•� City of Burlingame Planning Commission Approved Minutes
January 27, 2003
• does the area where maintenance is done on the go-carts have oil separators in the drains, NPDES
measures, and procedures for oil spills need to be met, explain how;
• unique use to Burlingame, explain noise level - can noise be confined to one area, can noise be
monitored for the protection of employees and customers, what is the increase in noise at property
line;
• application states that air will be 100% re-circulated every hour, can this be verified; and
• are there additional construction measures that will be taken on the walls adjacent to the track to
prevent the go-carts from going through the walls should someone crash.
This item was set for the regular action calendar when all the information has been submitted and reviewed
by the Planning Department. This item concluded at 7:20 p.m.
2. 835 AIRPORT BOULEVARD, ZONED C-4 - APPLICATION FOR CONDITIONAL USE PERMIT
AMENDME , CONDITIONAL USE PE IT FOR FLOOR AREA EX ING 1.0, AND
CONDITI AL USE PERMIT FOR V ION FROM THE BAYFRON ESIGN GUIDELINES
FOR LO COVERAGE FOR A PROPO TO ENCLOSE AN EXIST TERIOR COURTYARD.
(BRU CARLTON, DOUBLET HOTEL, APPLICANT; NOE AVRAM AIA, ARCHITECT;
Planner Barber presented ununary of the staff report.
Commissioners ask is a landscaping variance is re ired, table shows existing landscaping below the
required amount. taff responded that a landscapin variance was previously granted for this si , and that
this proposal es not affect landscaping and no dditional landscaping is required.
This ite was set for the regular action ca dar. This item concluded at 7:25 p.m.
VII. AC�i`ION ITEMS
�Consent Calendar - Items on e consent calendar are considered be routine. They are acted on
simultaneously unless separ e discussion and/or action is request by the applicant, a member of the
public or a commissioner ior to the time the commission votes n the motion to adopt.
Acting Chair Bojues sked if anyone in the audience or on e Commission wished to call any ite f the
consent calendar. . Brownrigg requested that item n ber 3b., 1540 Drake Avenue, be m ed to the
regular action c endar.
3a. 1456 CAB LLO AVENUE — ZONED R-1 APPLICATION FOR DESIGN RE W FOR A NEW
TWO-S RY, SINGLE FAMILY DWEL�, G WITH DETACHED GARA (OTTO MILLER,
APPL ANT AND PROPERTY OWNE$rIJAMES CHLT, CHLJ DESIGN ENGINEERING INC.;
C. Auran moved approval of item . on the consent calendar, 1456 ab ' lo Avenue, based on the facts in
the staff report, commissioners c ents and the findings in the staff reports with recommended conditions
in the staff report and by resol ion. The motion was seconded by C. Keele. Acting Chair Bojues called for
a voice vote on the motio to approve and it passed 4-0-3 (C. Osterling, Keighran and Vistica absent).
Appeal procedures were advised.
2
ROUTING FORM
DATE: November 4, 2002
TO: _City Engineer
Chief Building Ofiicial
�Fire Marshal
Recycling Specialist
_City Arborist
_Ciry Attorney
FROM: Planning Staff
SUBJECT: Request for conditional use permit for an indoor go-cart facility at 1541 Adrian Road,
zoned M-1, APN: 025-271-070.
STAFF REVIEW: Monday, November 4, 2002
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Reviewed By: Date of Comments: /'� �+�r--��-
/i
ROUTIl�IG FORM
DATE:
November 4, 2002
TO: _City Engineer
_Chief Building Official
ire Marshal
v Recycling Specialist
_City Arborist
_City Attorney
FROM:
SUBJECT:
Planning Staff
Request for conditional use permit for an indoor go-cart facility at 1541 Adrian Road,
zoned M-1, APN: 025-271-070.
STAFF REVIEW: Monday, November 4, 2002
L �
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Reviewed By Date of Comments: �G 0 ��
ROUTING FORM
DATE: November 4, 2002
TO: _City Engineer
�Chief Building Off'icial
Fire Marshal
Recycling Specialist
_City Arborist
_City Attorney
FROM: Planning Staff
SUBJECT: Request for conditional use permit for an indoor go-cart facility at 1541 Adrian Road,
zoned M-1, APN: 025-271-070.
STAFF REVIEW: Monday, November 4, 2002
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Reviewed By: C�� � Date of Comments: ������.
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P(650) 558-7250 F(650) 696-3790
�a� CITY 0�
BURLINGAME APPLICATION TO THE PLANNING COMMISSION
��' ; ,
�A�i[o ��H[ 6.40
Type of applicatiori: Design Review Conditional Use Permit� Variance
Special Permit Other Parcel Number� mi`�J�� ��-%
�'roject address: ,�� I ���1 Cl,f1 \�
APPLICANT C��C�f'T �t�'Gf'
Name: �i�. l I���Ul I i�'1 %k
Address: � ������
City/State/Zip: fl7�
Phone (w): � _
PROPERTY OWNER 1���' ����� `if
Name:� '� (;, ,
Address: i��5 �GU �C�.C1 �,�
City/State/Zip: 1 ��
Phone (w):
�n>: ��-�b� 0�70
(�: G��'•'-� � !� � - C�A-�-O �CG,.�,� 1��
ARCHITECT/DESIGNER
Name,�51.b A �l-� �. � �(� 11��Z1.�
Address: � ��.,
City/State/Zip�,1�i1���1�A�� ��
Phone (w):� ����I�i�
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RECEIVED
Nov 12002
CI PLANNBNGLDEPTM�
PROJECT DESCRIPTION:
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information
given herein is true and c ect t�"e � est of my knowledge and belief.
<� �.
Applicant's signature: ,.�' / Date: ��� ��
�� t �
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commission.
Property owner's sibnatu e: / Date: l� �Z--
��c�r. � � 1 nC.
�
. ����, � ����� Date submitted: � � ` �' o�—
�"�t . �r,
P���
��
(h):
(��
Please indicate with an asterisk *
the contact person for this project.
PCAPP.FRM
LANDSCAPE VARIANCE
The_front setback will meet the citv's landscape repuirement af 60% and the overall
landscaning of the arouertv will be 6%. We are reauesting a variance of 4% for the
overall landscaping:
Describe ihe exceptional or e�etraordinary circumstances or conditions applicable to
your property which do not apply to other properties in this arec�
The subject property has two e�sting buildings. The amount of land req�iiring
landscaping coverage when it was built in 1956 was less than today's standards..Most
properties in this neighborhood will have similar challenges of increasing the percentage
of landscaping due to the size of the building located on the size of the lot. This lot
consists of mostly building with limited parking and minimal landscaping. We have
made our best effort to use any available land to offer the city the most landscaping from
the amount of land available.
Fxplain why the variance request is necessary for the preservation and enjoyment of a
substantial properiy right and what unreasonable property loss or unnecessary
hardship might result from the denial of the application.
It would be unreasonable to remove a substantial amount of the existing parking to
increase the landscaping to current requirements. It would cause an unnecessary
hardship on the parking lot. We are proposing to increase the landscaping for the total
site to 6%. We will be landscaping 7% of the net leased area. The net leased area does
not include the easement because it is occupied by SPRR and changes are not permitted.
The landscaping existing is 7,888 sq ft. It will be increased by 5,022 sq ft to ma.ke a total
of 12,910 sq ft landsca.ped. Thax is almost a 40% increase. The 15' front setback along
David Rd will be 71% landscaped and the 15' setback along Adrian Rd where the
entrance is located will be 72% landscaped.
Explain why the proposed use at the proposed location will not be detrimental or
injurious to properly or improvements in the vicinity or to public health, safety, general
welfare or convenienc�
These improvements will be substantial given the layout of the site. If a tenant rented the
building for warehouse use, it ma.y not see any landscape improvements for another 20
years. We tried to come up with the most landscaping possible for the design of the
building and surrounding land. There will not be an affect on public health, public safety,
and convenience from this variance. This variance will have a positive affect on the
general welfare of the city and neighborhood. The proposed landscape improvements are
the strongest approach to beautifying this industrial neighborhood. We will be using any
available land to increase the percent of landscaping.
How will the proposed project be compatible with the aesthetics, �rcass, bulk, and
character of the existing and potential uses on adjoining propet�ies in the general
vicinity. � e— �-, � � 4, � �-- �
The mass, bulk and character of the building will not be changed. The aesthetics:of the �.� ��
landscaping will be an improvement to the neighborhood while remaining compatible.
F E B 2 0 2003
ci�r�r �,� : .... .r.:�
PLAfVNIfVG UEPT.
PARKING VARIANCE
We are not askins to arovide fewer parking saaces than needed to accommodate
our customers. We are asking to use an off-site aarkinQ lot that is located negt to
the subiect aropertv line to meet t6e reauirements. This lot is also owned bv the
same comAanv as the subiect aropertv.
Describe the �xceptional or eztraordinary circu»zstances or conditions applicable to your property
which do not apply to other properties in this arerc
The site has two existing buildings on it. These buildings were erected in 1956 when the parking and
landscaping requirements were far less than today's standards. The site is an odd shape. The
southeast side of the lot is more narrow than the northwest side providing less land for parking. There
is a significant amount of building covering this piece of land. The variance request is to allow 41 of
the 73 on site parking spaces to be provided in a paved lot(Lot A) located right behind the subject
properiy. Lot A is located at 960 David Rd and is ovcmed by Frank Edwards Inc, the same owner as �
1541 Adrian Rd. The separation is a non operating easement owned by Southern Pacific Raikoad.
Lot A will be leased as part of 1541 Adrian Rd.
Explain why the variance request is necessary for the preservation and enjoyment of a substantial
property right and what unreasonable property loss or unnecessary hardship might resu& frnm the
denial of the application.
To remove any landscaping to provide parking would be a hardship on the appearance of the property.
The project would still provide the customers with adequate pazking, it would just be provided next to
the properiy line. These hardships aze created from 1956 when the buildings were built and only
created minimal parking. In addition, 7 motorcycle parking spaces will be provided on site, not
included in the required amount, as well as 2 additional spaces in Lot A, making a total of 82 parking
spaces available to GoKart Racer customers.
Explain why the prnposed use at the proposed site will not be detrimental or injurious to property or
improvements in the vicinity or to public health, safety, general welfare or convenienc�
By allowing Lot A to be used to meet the required on site pazking, th,ere will not be an affect on
neighboring properties. Lot A will not be detrimental or injurious to the property. By granting this
variance, we would increase sa%ty at night with additional lighting in the area, as well as daily
activity on the weekends and in the evening ta contribute to the general welfare of the area. Lot A
currently has drains and there would not be any dumping into them. Because this variance is solely to
allow parking in an adjacent lot owned by the same company, there would not be an affect on police
or fire. Lot A is very convenient in it's location to the site and it's access for the customer.
How will the proposed project be compatible with the aesthetics, mass, bulk, and character of the
�zisting and potential uses on adjoining properties in the general vicinity.
The use of Lot A as part of the required parking for GoKart Racer fits with the other uses in the area.
There are some other companies in the Rollins Rd area who use the drainage easement for parking.
Prime Time Athletic Club 1730 Rollins Rd
American Medical Response 1616 Rollins Rd
There is also an unidentified parking lot in between 1846 Rollins Rd and 1864 Rollins Rd.
Lot A will be improved with parking stripes and lighting. There is not a structure to be changed. The
character of the neighborhood will improve with lighting and an overall clean-up. In addition, this
project would beautify a lazge corner of the Rollins Road area, with enhanced landscaping, lighting,
and a freshly painted building, all of which is visible from Hwy 101, a viewing point of Burlingame
for bay area residents and tourists. � �x�' ° �,;; " „` ; - ;
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CITY OF BURLINGAME PLA?�INING DEPARTMENT 501 PRIMROSE ROAD P(650) 558-7250 F(650) 696-3790
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BURLINGAME
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
0
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section
25.52.020). Your answers to the following questions can assist the Planning Commission in making the decision
as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back
of this form for assistance with these questions. ,
1. Explain why the proposed use at the proposed location will not be detri�nental or injurious to property
or improvements in the vicinity or to public health, safety, general welfare or convenience.
�.� a� ac��.c�
Q���S2- "�`�1�. �`opc�ec� v�Se.- �S ��- �c''��c- i�'o C�� �.^t�\S��n t�.t`�..`
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2.P � How will the proposed use be ocate�and conducted in ac�nce with the Burlingarrae General Plan
and Zoning Ordinance?
�'�'..� al�"O��C�
3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the
existing and potential uses on adjoining properties in the general vicinity?
�� a� ���,�
�. �
NOU 12002
C17Y UF BURLING.AME
PLANNING DEPT.
CUP.FRM
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P(650) 558-7250 F(650) 696-3790
1. Explain why the pNoposed use at the proposed location will not be det�imental or
injurious to property o� imp�ovements in the vicinity or to public health, safety, genet�al
welfare or convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If
neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views
from neighboring properties, ease of maintenance.
Why will the structure or use within the structure not affect the public's health, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply
safety, and thing which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which
encourage the spread of rodents, insects or communicable diseases). °
Public safetv. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be
installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings,
loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like
welding, woodwork, engine removal). �
General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for
conservation and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent
sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
2. How will the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
Ask the Planning Department for the general plan designation and zoning district for the proposed project site. Also, ask for an
explanation of each. Once you have this information, you can compare your proposal with the stated designated use and zoning, then
explain why this proposal would fit accordingly. ��.�S.�p�y� � d�'��C�
3. How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining prope�ties in the general
vicinity? c
How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why.
If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent
properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot,
compare your proposal to other uses in the area and explain why it fits.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure,
say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area.
How will the structure or use within the structure change the character of the neighborhood? Think of oharacter as the image or tone
established by size, density of development and �eneral pattern of land use. Will there be more traffic or less parking available
resulting from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with exisring and potential uses in the general vicinity? Compare your project with
existing uses. State why you feel your project is consisterit with other uses in the vicinity, and/or state why your project would be
consistent with potential uses in the vicinity.
CUP.FRM
#1 Explain why the proposed use at the proposed location will not be det�zmental or
injurious to property or improveme�ts in the vicinity or to public health, safety,
general welfare or convenienc�
The proposed use inside the structure will not affect neighboring properties.
TRAFFIC- The majority of the business is on the weekends and after 7pm during the
week. Because of these hours, there will not be a negative impact on traffic. A tr�c
study is included with further details. In addition, customers who arrive at the
Millbrae BART station can use our complimentary shuttle to and from the facility and
receive a discount on the driving session when presenting their BART ticket. This
shuttle service will also be available to a11 employees. Go kart racing is mostly a
group activity and patrons generally arrive in groups of 3-4 people per vehicle. There
will not be any large delivery trucks or 18 wheelers coming to this facility.
NOISE-The noise generated by the karts cannot be heard outside the building.
Employees, when trackside, will wear headphones, allowing them not only noise
protection, but will a11ow them to communicate with other employees. Customers
will wear helmets for safety and hearing protection. Employees and customers will
have free earplugs available to them at all times. When not driving, a customer can
view the track from the quiet, climate controlled viewing area and meeting rooms
located behind windows and walls. Please refer to the noise information sheet for
further details.
LIGHTING-The site lighting will be put to the city code. This will increase the
security oithe neighborhood.
LANDSCAPING- The e�sting landscaping will be used and maintained.
PUBLIC HEALTH-The use within the structure will not affect public health.
GARBAGE-The garbage created from the facility will be standard rubbish from offce
and bathroom use.
AIR QUALITY-The karts operate on a Honda 4-stroke motor designed and fitted with
special low emission components specifically far indoor tracks. The low fuel
consumption carburetor and catalytic converter work together to make the most
efficient low emission motor possible for this purpose. The facility ventilation
system will monitor the carbon monoxide and nitrogen dio�de to cha.nge 100% of the
air 4 times per hour to ensure levels never approach the minimum standards set by
OSHA. Please refer to the emissions information sheet for further details.
There will not be any discharges into sewer and storm water systems.
There will not be any affect on water safety.
There will not be any underground storage tanks or storage of chemicals.
� ,.
�ov 12002
CITY OF BURLINGAME
PLANNING DEPT.
INSECT/RODENT-For private events, outside catering services will be available.
The excess food will be removed the same day to prevent the spread of rodents and
insects.
PUBLIC SAFETY
POLICE/FIRE
The use within the structure will not cause a nuisance on the police department or fire
services. Stringent regulations will guide a safety plan to protect the drivers and
employees. A no-alcohol policy will be strictly enforced. If a person appeaxs to be
intoxicated and wishes to drive, a breathalyzer will be administered. Each driver is
required to watch a safety video before entering the kart. Safety equipment including
a full face helmet and neck brace is provided and must be worn. A remote shut off
system attached to the karts allows a track marshal to shut one or all karts off at any
time. This activity takes place in a very controlled environment. This will not be a
teenage hangout. To ensure this, no one under the age of 18 will be allowed in after
6pm seven days a week with the exception of a private event. This type of
recreational facility does not create outside disturbances. The clientele consists
mostly of adult men and women, families and corporations
SPRINKLER SYSTEM-A sprinkler system is currently installed in the building.
STORAGE OFFLAii�IA.BLEMA7�RIALS-The 87 octane gasoline will be stored
outside above ground in a 500 gallon metal tank with secondary containment cement
encasing measuring 10 ft. It will be located and installed in accordance with the
standard California codes and per approval of the fire department.
The karts will be refueled inside with portable tanks. There will not be any
potentially dangerous activities such as engine removal, welding, or fabrication. The
only mechanical work done to the karts will be basic exchanging of parts, such as
spark plugs and tires. The oil in the karts will be changed and recycled.
GENERAL WELFARE
We will be a positive part of the Burlingame community. This sport offers local
Burlingame residents a new and exciting alternative recreational activity that can be
done alone, with co-workers, or with friends and family. Conference rooms are
available for local groups, clubs, and companies to use whether they are driving or
not. Outside catering will be offered to private events. There will be team building
programs for these groups to participate in as well. Leagues and driving schools will
be established for men, women, and children. We will create joint advertising and
marketing programs with local restaurants and establishments. The facility will
create 20-40 part time and full time jobs. As part of our community involvement, we
will work with the local schools to reward outstanding students. It is a place families
can come ta together. This is a year round facility that isn't affected by weather like
other recreational activities. The hotel guests of the bayside would be a o� � I v E�
participate in a neazby activity without having to leave Burlingame.
NOV 1200Z
CiTY OF BURLINGAME
PLANN�NG DEPT.
CONVENIENCE
The site will offer 100 parking spaces which has been established as adequate by
other e�risting facilities and the tr�c study.
There is not a ma�mum age limit, although the sport is physical, there aren't any
specific limitations. �
#2 How will the proposed use be located and conducted in accordance with the
Burlingame General Plan and Zoning Ordinance?
The proposed use will be locaxed and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance. The location is in the Ml zone which under
conditional use allows for commercial recreation with on site parking. Within less
than one mile, there a.re three establishments in this category. .
Nothing But Hoops-1881 Rollins Rd .
Prime Time Athletic Club-1730 Rollins Rd
Royal Athletic Club-1718 Rollins Rd ��-�
As defined, the Ml zone is to provide areas for commercial and service uses. We will
be providing a service to the community by offering a recreational activity, providing
a place for families to attend together, and offer conference rooms for meeting, .
parties, and private functions.
#3 How will ihe proposed project be cornpatible with the aesthetics, mass, bulk, and
character of the existing and potential uses on adjoining properties in the general
vicinity.
There will not be any structural changes outside the building to affect the aesthetics.
The building will be painted to compliment the neighborhood in an approved color.
There is not a change to the structure to affect the mass or bulk. Because of the
existing diversity of the neighborhood, the cha.racter will not change from the
proposed use. The use will not have a negative impact an traffic. The majority of the
business is on the weekends and after 7pm during the week. A traffic study is
included with further details. The site will offer 100 parking spaces which have been
established as adequate by other existir�� facilities and the traffic study.
The proposed project will be compatible with existing and potential uses in the �
general viciniiy because the area has a wide range of services alrea.dy being offered.
This includes health facilities, delis, post office, warehousing, public storage, and
auto dealers. GoKart Racer will be an additional service offered.
NEIGHBORING BUSINESSES
To the left
1525 Adrian Rd Speedmark Transportation
1511 Adrian Rd WorldPac Parts & Accessories
1501 Adrian Rd GCI Nutrients �
T°theright RECEIVED
1565 Adrian Rd Briggs & Stratton
San Francisco Chronicle-Distribution Center
1575 Adrian Rd August Supply-Distribution
1601 Adrian Rd SonicAir-Subsidiary of UPS
NOV 12002
CITY OF BURLINGAME
PLANNtNG DEPT.
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P(650) 558-7250 F(650) 696-3790
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1. Proposed use of the
COMMERCIAL APPLICATI��G�• E I V E D
PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM
NOU 12002
CITY OF BURLINGAME
��`°�� PLANNING DEPT.
2. Days and hours of operation " v �o �ffl ^ 1 � "�l�i��l Vj �
�� l�� .�_ i1� @.� �
3. Number of trucks/service vehicles to be parked at site (by type) �
4. Current and ro'ected maximum number of em lo ees includin owner at this location:
Existing In 2 Years In 5 Years
Hours of �,4. �AM to After 5:00 � AM to After 5:00 � AM to After 5:00
Operation �� ' PM PM � PM PM � PM PM
Weekdays i � � � � � I
Full-time 1
Part-time � � � � �] �
-�.
Weekends � Q � � � � � f
Full-time �
Part time � � - � i � �
1
5. Current and ro'ected maximum number of visitors/customers who ma come to the site:
Existing In 2 Years In 5 Years
Hours of '� AM to
Operation -'`�PM
Weekdays i�
�
Weekends �
After 5:00 '� AM to After 5:00 �OAM to
PM _� PM PM �S PM
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6. What is the maximum number
employees and visitors/customers):_
\00
3�
After 5:00
PM
aoo
3�
expected on site at any one time (include owner,
,
7. Where do/will the owner and employees park?
8. Where do/will the customers/visitors �ark? n�>e�� Sl-� 'OlA.�'��{`A,�'
9. Present or most recent use of site��.�P_�.�' -
10. List of other tenants on property, their number of employees, hours of operation (attach list if
necessary) 'C�M_ �
COMMERCIAL.FRM
Preliminary Plant List for GoKart Racer
Botanical Name
Trees
Malus Floribunda `liset'
Giejera Parviflora
Shrubs
Nandina Domestica "Gulfstream"
Rhaphiolepis Indica `Clara'
Pittosporum Tobira
Ground Cover
Hedera Canariensis
Common Name
Flowering Crabapple
Australian Willow
Gulf Stream Nandina
India Hawthorn
Mock Orange
Algierian ivy
� �
J AN - 7 Z003
CIT L�NNING DEPT�E
P
LETTER OF EXPLANATION
Description
GoKart Racer is an indoor go-kart racing facility for family entertainment. Both
adults and children (using separate tracks) can participate in this European-designed
driving track. GoKart Racer operates on a concrete traek with left and right tums. Each
customer is provided with a driving suit, gloves, neck support, and helmet. Participants
watch a safety video before stepping into the driver's seat. When the session starts, the
patron will be able to complete 25-301aps at speeds up to 30mph in the adult karts and up
to 17mph in the junior karts. �
There are two tracks, which can each accommodate up to 15 karts at one time.
There are smaller ` junior" karts on a separate track for children approximately age 7 and
above, meeting the minimum height requirement of 48" or taller. Track marshals
assigned to track corners verify that the drivers are following the rules. Penalties and
ultimately, removal from the track aze strictly enforced.
Each 15 minute session, which inclu�YG� the use of all equipment costs $25.
Customers are welcome to visit the snack bar for a soda and play a video game in the
entertainment room. Conference rooms are also available for corporate events and
private parties.
History
Indoor kart tracks started in Europe more than 10 years ago. Currently, in the US
there are more than 50 tracks. California ha.s tracks in Los Angeles, Sacramento, and
Santa Clara. �ther successful tracks are in Boston, Washington DC, Da11as, Indianapolis,
Houston, Atlanta, and Seattle. These are not the karts you ma.y ha.ve had when you were
a kid. These are clean, efficient, safe racing karts. This is not a new concept, just a
unique one.
Our $2 million budget will allow us to create a first class facility to fit in with
existing Burlingame businesses.
The only other indoor go-kart facility in Northern California is Speedring in Santa
Clara. GoKart Racer is not �liated with them in any way. We strongly encourage you.
to visit their site to see first hand what this gr�posed project is all about. A map and
phone number are included. Speedring recommends reservations and each driver must be
over 18 years or older with a valid drivers license. . Keith Marshal, Burlingame Fire
Marshall, has made a visit to this site and is available for contact.
RECEIVED
N 0 V: 1 2002
CITY. OF BURLINGAME
PLANNING DEPT.
Noise Information
This document wi�l explain what effects the noise from an indoor go-
kart track will have bvth insic�e and outside the facility.
The inside noise generated by 15 go-karts at full throttle going around
the track inside the building wi1_1 be approxirnately 91 dB if you are standing
on the track. CaUOSHA requires hearing protection for employees that
work for 8 hours or more in 90 dB or higher noise levels. All of our
employees wil� be required to wear headphones to communicate with other
employees wh�le in the track area, therefore they will have hearing
protection on at a11 tunes. Also, customers will be wearing helmets while in
the track area which will protect t�heir hearing. Spectators will be viewing
the track from the quiet, climate cont�olled, viewing area and meeting rooms
which are behind windows and walls that will decrease the noise to
appro�mately 80 dB, well within CaUOSHA standards. We will also have
free earplugs available to everyone.
The outside noise is at a level that is not �measurable on a dB meter
and can�lot usually be heard from the sidewalk. As a noise comparison,
standzr�g on the side of a busy freeway usually has noise levels of about 90
dB, and sitting in a quiet office talking on the phone is about 70 dB.
The Honda motors we wi11 be using are fitted with a catalytic
converter and muffler to keep them as quiet and pollution free as possible.
t.
��
NOU 12002
CITY OF BURLINGAME
PLANNING DEPT.
Emissions Infor�natior�
The purpose of this document is to show the emissions of the karts as compared to an
average 2002 car and also explain the OSHA requirements that we will adhere to.
The karts are fitted with a Honda four stroke motor that has been designed and fitted with
special low emission components for the specific use of indoor tracks like we are doing. The
low fuel consumption carburetor and catalytic converter work together to make the most
efficient low emission motor possible for this purpose. We wi11 be using 87-octane regular
gasoline, which is formulated to make the lowest emissions with California's clean air
standards in today's cars. Each kart produces less than 3% as much carbon monoxide, arid
less than 6% as much hydrocarbons as an. average 2002 car produces per hour.
The ventilation system will be designed to exchange 100% of the air in the track area with
fresh air 4 times per hour. In the chart below it shows what the maximum 8-hour OSHA
e�osure limits are for the various emissions. It also shows the time it talces to reach the
amount of emissions that starts the 8-hour exposure time limit that has been set as the work
place standard by OSHA. We will also have measuring equipment to monitor the emission
levels to make sure that they will never go over 50% of the 8-hour limits set by OSHA.
Carbon monoxide Gasoline Nitrogen dioxide Carbon dioxide
Hydrocarbons
Grams Parts per Grams Parts per Grams Parts per C�rams Parts per
per hour million * per hour million * per hour million * per hour million *
1 kart full throttle for 1 hour ** 7.22 1.6'7 12.21 � 2325.45
15 karts full throttle for 1 hour 108.3 2.5 25.05 .9 183.15 7.2 34881.7 499
O�I�A max. e sure limits *** 37.5 450 � 75 7500
Hours to reach 8-hour OSHA Hours Hours Hours Hours
limits with no ventilation 10 334 6.7 10
Average 2002 vehicle 4 trips**** 288.8 28 28.4
* Track azea is 60,000-sq. ft. with average 20 ft. ceiling equals 1,200,000 cubic ft.
** Information from TUV Automotive GMBI� Daimlerstrasse 11, D-85748 Gmrching, Gennany
*** OSHA maximum exposure for an eight hour period
****Average 2�2 motor vehicle emissions for four average 7 mile irips. (about one hour)
Doug Thompson, Manager of the Motor Vehicle Assmeirt 5ection at the California Air Resources Board
(916) 322-6021
� �.,
NOU 1 2002
CITY OF BURLINGAME
PLANNING DEPT.
EXISTING FACII.ITY CONTACTS.
,
Itzdoor Go Kart Facility
Speedring
2900 Mead Ave
Sarrta Clara CA 95051
408-567-9952
Use Permit Contact for Speedring
Kevin Riley
Principal Planner
Planning Division
City Ha11
1500 �Warburton Ave
Santa Clara CA 95050
408-615-2450
PLN2000-01193
Indoor Go Kart Facility
Dromo Une
(name on application-America on Track)
1431 N Main St �
Orange CA 92867
714-744-4779 �
Use Permit Contact for Dromo One
Daniel Ryan
StaffPlanner
Planning Division
City Hall . � �
300 E Chapman Ave
Orange CA 92866
714-744-7224
application#2254-98
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NOV 12002
CITY OF BURLINGAME
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PLANNING DEPT.
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H�VY iT STAi?�'Ee� Popular in Europe, they were brought to the U.S, by 1999, and each of the first 12 Masters of
Swedish driver Stefan lohansson, who opened a track in Indianapolis ,� the Universe—including He-Man, Man-at-
1s�G�EN7 �:�LL In the age of NASCAR, it should have a decent ride �' Arms and the evil Skeletor ($10-$25
� each)—has all but disappeared from the
utLs srlu����. LNciN�s tti•:v. i name and appcarance. ;\t `? in. -- shelves of 1.C. Penney and Toys "R" Us
No, it's not tvnsCntt or oPf the round and with a to since Mattel re-released them. De-
g � ��. - mand in the U.S. for replicas of
Indy. It's the sound of a
new generation of high-
performancc go-karts, which
are s;aining po��ularity as an al-
tcrnative to �olf and tennis at
those spirit-buildin�; eorporate
outings. At I�1 13oslon, one of the.
nation's cl�issiest h•zicks, compa-
ni�s are slielling out an average of
$15,000 to ;�20,OOQ to hold sales
meetings at th� 106,000-sq.-ft.
hvo-track facility�vith hill confer-
ence amenities. `Evcrybody has
been to too many cocktail par-
ties and golf outings," says own-
cr Hichard J. Valentine.
Rul d��n't hc fcx�lc<1 hv th��ir
speed of 40 tn.p.h., these karts
are a far cry h�om the bumpy
rides of youth. Drivers need cun-
cenh-ation and nerve as well a�
helmets, race gear and instruc-
tions. "These things drive and
feel very much lil<e a race car,,.
s�iys "fim Sernett, a formcr
C2iCC-C21C C�I'1VCI' 1I1(� [)2lI't O�VIINI"
of ProKart Indoors in Ntin-
ncapolis, Minn. That thrill has
captivated corporate America,
titlY tl'11C� O(�(;1'�1tOI'S. W�10 @X—
pect the ninnber of h�acks na-
tionwidc, now about 3Q, to
double in tlle next three to five
vcar.ti. -By Sarah Sturmon Dale
��� PAIGE
Education Secretary
BOOK Changing Urban
Education by
Clarence Stone."The
challenges facing
inner-city educators
in school districts
across America."
CD Fingerprints by
larry Carlton. "One of
my favorite jaa
artists."
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4
KIDS' BOOKA►exander
and the Terrible, Horri- � `
ble, No Good, Very Bad . �
Day by Judith Viorst.
"Children love it." ' • �' �
a
TREND �ntage N superheroes are big i�
sellers in toy stores again
HOW IT STARTED After prices on eBay rose for
old models, toymakers created exact repticas -
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JUDGMENT CALL Even kids get bored with
Pok�mon after a while
ids may not watch them on N anymore,
but vintage superheroes from the '80s, like Voltron,
He-Man and the Transformers, are hot items in toy
stores once again. They have been popular for years
on eBay,'where nostalgic adults buy boxed He-Man fig-
ures for $60 or a complete Optimus Prime, the truck
leader of the Tra�sformers' Autobot heroes, for upwards
of $lSO�ight times its original value. Sooner or later
the toymakers had to notice and start making the items
again. Trendmaster's mini-replica of the robot Voltron
($29.99) has completely sold out since its release in
• `+ � Transformers, among them
�;. � r�
�!- the upstart Hot Rod ($45)
y�� and the diabolical pistol
� Megatron ($90-
� � ' � � $110), has prompted
" importers to buy them
�`' off the shelves in Honshu
�: and sell them to retail stores in U.S.
- malls. Takara, their maker, will be
� ; unleashing more in August, including
�' r Transformer F-15 Starscream and
'-� �� ' r ambulance Ratchet. A new line of
;
�A�� �' He-Man replicas is due to arrive
in stores in October, and Hasbro is
�' considering a direct U.S. release of
z` �`}� - Transformer replicas for next
�"'� �,, �> year. Who says superheroes don't
��j� ��-� �,^ live forever? —By Beau Briese
i1�=, _._�
�, ,,-- _
�U�iugJWd�/�.0 �'._.
PEfERS
actor and singer
300K Ghost Light by
�� Frank Rich. "WhaYs
`� interesting is that
� you get a lot of infor-
mation about the
theater, but there's
y� also a great story."
�� MOVIEUnstrung
Heroes "I was very
impressed by Diane
Keaton's directing."
CD The Fred Astaire
Story (with Oscar
Peterson) "One of my
favorite albums."
� EVAN BAYH
'`'� Democratic Senator
�OOKApri11865: The
�M � Month Thai Saved
' America by Jay Winik.
�� "Statesmanship
..�.__. �� when America need-
= --` ed it most. If they
could heal the nation
then, we can today."
. � MOVIE Gladiator
,A "Imaginewhat
would've happened
to Jim Jeffords in
� those days."
i N The West Wing
"Regrettably, too
good to be true."
�:-
(i 'I'I \I I�;. I U I.l' 3u. 3uu I
Go-Karting for Executives
TREND High-performance karts are replacing golf on corporate outings
RE�E��Ep
N� � 1 2002
��rY �F BURLINGAME
PLANNING DEPT.
GoKart Racer is not affiliated in any way with Speedring. �� C
Must be 18 or older with a valid driver's license
EIVED
Reservations are recommended (4:08)567-9952 NOV 1 2002
CITY OF �URLINGAME
WWW.speedring.�ig �LANNING DEPT.
Directions
SpeedRing Address:
2900 Mead Avenue
Santa Clara, CA 95051
From 101 NortF►:
• Take the GREAT AMERICR PKWY exit towards BOWERS AVENUE.
Drive 0.3 miles.
• Keep RIGHT at the fork in the rarr�p. Drive O.1 miles.
• Merge onto BOWERS AVE. Drive 0.8 miles.
• Turn RIGHT onto MEAD AVE. Drive O.1 miles.
• Speedring is located on the left.
From 101 South:
. Take the GREAT AMERICA PKWY exit. Drive 0.1 miles.
. Take a LEFT at the light onto Bowers Ave. Drive 0.9 miles.
. Turn RIGHT onto MEAa AVE. Drive O.1 miles.
• Speedring is located on the left.
Yahoo Maps and Directions
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; Appiication for�conditional use permit and_landscape � - .:.
yariance.for an indoor go-cart faci�ity at �54� Adrian � j?UBLIC; HEARING �
� Road, zoned M-1 (APN: 025-271 i 070) ���
_ . . . � : 'NOTICE� , .
• The City of, Burlingame Planning Comm s�ion
� announces the following piiblfc hearing:�n Monda : � � �
February 10� 2003 at 7:0o P.M, in the CFty. Nal� � , CITY OF BURLIIVGAME,- :-
Council Chambers.located at501 P�imrose Road,, . -
Burlingame, Califomia. A copy of the applic ' �
._�__..1,_..... . __.._ ,.,,. —:.._- ---- ---- -- .._._._ ..�.. ---- -- --
.- .. . - _ ��
,��.� " o. CITY, OF BURLINGAME.
Rurgw�+E `. PLANNING DEPARTMENT -. - .
501 PRIMROSE ROAD
� BURU.NGAME, CA 94010
�.... �,,.....r , ; TEL: (650) 558-7250 , • ; ,
' ' Site:1541` Adrian `�toad �
, .:. ,.., , . ,.. , ,
. , ,
.: ,
Mailed: January 31, 2003
s ,
(Please refer ta other side)
__._ .__ __.. __ . _.. ._... _ .._..� _._ ._ ._. .�..__ ._ .�_.:��_:.:.
.
.
a3+ be zeviewec� pnor ,
. • to the meetin a lai ' ..
g �, ' P , ,�ent` 1 :Pnmrose' Road, ,
Burlingame, Cal' � � '.' � .':
�;:, .
If you chal ge ,`u ma be limited to
raising onl os ssues � ed: a e blic hearing, .;: .
described i 'c , ' e d, to the city
at`or prior t "' �
---� � �
C A z 1. F,%.O .`'R ;:;N i,., A
• . , �. . .
` , Property o ers . �:x_ _ i : , , �.
. `�' ' onsi or; i or�ning their
tenants ab t�thi no � informat�o, �ple e call: �65,0) `
558-7250. ank u ::M , ,
r � I�i•�, • � : � � �
� . �VIargaret` � �
o�� . � ��@t. .
City Plani�er - .� .: �+� ,
;4 ,
PU � �� �
ICE
>�
(Ptease refer fo other- side) . ' � �
.. _ _._.... _ . ._:� . .. ...:...:.....--,:_.-..... : :. ,. .
�ssi� ,.�,�. �.��._ „.�;._ti.:
_--- -- � — _ � .
,�r� T o�, ' CITY OF BURLINGAME
reuN�wMs P�NNING DEPARTMENT -
501 PRIMROSE ROAD
o, BURLINGAME, CA 94010
� TEL: (650) 558-7250
��' . ,1541 Adrian Road
Application for conditional use permit and variances
for landscaping and parking for an indoor go-cart �•
. facility at: �1541 Adrian Road, zoned M-1. (APN: o2s- PUBLIC HEARING
, . 27�-070�. NOTICE
. . __
. The City of Burlingame Planning Commission Y����
I� ,
announces the following public hearing on Monday, CITY OF BURLINGA1VlE
March24; 2003 at 7:00 P.M. in the City Hall Council �
. Chambers located at 501 Primrose Road, Burlingame, � A copy of the applica ' ay be reviewed prior
� � California. � � � D''�a �� ent �Q1 Primrose Road;
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RESOLUTION APPROVING CATEGORICAL EXEMPTION, CONDITIONAL USE PERMIT
AND PARKING AND LANDSCAPING VARIANCES
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for a
conditional use permit and parkin� and landscaping variances for a commercial recreation use at 1541-1565
Adrian Road, zoned M-1, Frank Edwards Co. Inc., propertv owner, APN: 0225-271-070, -050, -060 &-080;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
March 24, 2003, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this commission, it is hereby found that there is no substantial evidence that the
project set forth above will have a significant effect on the environment, and categorical exemption, per
CEQA Article 19 Section: 15301- Existing Facilities, Class 1, consists of the operation, repair, maintenance,
permitting, leasing, licensing or minor alteration of existing public or private structures, facilities, mechanical
equipment or topographical features, involving negligible or no expansion of use beyond that existing at the
time of the lead agency's determination; and Class 1(a), Interior or exterior alterations involving such things as
interior partitions, plumbing, and electrical conveniences.
2. Said conditional use permit and parking and landscaping variances are approved, subject to the
conditions set forth in Exhibit "A" attached hereto. Findings for such conditional use permit and parking and
landscaping variances are as set forth in the minutes and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of
the County of San Mateo.
CHA,IRMAN
I, Ralph Osterling , Secretary of the Planning Commission of the City of Burlingame, do hereby
certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning
Commission held on the 24th day of March, 2003 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
EXHIBIT "A"
Conditions of approval for categorical exemption, conditional use permit and
pazking and landscaping variances
1541-1565 Adrian Road
effective Apri17, 2003
1. that'the project shall be built as shown on the plans submitted to the Planning �Department and date
stamped February 27, 2003, sheets A-1 through A-3, and date stamped March 13, 2003, sheet L-1; with a
total of 9, 502 SF of on-site landscaping and 2,981 SF of landscaping in the front setback along David
Road; that 32 parking spaces shall be provided and maintained on site and used only for the proposed
commercial recreation use in the building at 1541 Adrian Road; and that the existing chain link fence
separating the 32 parking spaces for the commercial recreation use at 1541 Adrian Road from the 49
parking spaces for 1565 Adrian Road shall remain and be maintained by the property owner;
2. that the hours of operation for the go kart recreation use shall be 10:00 a.m. to 11:00 p.m. on Sunday
through Thursday and 10:00 a.m. to 12:OOa.m. on Friday and Saturday; and that no persons under the age
of 18 shall be allowed inside the facility after 6:00 p.m., unless they aze part of a previously scheduled
private party;
3. that the maximum number of employees on site at any one time will be 13 persons, including the business
owner;
4. that all the existing and new landscaping to be installed on site will be irrigated by an automatic sprinkler
system tHat shall be maintained by the property owner in good operating condition at all times;
5. that the ambient noise level at the property lines shall not increase more than 5 dBA L10 when the go karts
are operating; in the event that the City of Burlingame receives a compliant about noise levels from the go
kart use, the applicant shall provide to the Planning Department a noise study by a qualified acoustical
engineer; and should the results of the study show that the proposed use is not in compliance with the
standards in the City's General Plan, the use permit shall be reviewed by the Planning Commission;
6. that the four existing catch basins on the site, two at the southwest corner of the building at 1541 Adrian
Road, one in the parking area between the buildings at 1541 and 1565 Adrian Road, and one at the east
side of the building at 1565 Adrian Road, and the one existing catch basin in auxiliary parking Lot A in
the drainage easement, shall have a petroleum filter (sock or pillow) installed, and the owner shall be
responsible for inspecting and cleaning and changing all filters on a biannual basis as well as immediately
prior to and once (at least) during the rainy season (October 15 — April 1), or as required by the City;
7. that off-site parking for the commercial recreation use at 1541 Adrian Road shall be provided in parking
Lot A in the drainage easement to the west of 1561-1565 Adrian Road, that Lot A, measuring 64 feet in
length by 255 feet in length, with 43 parking spaces, and an entrance and exit off of David Road, shall be
provided and maintained solely for the commercial recreation use at 1541 Adrian Road; that the lease of
the 43 parking spaces in Lot A shall be a required condition for the lease of 1541 Adrian Road for a
commercial recreation use; and that if at any time in the future the commercial recreation use at 1541
Adrian Road ceases, the parking variance associated with 1541-1565 Adrian Road shall be void;
Conditions of approval for categorical exemption, conditional use permit and
parking and landscaping variances
1541-1565 Adrian Road
effective Apri17, 2003
page-2
8. that the applicant shall be responsible for erecting signage on sife to direct customers to the appropriate�: .
parking areas for 1541 Adrian Road; and that all on site signage, including directional and parking signs,
shall require a separate permit from the Planning and Building Departments;
9. that the conditions of the Fire Marshal's November 12, 2002, the Recycling Specialist's November 8,
2002, and the Building Official's November 4, 2002 memos shall be met; and
10. that any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition as
amended by the City of Burlingame.
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