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Home My WebLink About1541 Adrian Rd - Staff Report 2.23.2015'�' ' ; _ �' �� ;_� x � City of Burlingame Amendment to Conditional Use Permit and Parking Variance Address: 1541 Adrian Road Item No. 8d Regular Action Meeting Date: February 23, 2015 Request: Amendment to a previously approved Conditional Use Permit and Parking Variance for changes to an existing commercial recreation facility (indoor kart racing). Applicant: Robert Edwards Jr. APN: 025-271-050, -060, -070 &-080 Architect: n/a Lot Area: 4.32 acres Property Owner: Frank Edwards Co. Inc. Zoning: RR, Automobile Sales and Service Overlay Area North Burlingame/Rollins Road Specific Plan: Industriat & Associated Office Use — Auto Row Overlay District Adjacent Development: Warehouse, distribution and parking in drainage right-of-way Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301, which states that existing facilities, consisting 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 are exempt from environmental review. Existing Use: Commercial Recreation Facility (GoKart Racer, indoor kart racing) Allowable Use: Automobile sales and service, air courier service, light industrial or manufacturing use, labs, office uses in conjunction with a permitted use, service businesses, warehouses; commercial recreation use allowed with a conditional use permit. Site Description and History: The subject property consists of four commonly owned parcels at the corner of David and Adrian Roads with addresses of 1541 and 1561-1565 Adrian Road. Two existing buildings and their associated parking spaces, which extend across property lines, cause a de facto merger of all four parcels. The owner of the subject property also owns a 140 foot (width) x 646 foot (length) portion of the drainage right-of-way located west of the subject property. The building at 1541 Adrian Road is occupied by GoKart Racer, an indoor kart racing facility. A portion of this building (2000 SF) is used by the property ownerto store personal goods. The building at 1561-1565 Adrian Road is occupied by office, warehouse and showroom uses. There are a total of 81 parking spaces on the project site. The required on-site parking for the property owner's storage use (2 parking spaces) at 1541 Adrian Road and the office, warehouse and showroom uses (49 parking spaces) at 1561-1565 Adrian Road is provided on-site. The required parking for GoKart Racer (71 parking spaces) is provided both on-site (30 spaces) and off-site in the adjacent drainage right-of-way at 960 David Road (41 spaces); please refer the attached originally approved Site Plan. An application for a Conditional Use Permit, Parking Variance and Landscaping Variance for a commercial recreation facility (GoKart Racer) was approved by the Planning Commission on March 24, 2003. GoKart Racer has been in operation at this location since November 2003. The Parking Variance granted by the Planning Commission was for 41 parking spaces (30 on-site parking spaces provided where 71 on-site spaces were required). To mitigate the Parking Variance, the applicant agreed to provide 43 off-site parking spaces in #he drainage right-of-way at 960 David Road. This off-site parking area is only accessed by a separate driveway off David Road and is fenced off from the rest of the drainage right-of-way. As required by the conditions of approval, the applicant entered into a lease agreement for 43 parking spaces at 960 David Road. 960 David Road is approximately two acres in size and much of it was graded and paved for parking many years ago. As noted above, GoKart Racer currently leases the eastern portion of the site (43 spaces). The other portions of the 960 David Road property are leased to other entities. For reference, the front, western portion of lot was to be used by FlightCar for vehicle storage (41 spaces), but Flightcar has since vacated the property; the remainder of the paved lot is associated with the Unga family for vehicle storage (rear, western portion of lot). Amendment to Conditional Use Permit Amendment and Parking Variance 1541 Adrian Road Proposed Amendment: After operating at the site for 11 years, GoKart Racer revisited the parking demand at this facility and is now requesting an amendment to a previously approved Conditional Use Permit and Parking Variance to reduce the number of required parking spaces provided, specifically: ■ To reduce the number of required off-site parking spaces located in the drainage right-of-way at 960 David Road from 43 to 20 parking spaces (supported by a Parking Demand Study prepared by Sandis Engineering, dated January 27, 2015); includes relocating the off-site parking location from the eastern to the western portion of the site. Please refer to the attached Site Diagram, date stamped February 4, 2015. Planning staff would note that in April 2014, the City Council granted a Conditional Use Permit to allow FlightCar to store 41 vehicles in the western portion of the site at 960 David Road. However, FlightCar has ceased use of the property, and the property owner confirms in his letter dated February 3, 2015 that FlightCar does not have a lease to store their vehicle there. With this application, GoKart Racing is not proposing any additional changes to their operations, building (either interior or exterior) or landscaping. The applicant is now requesting the following applications: ■ Amendment to Conditional Use Permit to revise the condition of approval which requires providing 43 off- site parking spaces at 960 David Road (20 off-street parking spaces proposed); and ■ Amendment to Parking Variance for elimination of 23 off-site parking spaces at 960 David Road. There will be a total of 50 parking spaces proposed for the commercial recreation facility where 71 parking spaces are required (30 on-site spaces provided at 1541 Adrian Road and 20 off-site parking spaces at 960 David Road). The portion of the lot used as vehicle storage for the Unga family can only be accessed through the portion of the site proposed to be utilized by GoKart Racer. As a Condition of Approval, GoKart Racer will need to allow the Ungas to continue to access its portion of the lot through the GoKart Racer lot. Parking Demand Study: The applicant hired Sandis to conduct a Parking Demand Study of the business as it is currently in operation (refer to attached study dated January 27, 2015). The purpose of the study was to examine the existing site parking demand, primarily during peak demand hours, and to determine the impact in the reduction of parking spaces dedicated to the site. The Parking Demand Study was reviewed by the City's Engineering Program Manager. In his memo dated February 18, 2015, he notes that "the Public Works — Engineering Division is in concurrence with the conclusions and justifications present in the analysis." There are a total of 32 parking spaces provided at 1541 Adrian Road (15 parking spaces located on the north end of the site and 17 parking spaces on the south end of the site). Staff would note that 30 spaces are for GoKart Racing and 2 spaces are for the property owners' storage space. There are an additional 8 motorcycle parking spaces provided at the north end of the site. In its study, Sandis included the motorcycle spaces and therefore reflects a total of 40 on-site parking spaces. Sandis conducted an occupancy survey of the parking spaces during peak use periods to determine the peak parking demand. Peak use periods were identified to be Thursday evenings from 6 p.m. to 9 p.m. and Saturdays from 11 a.m. to 6 p.m. Occupancy data in Table 1 of the Parking Demand Study indicate that the off-street parking demand is minimal even during peak use periods and did not exceed two (2) vehicles. The study also showed that no vehicles were observed in the off-site lot at 960 David Road. In addition to on-site parking counts, the survey also included data collection of on-street parking spaces within the business vicinity, which varied from 4 to 23 vehicles during the collection periods. Sandis notes that given the minimal parking demand observed on the subject property and at 960 David Road, it is likely that some patrons of GoKart Racer are parking on the street. Sandis also notes that a conservative analysis of the parking demand would be to assume that all on-street parking collected within the vicinity is associated with GoKart Racer. Using this assumption, the combined on-street/off-street peak parking demand requires 24 parking spaces and occurs on Saturday between 4:30 p.m. and 5:30 p.m. (see Table 1 of Parking Demand Study). Since 32 parking spaces are 2 Amendment to Conditional Use Permii Amendment and Parking Variance 1541 Adrian Road provided on-site, the existing parking on-site has adequate capacity to meet the peak use parking demand for the facility without requiring the use of on-street parking (24 parking spaces based on the Parking Demand Study). Although based on the study no additional parking spaces would be required beyond those provided on the subject property, the applicant is still proposing to provide 20 spaces at 960 David Road as potential overFlow parking. In conclusion, Sandis Engineering notes that "given the fact that there are spaces available within the Facility parking lots during peak hours of operation and adequate on-street parking within the property vicinity, a parking variance is warranted to reduce the required parking space supply for the Facility." Staff Comments: This application was placed directly on the regular action calendar because it includes a request for an amendment to a previously approved Conditional Use Permit and Parking Variance. If the Commission feels there is a need for the applicant to provide additional information, this item may be continued to a future meeting. See attached original memos from the Chief Building Official, Fire Marshal and Recycling Specialist. Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, 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; (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 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 forthe preservation and enjoyment of a substantial properly 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; and (d) that tfie use of the property will be compatible with the aesthetics, mass, bulk and character of existing an potential uses of properties in the general vicinity. This space intentionally left blank. 3 Amendment to Conditional Use Permit Amendment and Parking Variance 1541 Adrian Road � Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. Please note that conditions that no longer apply contain strikethroughs and that all new conditions are in italics. 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 underthe 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 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 pari(i�g-6e� � the drainage easement to the west of 1561-1565 Adrian Road as shown on the Site Diagram, date stamped February 4, 2015, �"�+ �„+ e.,,e,�, ,r;.,n a� foo+ ;., le.,..+h h�. �� foe+ ;,, �e�ry+� W�th 43 20 parking spaces along the western portion of the site, 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 20 parking spaces +r�-6st�4 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 Official's November 4, 2002 memos shall be met; a� 4 Amendment to Conditional Use Permit Amendment and Parking Variance 1541 Adrian Road 10. that any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition as amended by the City of Burlingame= Off-Site Parking at 960 David Road (front, western portion of site): 11. that clear access to the parking area to the rear (north) of the site at 960 David Road shall be maintained at all times through the GoKart Racer parking area; 12. that signs shall be posted along the perimeter of the site denoting area subject to flooding; 13. that fire lanes and fire apparatus access be maintained to 150 feet of all parts of the property, per §503 International Fire Code; 14. that there shall be no /oose trash or litter on the property; 15. that all runoff and future discharge from the site will be reguired to meet National Pollution Discharge Elimination System (NPDES) standards; 16. that each storm water inlet on the site shall be equipped with a sand/oil separator; alI sand/oil separators shall be inspected and serviced on a regular basis, and immediately following periods of heavy rainfall, to ascertain the conditions of the chambers; maintenance records shall be kept on-site; 17. that drainage from paved surfaces, including parking lots, driveways and roofs shall be routed to storm water inlets equipped with sand/oil-separators and/or fossil filters, then the water shall be discharged into the storm drain system; the property owners shall be responsible for inspecting and cleaning sand/oil separators and changing fossil filters on a regular basis as well as immediately priorto, and once during, the rainy season (October 15 — April 1); 18. that no fencing shall obstruct existing flow of water into and through the easement from the adjacent parcels; 19. that the applicant executes a separate hold-harmless and indemnification agreement in regard to the proposed use at this particular site, and that the agreement shall be in a form approved by the CityAttorney and executed prior to issuance of the permit. Ruben Hurin Senior Planner c. Robert Edwards Jr., applicant Attachments: Application to the Planning Commission Explanation Letter submitted by Robert Edwards, Jr., dated February 3, 2015 Conditional Use Permit Application Variance Application ' Parking Demand Study and attachments prepared by Sandis, dated January 27, 2015 Memorandum from Augustine Chou, Engineering Program Manager, dated February 18, 2015 Approval letter for original project, dated April 8, 2003 March 24, 2003 Planning Commission Minutes Staff Comments for originally approved project Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed February 13, 2015 Aerial Photo 5 _. , .�� 6URL�� COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: ❑ Design Review ❑ Variance ❑ Parcel #: �.2.�' —� 7/ -' �! Q ❑ Conditional Use Permit ❑ Special Permit ❑ Other: PROJECTADDRESS: �U � _�� ✓��ri! f�aavf /�54� ��r�Rn /�-�' APPLICANT project contact person ❑ PROPERTY OWNER project contact person ❑ OK to send electronic copies of docume� ts �7� / OK to send electronic copies of documents ❑ /' � f 6 � " c�,.- � � ��wc�.,�� C.a • ,, .�Tn c, Name: � cJ a,�.� c Name: �''c�2 Address: lc�''Y� i`/Cl�'i��.� ��U�c.c� Address: .�J��/�1c/i'�Cvy� �o�C,c� City/State/Zip: E/v,� �'n �Jw�'i'� P. C�Q_ %�61� City/State/Zip: ��n r�»�� C �`O Phone: � SD J 6v'o� ' u�cS'a?a� Phone: /�v`^d % 6,�"� � �?�S'..22 Fax: E-mail: ��r.J cc.,��J" � � G� , !�! e � Fax: E-mail: r'�Gt"cJcr�,�� 7"ec.D . .�C/ ARCHITECT/DESIGNER project contact person ❑ OK to send electronic copies of documents ❑ Name: ��%� Address: City/State/Zip: Phone: Fax: E-mail: * Burlingame Business License #: �� PROJECT DESCRIPTION: � es .� �' �i i r�� v� c�e ?YYI �C�Y ��/ 7 �l �G C C ✓! T!�! � c�c c,f �O �Gt/C �� FEB - 4 2015 CITY OF BURLINGAME CDD-PLANNING DIV. ��!`�� y . C; U,�' Z� - 0 ��e AFFADAVIT/SIGNATURE: I hereiy certify under penalty of perjury that the information given hereiriis true and correct to the best of my knowledge and Applicant's signature: Date: � ' � � %� I am aware of the proposed application and here y authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: Date: � � � ' �J� Date submitted: � ° � " I � * Verification that the project architect/designer has a valid Burlingame business license will be required by the Finance Department at the time application fees are paid. S: �HANDOUTS�PCApplication.doc Frank Edwards Co., Inc. 1565 Adrian Rd. Burlingame, CA 94010 February 3, 2015 Mr. William Meeker City of Burlingame Community Development Director 501 Primrose Road Burlingame, CA, 94010 Re: C.U.P. Parking Requirement Amendment Dear Mr, Meeker, ��I�� Es - 4 z�� CkTY OF BURLWGAME CDD-PLANNING DIV. We are the owner of the GoKart Racer building, commonly known as 1541 Adrian Road, Burlingame. I am also the owner of the large, paved and fenced parking lot to the West of the building, commonly known as 960 David Road. Per the C.U.P. for the GoKart Racer, I was required to provide forty three (43) off-site parking spaces. These spaces were provided in the Eastern section of the above referenced lot and are shown on the aerials attached hereto with the C.U.P. Amendment Application. GoKart Racer has little to no need for the off-site spaces. Though the parking study attached hereto confirms that no off-site parking is needed, we are still providing twenty (20) off-site spaces. These spaces will be located on the left or Western side of the lot and this area can also be clearly seen on the attached aerials. This Western section of the lot is available and there is no tenant utilizing the spaces, including Flight Car, whom is not using the lot and has no lease to do so. Please call me directly if you have any questions regarding the proposed amendment. Sincerely, � d� Robert Edwards, Jr. President (650) 652-2522 C:\Users\redwards\AppData\Local\Temp\Edwards to Meeker GoKart_Itr 020315.docx PROPOSAL: To reduce C�oKart Raeer°s off-site C.U.P. required parking from 43 spaces to 20 spaces in an adjaeent lot within the same parcel. � •'' �� 'Ms - -i,a - � i ., z� � �ti - � �' '.; � � s r�.'� i F.C�yi. . �v fiR �4 l �� L .. \ +" . . . �'y `' J�� . ��, �� . 4 . . . . `�: , ��! - �... . _ �. ��" r ' a l r. - 's�., ��yS _y �� „ ,`, ,�. ,#�! 101 < =;..' ti.. � - �. � � � �.� - � �: ;�, . �: v �`` � �- � �'� ��j• !�r .. !• ~' x �%'�. - `*, ..Zca . ` . ti '�"' 1 y� 0- . - �v ..- � . .'�,- '� _ _ L .� � � �� .�r� -�\ . _` - �� . •,�. � � `�` .! , � ! � � �� , � ' _ "" ��1�__ r '� � � �� 4/i�, _ : � � ,i ��! ' � � y `� � ��, �=.. _J, ��J � �I. I � �:- J I. �� <c.�, �� i � �: , - ,� ;�,�� ; ��,r;� �� -:�� ; '-'� ..�. .�%i,'isJ�_+. �� ' � - �n` ��_ •y =_'. r —�� ! �] �t � � r -�J' Y� �� . _ ��:,� � �. �r � g , �*�,.,.�� .��.� - _, � � , `' �:, '": � ; ' � �� \ � s'� _�� i ��-*.S�1�AMl� r'�� `4,,]. T ��.i�j �Y7� �-.�-„ � ��/� ��t;•.� .�_ . iS�.aY..'.'w._� . �.kF,_i._t :� �:..t��.. } ±'A '' / ��. �i�.�� s � ` � ` 1 � •�� . . _ . � , . � �� Yy�l 3`�� y� .. � ... �I: . ' _ �'if j,. J_ _ — __— _ _ _ - ; '_- 4/ {. I, _ _ � ,' - '� _�� ( " � 1�'.� � �` �. �^ ��' ' � ., , > >:: �� __ 4.�._ 1,.t___ � 2 � � Z__ �,:�'G-� =� � � _- � f�� : L� �_� '1':�T� '�` S �6a_ _--".. --- -' 1. i _ � `,' W!l ' ^� � � % � p� � `f �� r"' `f _ � � /_,v . ` _ �� -_-_'-`' a�� '. ''��• �4 ��f ' •• v i{ �1 �� h�� FEB - 4 20 i� ClTY OF BURLlNGAME CDD-F�IAP�NfNr i��v �� '� City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 • www.burlin4ame.orq F, c�Tr '`r : 1 i i , �� -� CITY OF BURLINGAME �� • CONDITIONAL USE PERMIT APPLICATION ��° �� EB - 4 2015 CITY OF BURLINGAME CDD-PLANNING DIV. 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 /ocafion will not be defrimental or injurious fo property or improvements in fhe vicinity or to public health, safefy, general welfare or convenience. %�L! e (� � e i S G� s:.yt �/4 � o VG�i �lv w/ J Gv'_ %'?J !� �- � T� � �� . �5��.� � w,�-, � c�z � o :� '`y V re ��e�. v,1� T� � %O � f`ic SiZ� rJ ,`� f �! c b� �� y 2. How will the proposed use be located and conducted in accordance with the Burlingame Genera/ Plan and Zoning Ordinance? �!'� � a-,/ � %✓l � v � � fG� �J , �L. � !o � /�� i'!or UT��Zlvj" c w;`l �� n� c�� e. � 3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and pofential uses on adjoining properties in the general vicinity? �� a. � o vc -- i2 v T a �!�' c a d`e . �% Rev 06.2007 Handouts\Conditional Use Permit App.doc � BURLtNGAME � COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org CITY OF BURLINGAME � ��"'°�" VARIANCE APPLICATION FE �� - 4 2015 CITY OF BURLINGAME CDD-PLANNING t71V. The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54.020 a-d). 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. a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. T!�! � a v�r �`v w�o u.✓l� :.� ,�,� � u� � c�� e� . (� Gc- � a. `l ,�✓"L tGi �J C' Cc J� (,,,J G CL�/ (' /�P v�v ��,/ i 7�Gi c d v��'`o �✓ � c�l �` �� y� �'�3 � d v�'��-�' e s- ��C b. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property /oss or unnecessary hardship might result from the denial of the application. �� '�.3 s� cc � c,J �r P /(/ a T �$ v� s f cc��. 7� u- l�y U �� /: 2 �� , ,/ cvYr � f� C o w!� G� .� � i�J ✓� c� � li � J s�! U /✓! C�JYI�[ �' �✓'vYy� f�i GYYI _ �� v 3� ��'i-� �J Gv YI c�✓ 3 Gl �� 3 vl u� ✓< <��J ry i 2 i''1 i v! c(/�'Y! C� �Y'llYY1 f a�YL� f'�,f S L! o a l�1 �/ � P�� •`�/� ..� � � P. c. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. / y O c�! G?'iY1 � O,%� U S� � �/L o �C �Y i� liyt, � �v " �j� � .� . v d. 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? . /�/ v G� !�t c�'!,f C o T Gt C S J�'� � T3' � s� l/ i t�1 UY v o f �i c�,� Handouts\Variance Application.2008 �► S A N D I 5 I►LANNEps1s �FRS January 27, 2015 614121.01 Robert Edwards Frank Edwards Company 1565 Adrian Road Burlingame, CA 94010 ; , �,�,. k �.^.' ! i'; � 1r.-z� Y .� � �.t,. � . _ ,: � x :-- ; ;r .,y�< [..�.. C L�,.. �__�r � EB -- �g zc �.� RE: GOKART RACER PARKING DEMAND STUDY BURLINGAME, CA Dear Robert, i,!TY OF BURLIi�!rA'`!i� CGD-PLANNING U3V. The intent of the parking demand study (Study) prepared for the GoKart Racer Facility in Burlingame (Facility) is to evaluate the actual parking demand of the Facility in comparison to the Facility parking requirements per the Conditional Use Permit (CUP). The CUP currently requires the Facility to provide 43 parking spaces in addition to the 40 spaces provided within the Facility property extents. This letter provides a summary of the findings of this Study as well as recommendations related to the Facility parking supply. Facility Overview GoKart Racer is an indoor racing facility featuring three separate tracks and a variety of race types. The Facility is located at 1541 Adrian Road within the City of Burlingame and has been successfully operated in this location since November of 2003. There are a total of four access points to the Facility, including two combined ingress/egress driveways along Adrian Road, one ingress only along Adrian near the intersection with David Road, and one egress only along David Road. Refer to Figure 1 for a layout of the Facility. Current Parking Supply and Requirements Off-street parking for the Facility is currently provided in three locations. Twenty-three (23) parking spaces are located along the northern extents of the property (Northern Lot). This includes four rows of 90 degree angled parking separated by two drive aisles. Access to these spaces is provided by two driveways located along the southern side of Adrian Road. There are three (3) accessible spaces included within the Northern Lot extents. A second onsite lot (Southern Lot) is located within the southern extents of the property and includes seventeen (17) angled parking spaces. Access to this lot is provided by an ingress only driveway at the intersection of Adrian Road and David Road. A one-way drive aisle runs through the lot and exits onto David Road. A satellite parking facility located immediately south of the Facility along David Road (Satellite Lot) currently provides forty-three (43) parking spaces for the Facility. Parking spaces within this Satellite Lot are shared with several nearby businesses. Figure 1 provides an overview of the location and layout of these current parking facilities. In addition to off-street parking, there is ample on-street parking available within the vicinity of the Facility. The parking requirements for the commercial recreational usage of the property were adopted as part of the original CUP in 2003 for GoKart Racer. This original CUP requires a commercial recreational use located at the property to lease forty-three (43) parking spaces from the property located at 960 David Road (Satellite Lot) in addition to the spaces provided on the 1541 Adrian Road property. Facility Parking Demand Survey In order to understand the Facility peak parking demand, an occupancy survey was conducted of the Facility parking spaces during peak use periods. Peak use periods were identified to be Thursday evenings between 6pm and 9pm and Saturdays between 11 am and 6pm. Occupancy data was collected for half hour increments within these time periods. Review of Table 1 will indicate that the off-street parking demand is minimal even during peak use periods and did not exceed two (2) vehicles. It should be noted that no vehicles were observed to use the Satellite Lot during the parking study. In addition to off-street parking facilities, the survey also included data collection for on-street parking spaces within the Facility vicinity. Counts for vehicles parked along Adrian Road and David Road varied from four (4) to twenty-three (23) vehicles during the collection periods. 636 9"' Street � Oakland, CA 94607 � P. 510.873.8866 � F. 510.873.8868 / www.sandis.net � S A N D I S I�LANMl�y'S EERS January 27, 2015 Robert Edwards 614121.01 Page No. 2 Given the minimal off-street parking demand observed on the property during the survey, it is likely that some patrons of the GoKart Racer facility are utilizing on-street parking. A conservative analysis of the Facility parking demand would be to assume that all on-street parking collected within the property vicinity is associated with the Facility. Using this assumption, the combined on-streeUoff- street peak parking demand requires twenty-four (24) parking spaces and occurs on Saturday between 4:30pm and 5:30pm. It should be noted that this peak use demand is very conservative in that the likelihood of all on- street vehicles being associated with the Facility is low. Refer to Table 1 for complete breakdown of the occupancy survey data collected for the Facility. Transportation Demand Management (TDM) Measures Transportation demand management (TDM) measures are design and programmatic elements commonly employed to reduce the overall volume of single occupant vehicle (SOV) trips to and from a site. These measures can range from carpooling incentives to enhanced pedestrian and bicycle facilities to transit subsidies. The Facility currently has several TDM design features including: reduced building setbacks, adequate sidewalk facilities nearby and connections from the building to these facilities. In addition, the majority of patrons of the Facility come in groups within the same vehicle. Conclusion and Recommendations Review of the peak occupancy parking data collected for the Facility will indicate the actual peak demand is significantly less than the current parking supply provided as required by the property CUP. The conservative analysis identified the maximum on-street/off-street parking demand to be twenty-four (24) parking spaces, while the Northern and Southern parking lots provide a total of forty (40) off-street parking spaces. These lots have adequate capacity to meet the peak use parking demand for the facility. Field observations indicate the Satellite Lot is not utilized during peak use hours. It should be noted that, while a portion on-street parking spaces within the vicinity of the property were observed to be utilized during the parking survey, several on-street spaces remained available during this period. This would indicate on-street parking facilities typically have capacity during the Facility's peak demand periods. Given the fact that there are spaces available within the Facility parking lots during peak hours of operation and adequate on-street parking within the property vicinity, a parking variance is warranted to reduce the required parking space supply for the Facility. As the Facility parking lots currently provide forty (40) parking spaces, it is our recommendation that the variance reduce the required parking space quantity to forty (40) parking spaces. Please feel free to contact me at 510.590.3421 should you have any questions or require additional information. Regards, SANDIS .�,- -� ,_ � j':.�-''-�•— Ron Sanzo, PE, TE Senior Traffic Engineer Attachments: Figure 1; Table 1 636 9"' Street � Oakland, CA 94607 � P. 510.873.8866 � F. 510.873.8868 / www.sandis.net . CITY OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD = BURLINGAME, CA 94010 '° _ PH: (650) 558-7250 o FAX: (650) 696-3790 www.burlingame.org Site: 1541 ADRIAN ROAD The City of Burlingame Planning Commission announces the following public hearing on MONDAY, FEBRUARY 23, 2015 at 7:00 P.M. in the City Hall Council Cham6ers, 501 Primrose Road, Burlingame, CA: Application for Amendment to a previously approved Conditianal Use Permit and Parking Variance for changes to an existing commercial recreation facility at 1541 ADRIAN ROAD zoned RR. APN 025-271-010 Mailed: february 13, 2015 (Please refer to other side) PUBLIC HEARIt�G �IOTICE Citv of Burlingame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeke� Community Development Director PUBLIC �IEARItVG IVOTICE (Please refer to ofher side) Gokart Racer Parking Occupancy Survey TABLE 1 Off-street Parkfng Facilities On-street Parking Facilities North Lot Along Adrian South Lot Adjacent to Site Satellite Lot Along David Road Adrian Road facility Parking Road David Road Time West Side Demand* Increment Total Parkine Suooly 23 Total Parkin¢ Suoplv 17 Total Parkine Suoolv 43 North Side South Side January 8, 2015 -Thursday 6:00 PM 2 0 0 2 3 2 9 :30 2 0 0 2 3 2 9 7:00 2 0 0 2 3 2 9 30 2 0 0 0 2 2 6 8:00 2 0 0 1 2 2 7 30 2 0 0 2 2 2 8 9:00 2 0 0 4 2 2 10 January 10, 2015 - Saturday 11:00 AM 2 0 0 1 5 1 9 30 2 0 0 2 6 2 12 Noon 2 0 0 1 6 3 12 :30 1 0 0 1 5 3 10 1:00 PM 1 0 0 1 5 2 9 :30 1 0 0 5 5 2 13 2:00 1 0 0 5 5 2 13 :30 1 0 0 i l 5 2 19 3:00 1 0 0 10 6 3 20 :30 1 0 0 10 7 3 21 4:00 1 0 0 12 7 3 23 :30 1 0 0 14 6 3 24 5:00 2 0 0 12 7 3 24 :30 2 0 0 11 5 3 21 6:00 2 0 0 6 4 1 13 'Assume all on-street parking spaces within site vicinity occupied during survey are Gokart Racer patrons � ��. 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V.�'-x"-. -' • --- -- O .-.�!'�.�.u: �� vn¢-. vi-[v-io CIVILENGINEERS T'�� FIGURE S A N D I S p�pNNEpS �r��'i��S S�WNBY '-� �° GOKART RACER SUNVEYORS �,0` -�' "�°"�BY R� PARKING FACILITIES 1 b36NinIhS:reet � Oaklentl,CA9460] � P.510.8]3.8866 �www.f�ndii.n�[ Llii� �/1W��i%iQ: MEMORANDUM PUBLIC WORKS DEPARTMENT TO: Ruben Hurin, Senior Planner FROM: Augustine Chou, Engineering Program Manager DATE: February 18, 2015 SUBJECT: 1541 Adrian Road — GoKart Racer I have reviewed the Parking Demand Study prepared by SANDIS for the conditions for GoKart Racer Facility at 1541 Adrian Road. After review, the Public Works — Engineering Department is in concurrence with the conclusions and justifications as presented in the analysis. The department has no additional comments. �� CITY 0 � � . BURLJNGAME �M�o� '9os �kATm JVNE 6• The City of Burlingame CIT1' HALL 501 PRIMROSE ROAD TEL: (650) 558-7250 PLANNING DEPARTMENT BURLINGAME, CALIFORNIA 94010-3997 FAX: (650) 696-3790 Apri18, 2003 Steve Markulin PO Box 2353 Saratoga, CA 95070 Dear Mr. Markulin, Since there was no appeal to or suspension by the City Council, the March 24, 2003 Planning Commission approval of your application for conditional use permit and parking and landscaping variances became effective r'1pri17, 2003. This application was to allow a commercial recreation use at 1541-1565 Adrian Road, zoned M-l. The March 24, 2003 minutes of the Planning Commission state your application was approved with the following conditions: 1. that the proj ect 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 90 % of the required on-site landscaping and 2,981 SF of landscaping in the front setback along David Road and that landscaping on the west side of the property include an automatic irrigation system and large scale shrubs, trees and vines on the building; that 32 parking spaces sha11 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 separa.ting the 32 parking spaces for the commercial recreation use at 1541 Adrian Road from the 49 parking spaces for 1565 Adria.n Road shall rema.in and be maintained by the property owner; � 2. that the variance for on-site parking spaces and the variance for total site landscaping, providing 90% of the total required, shall expire with the ternunaiion of the conditional use permit for the Go Kart use; shall be reviewed with any amendment to the conditional use pernut granted to the Go Kart use; and shall expire should any one or all of the three buildings on the site be demolished; 3. that because the purpose of the drainage area is for- flood control before issuance .of a building pernut for any of the construction for the Go Kart use at 1541 Adrian Road, , the owners of the properly on which the dxain is located shall draft an agreement on behalf of themselves and their successors in interest and in favor of the City of Burlingame holding the City of Burlingame, its officers and employees harmless for the approval of the parking within the drainage area for any April 8, 2003 1541-1565 Adrian Road page 2 future loss, damage, or claim that may arise because of the location, methods, and construction of the parking use within the drain area and that fully represents that the owners are relying solely on their own knowledge and the representations of their own experts and consultants in constructing the parking and in no way relying on any representations or analyses of the City. or any of its officers or employees in proceeding with the construction and use. This agreement shall be approved by the City Attorney and executed by the owners and recorded with the San Mateo County Clerk-Recorder before issuance of any construction permit for the Go Kart use at 1541 Adrian Road project; 4. 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 12:00 a.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 or the person under 18 years of age is accompanied by a parent or guardian; persons under the age of 18 accompanied by a guardian or parent shall be limited to the viewing area only; 5. that the maximum number of employees on site at any one time will be 13 persons, including the business owner; 6. 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 properiy owner in good operating condition at all times; 7. that the ambient noise level at the properly 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 Ievels from the go kart use, the applicant shall provide to the Planning Deparhnent 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 pernut sha11 be reviewed by the Planning Commission; 8. 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 pa�ing Lot A in the drainage easement, shall be refitted to have a petroleum filter (sock or pillow) installed, and the owner shall be responsible for inspecting and cleaning and chang,ing a11 filters on a biannual basis as well as immediately prior to and once (at Ieast) during the rainy season (October 15 — April 1), or as required by the City upon inspection; 9. 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 marked, dimensioned to code parking spaces, and an entrance and exit off of David.Road, sha11 be provided and maintained solely for the permitted commercial recreation use at 1541 �drian Road; that the lease of the 43 parking spaces Apri18, 2003 1541-1565 Adrian Road page 3 iri Lot A shall be a required condition for the lease of 1541 Adrian Road for the Go Kart commercial recreation use which was granted, a conditional use pernut for the site; and that if at any time in the future conditional use permit for the Go Kart use at 1541 Adrian Road ceases; the parking variance associated with 1541-15b5 Adrian Road shall be voided; 10. that tlie applicant shall be responsible for erecting signage on site to direct cusiomers to the appropriate parking areas for 1541 Adrian Road; and that all on site signage, including directional and parking signs, shall require a sepaxate perxnit from the Planning and Building Departments; 11. 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; 12. that this use permit and its associated variances shall be reviewed upon complaint; and 13. that any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition, as amended by the City of Burlingame. All site improvements and construction work will require separate application to the Building Department. This approval is valid for one year during which tixne a building permit must be issued. One extension of up to one year may be considered by the Plarming Commission if application is made before the end of the first year. The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within 90 days of the date of the decision unless a shorter time is required pursuant to state or federal law. Sincerely yours, �G�f�'�%��_ Margaret Monroe Ciiy Planner EL\s 1541ADRI.cca c. Frank Edwards Co. Inc. 1565 Adrian Road Burlingame CA 94010 Chief Building Inspector Chief Deputy Valuation, Assessor's Office (LOTS 39 40 41 42 43 44 45 46 47 48 BLOCK 6 LESS SWLY 20 FT OF MILLSDALE 1NDUSTRIAL PARK LTNIT NO 3 RSM 41/45 46 ; APN: 425-271-070 ,-050, -060 &-080) City of Burlingame Planning Commission Approved Minutes March 24, 2003 that it shall be protected i ccordance with the report throughout �e construction period and with adequate fencing during const ction. The motion was seconded by . Osterling. Chair Keig called for a voice vote on the ion to approve with amended conditions including changin e window in the master bedroom c set at the front of the house. The motion passed on a 6-0-1 (C.�� ele absent) voice vote. Appeal pro dures were advised. This item concluded at 9:05 p.m. 8. 1540 MEADOW LANE — ZO R-1— APPLICATION FOR DESIGN REVIEW MENT TO AN APPROVAL FOR A F AND SECOND FLOOR SIDE SETBACK V AND PARK�G DIMENSION V FOR A FIRST AND SECOND STORY ADDITI (BRUCE MCLEOD, LNING DESIGN, PLICANT AND DESIGNER; JEFF AND STAC OVITSKY, PROPERTY OWNERS 66 TICED PROJECT PLANNER: ERIKA LEWIT Referenc taff report March 24, 2003, with attachments. PLR n presented the report, reviewed criteria and st comments. Five conditions were suggested for co 'deration. PLR commented that the designer inf ed staff that he would not be able to attend the pub ' hearing, and that if the property owners were not resent, he requested that the Plamiing Commissio eview the request and take action. There were no questions of staff. Chair Keighran opened the public hearin�The designer and properiy owners were not present to questions. There were no comments � the public hearing was closed. � C. Bojues noted that the amen ent includes minor revisions to the plans, will h no impact on the integrity of the design, and ved to approve the application, by resolution, wit e following conditions: 1) that the project shall b uilt as shown on the plans submitted to the Pl ' g Department date stamped June 3, 2002, Sheets 1 through A3 and Sheet A6, and the revise ans submitted to the Planning Department date st ped March 7, 2003, Sheets A4 and A5; 2) that e conditions of the City Engineer's and the Recycling S cialist's memos dated Apri122, 2002, shall b met; 3) that any increase to the habitable basement flo area and any changes to the size or envel e of the first or second floors, which would include ex ding the footprint or floor area of the stru e, replacing or relocating a window (s), adding a dorxner or changing the roof height or pitch, sh be subject to design review; 4) that the project s 11 com with the Construction and Demoliti Debris Recycling Ordinance which requires ected demolition, new construction and alteratio rojects to submit a Waste Reduction Plan and recycling requirements; any partial or full demoli 'on of a structure, interior or exterior, shall re ' e a demolition permit; and 5) that the project shall eet all the requirements of the California Bu' ing and Fire Codes, 1998 edition, as amended by the 'ty of Burlingame. The motion was second y C. Vistica. Chair Keighran called for a�6oice vote on the motion to approve. The otion passed on a 6-0-1 (C. Keele absent). Appeal procedures were advised. This item concluded �;t 10 p.m. 9. 1541 ADRIAN ROAD, ZONED M-1 — APPLICATION FOR CONDITIONAL USE PERMIT AND VARIANCES FOR LANDSCAPING AND PARK�TG FOR AN INDOOR GO-CART FACILITY. (STEVE MARKULIN, APPLICANT; DENI�IS KOBZA & ASSOCIATES, DESIGNERS; FRANK EDWARDS CO PROPERTY OWNERI (15 NOTICED) PROJECT PLANNER: ERiKA LEWIT Reference staff report March 24, 2003, with attachments. CP Monroe presented the report, reviewed criteria and staff comments. Ten conditions were suggested for consideration. CP Monroe pointed out that there was a 9,620 square foot area on the west side of the building at 1541 Adrian next to the SP right-of-way and E City of Burlingame Planning Commission Approved Minutes March 24, 2003 including the PiJE on the Adrian site which was visible from the street and also from the parking in the drainage area which could be landscaped. Adding irrigated landscaping to this area, along with the landscaping proposed by the applicant, would increase total landscaping on the site to the required 10%. CA Anderson asked that a condition be added that parking in the drainage area is at the risk of the people who paxk there because the purpose of the drain is flood control, and that the city should be held harmless. There were no other comments or questions ori the staff report. Chair Keighran opened the public hearing. Steve Markulin and Shaina Markulin applicants, Bruce Shelling, 1575 Adrian Road; Tony Van Arkel, 228 Stanley Road. Applicants noted that this was a good location and there was a need for more recreation opportunities in this area; asked for a clarification that children under 18 be allowed on the site after 6 p.m. with a parent or guardian in order to spectate, they would not be allowed to drive or play video games; the reason for the requested change is to further promote the activity as a family activity, family can come see father or mother drive; presence would be limited to the viewing area. Commission asked if the applicant would be willing to add the landscaping along the west side of the building, it would be good to eliminate a variance and meeting the landscape requirement is consistent with the objectives for this Subarea in the planning studies on going in the Rollins Road area at this time. Applicant noted that they were not aware they could landscape this area, and would do so if they could. Commission asked about the requested change in persons under 18 on the site after 6 p.m. Applicant noted want young people to be able to observe the activity any time when there with a parent or guardian but do not want unaccompanied children under 18 hanging out in the viewing area or arcade. The core of the business is adults, especially in the evenings. Other testimony: have a business in the area and was concerned about having to secure parking area because the Go Kart business would be a Mecca for kids, with alcohol aiid litter. Reassured to hear that it is an adult oriented facility, look to the commission to protect adjacent properties from impacts; for the past 6 or more yeaxs the area has been secure, without litter and graphite free. Been involved with this type of recreational activity, participants don't drink or use drugs; good activity for a family everyone is involved. Applicant responded appreciate concern about loitering, use should not be negative to the area, a clean, positive experience. There were no fiuther comments from the floor and the public hearing was closed. C. Vistica moved approval of the conditional use perxnit for recreation use in the M-1 zone and for a 41 space on-site parking variance with the mitigation that 43 parking spaces be paved and improved in the drainage area and connected by lease agreement with the commercial recreation use at 1541 Adrian Road to expire should the conditional use on the site be changed; and with the added conditions that the city be held harmless for damage to vehicles parked in drainage area, that 9, 600 SF of landscaped area be provided on the west side of the building between the building and SP right-of-way in order to eliminate the variance for 10% of the site being landscaped, that the permit shall be reviewed upon complaint and that the chiidren under the age of 18 be allowed only in the viewing area, on the site after 6 p.m: so long as they are accompanied by a parent or guardian; and with the conditions in the staff report, as modified, by resolution. The motion was seconded by C. Auran. The amended conditions of approval are: 1) that the proj ect shall be built as shown on the plans submitted to the Plaiuiiilg 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 90 % of the required on-site landscaping and 2,981 SF of landscaping in the front setback along David Road and that landscaping on the west side of the property include an automatic irrigation system and large scale shrubs, trees and vines on the building; 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 10 City of BurZingame Planning Commission Approved Minutes March 24, 2003 variance for on-site parking spaces and the variance for total site landscaping, providing 90% of the total required, shall expire with the ternunation of the conditional use permit for the Go Kart use; shall be reviewed with any amendment to the conditional use permit granted to the Go Kart use; and shall expire should any one or all of the three buildings on the site be demolished; 3) that because the purpose of the drainage area is for flood control before issuance of a building permit for any of the construction for the Go Kart use at 1541 Adxian Road, , the owners of the property on which the drain is located shall draft an agreement on behalf of themselves and their successors in interest and in favor of the City of Burlingame holding the City of Burlingame, its officers and employees harmless for the approval of the parking within the drainage axea for any future loss, damage, or claim that may arise because of the location, methods, and construction of the parking use within the drain area and that fully represents that the owners are relying solely on their own knowledge and the representations of their own experts and consultants in constructing the parking and in no way relying on any representations or analyses of the City or any of its officers or employees in proceeding with the construction and use. This agreement shall be approved by the City Attorney and executed by the owners and recorded with the San Mateo County Clerk-Recorder before issuance of any construction permit for the Go Kart use at 1541 Adrian Road project; 4) 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 or the person under 18 years of age is accompanied by a parent or guardian; persons under the age of 18 accompanied by a guardian or parent shall be limited to the viewing area only; 5) that the maximum nuxnber of employees on site at any one time will be 13 persons, including the business owner; 6) 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; 7) 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 pernut shall be reviewed by the Planning Commission; 8) 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 aw�iliary parking Lot A in the drainage easement, shall be refitted to 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 upon inspection; 9) 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 marked, dimensioned to code parking spaces, and an entrance and exit off of David Road, shall be provided and maintained solely for the permitted 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 the Go Kart commercial recreation use which was granted, a conditional use permit for the site; and that if at any time in the future conditional use permit for the Go Kart use at 1541 Adrian Road ceases, the parking variance associated with 1541-1565 Adrian Road shall be voided; 10) that the applicant shall be responsible for erecting signage on site to direct customers to the appropriate paxking areas for 1541 Adrian Road; and that all on site signage, including directional and parking signs, shall require a separate permit from the Planniug anc3 Building Departments; 11) 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 mei; 12) that this use pernut and its associated variances shall be reviewed upon complaint; and 13) that any 11 City of Burlingame Planning Commission Approved Minutes March 24, 2003 improvements for the use shall meet all California Building and Fire Codes, 2001 Edition, as amended by the City of Burlingame. Comment on the motion: would like the condition regarding landscaping of the area on the west side of the building to include the requirement of including large scale shrubs and vines planted on the building as well as trees, the City Arborist can recommend species which will do well in that environment; support the business, a good idea, would like to note on the landscape requirement, because have not discussed this with property owner, can grant applicant a lesser variance, 10% rather than 50% ofrequired total site landscaping to give him some flexibility in implementation and room so that he does not need to return to the conunission in the near future. Maker of the motion and second agreed to granting a variance for total on site landscaping of 90% of what is required for the duration of this use on this site or until the existing buildings on the site are removed. It was noted that the signage for the site, including directional signs for the parking would be handled later with the sign program under the requirements of the sign code. Chair Keighran called for a voice vote on the motion to approve the conditional use permit for the Go Kart commercial recreational use with amended conditions. The motion passed on a 6-0-1 (C. Keele absent) voice vote. Appeal procedures were advised. This item concluded at 9:40 p.m. IX. DESIGN REVIEW STUDY ITEMS 10. 3121 MA.RGARITA AVE — ZONED R-1— A AKEA CONSTRUCTION �RMIT AND REAR SE STORY ADDITION ( HO, ABR ARCHITEC TION FOR DESIGN REVIEW, HILLSIDE VARIANCE FOR A FIRST AND SECOND ; APPLICANT AND D �NNER: ERiKA LEWI ; EUGENE LAI, CP Monroe brie presented the project des ption. There were no questions staff. Chair Kei an opened the public co ent. The applicant and prope owner were not present. The Commis ' n had the following conc s with the proposed proj ect: Since proj ect requires a' side area construction permit, ould like to see story poles installed prior to the action meeting, tory pole location and height sh ld be documented by a licensed sury yor; • Would like to see ore landscaping on the East Ele ation; • There are no sec d floor windows on the West evation, looks blank; • Previous plan ere reviewed months ago, fo ext meeting provide a reduced set o the previous plans so a c parison can be made with th roposed project; • Window cated to the left of the front do r is not shown on the North Elevati , please show; this windo is located at the stairway lan ' g, verify that it will work at this 1 ation, provide type of win w and trim; • N�t-glow from skylights may i pact uphill neighbors, please ad ss; • May block view from the hous west of this project, request staf o include in the next staff report the relevant section of the z'ng code which addresses find' g for the hillside area construction permit; • Confirm rear setback dimension, provide rear setback d' ension at rear corner of house; • Applicant should doufile-check and confirm that site/plan, floor plans and building elevations are consistent; and � • Can the kitchen/family room be modified to eliminate the rear setback variance. 12 ROUTING FORM DATE: November 4, 2002 TO: _City Engineer �Chief Builciing Off'icial Fire Marshal Recycling Specialist _City Arborist _City Attorney FROM: � Pianning 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 �v� � 7� -�j�s3 C:O cc u� �a�-� j° j�11 k" a u Q `� v�e�- Gi � � �!�'� sElAa�-a�re-�,. rp� U,rP�c.wfi's , � +2 � 6is �.v-� v�-��e,.. � ��% �-�- �- u�� -h cc aleyc'ra�c( � 11� - S�� ,�.r��D/w�r ��y ��, ,��s �-� � �-�-��/r v��- G��`� �►��.-,. �v�� s ��z��v� Reviewed By: �� -- Date of Comments: 11/¢��. ROUTING FORM DATE: November 4, 2002 TO: _City Engineer Chief Building Of�'icial 1/ 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 r�V�-� � � —�.�,� � � � � �P a� �,'�J,�? �-= �.3 4. �`>'�.. � `� � ��'> � a.. � � •�, -.-� ��+ �'�cl�.�`*�r � �3 7C'F�-,..�--'"� ��--� �i� c :s-�-� � � � '� � � � � 4' � � � `""'dq �s""':` ��S-O..-�4.,"�� ='�c� �: a.,F �.. t�j '��..'�,.. --��. �" � i� � � ` y ��aF..��'S c.� � c"d..�d.._. ��`Y"� 4 �-`5-1�\`�? �� .�,� �� "�. ..,3 e.. �l`-�''•�'� ��,t�; �'�2.P :. .1--c:� r..c�.,� .. c� �_,k-- �.�F��`�, �� i.��F:'�-��..�.. \ � � ��,t _, � ,�q�"�.'�>. � �""�� f' C'.,..X... ��-`�`er�.+ ��L w�.�" `�.'� � � =`�.�,.�,: �+`^..:,r `� � \..=�-�5- ��' �``�,� ��..r,.�.�.-� � ��'�--�,�' �.r,-�'�, Reviewed By: �' .� Date of Comments: r'.� ��-,r--r�.`�.�.._. . _�� ROUTING FORM DATE: TO: �' • SUBJECT: November 4, 2002 _City Engineer _Chief Building Offiicial �ire Marshal V Recycling Specialist _City Arborist _City Attorney Planning Staff Request for coi�ditional use permit for an indoor go-care facility at 1541 Adrian Road, zoned M-1, APN: 025-271-070. STAFF REVIEW: Monday, November 4, 2002 Uv� �' � ,, �.�°1 � r� l i� vvU � � ti �� G(�� p S � � l�'�� , ��,��.��.r.��J'7�1 � �� .. � � �. � ��,�,t. a- r�� ` �/�.�� , �v�' -� � �- . -` .... �i Reviewed By Date of Comments: �� 1 �� RESOLUTION APPROVING CATEGORICAL EXEMPTION AND AMENDMENT TO CONDITIONAL USE PERMIT AND PARKING VARIANCE RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Amendment to a previouslv approved Conditional Use Permit and Parkinq Variance for chanqes to an existinq commercial recreation facilit rLat 1541 Adrian Road. Zoned RR, Frank Edwards Co. Inc..1565 Adrian Road, Burlinqame, CA, 94010 propertv owner, APN: 025-271-050. -060, -070 and -080; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on February 23, 2015, 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 15301 of the CEQA Guidelines, which states that existing facilities, consisting 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 are exempt from environmentat review, is hereby approved. 2. Said Amendment to Conditional Use Permit and Parking Variance is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Amendment to Conditional Use Permit and Parking Variance are set forth in the staff report, 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. Chairman I, , 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 23rd dav of Februarv, 2015, by the following vote: Secretary EXHIBIT "A" Conditions of Approval and Parking Variance. 1541 Adrian Road Effective March 5, 2015 Page 1 for Categorical Exemption and Amendment to Conditional Use Permit 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 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 L'o 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; EXHIBIT "A" Conditions of Approval for Categorical Exemption and Amendment to Conditional Use Permit and Parking Variance. 1541 Adrian Road Effective March 5, 2015 7. that off-site parking for the commercial recreation use at 1541 Adrian Road shall be provided in the drainage easement to the west of 1561-1565 Adrian Road as shown on the Site Diagram, date stamped February 4, 2015, with 20 parking spaces along the western portion of the site, 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 20 parking spaces 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 Official's November 4, 2002 memos shall be met; 10. that any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition as amended by the City of Burlingame; Off-Site Parking at 960 David Road (front, western portion of site): 11. that clear access to the parking area to the rear (north) of the site at 960 David Road shall be maintained at all times through the GoKart Racer parking area; 12. that signs shall be posted along the perimeter of the site denoting area subject to flooding; 13. that fire lanes and fire apparatus access be maintained to 150 feet of all parts of the property, per §503 International Fire Code; 14. that there shall be no loose trash or litter on the property; 15. that all runoff and future discharge from the site will be required to meet National Pollution Discharge Elimination System (NPDES) standards; 16. that each storm water inlet on the site shall be equipped with a sand/oil separator; all sand/oil separators shall be inspected and serviced on a regular basis, and immediately following periods of heavy rainfall, to ascertain the conditions of the chambers; maintenance records shall be kept on-site; EXHIBIT "A" Conditions of Approval and Parking Variance. 1541 Adrian Road Effective March 5, 2015 for Categorical Exemption and Amendment to Conditional Use Permit 17. that drainage from paved surfaces, including parking lots, driveways and roofs shall be routed to storm water inlets equipped with sand/oil-separators and/or fossil filters, then the water shall be discharged into the storm drain system; the property owners shall be responsible for inspecting and cleaning sand/oil separators and changing fossil filters on a regular basis as well as immediately prior to, and once during, the rainy season (October 15 — April 1); 18. that no fencing shall obstruct existing flow of water into and through the easement from the adjacent parcels; and 19. that the applicant executes a separate hold-harmless and indemnification agreement in regard to the proposed use at this particular site, and that the agreement shall be in a form approved by the City Attorney and executed prior to issuance of the permit. �C17Y OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT euRL�N�AMe 501 PRIMROSE ROAD �BURLINGAME, CA 94010 PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 1541 ADRIAN ROAD The City of Burlingame Planning Commission announces the follawing public hearing on MONDAY, FE�RUARY 23, 2015 nt 7:00 P.M. in the City Hall Countil Chamhers, 501 Primro5e Road, Burlingnme, CA: Application for Amendment to a previously approved Conditional lJse Permit and Parking Variance for changes to an existing commercial recreation facility at 1541 ADRIAN ROAD zoned RR. APN 025-271-010 Mailed: February 13, 2015 (Please refer to other side} PIJBLIC HEARINC NOilCE Cit�r of Burlinc�ame A copy of the application and plans .for tt�is project may be reviewed prior to the meeting at the Community DeVelopment Department at 501 Primrose Road, Burlingame, Califiornia, �. �; . � � � . If you challenge the subject application(s} in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. �. _ Property owners.who�receive this notice are responsible for informing their tenants about this:notice: � � � � � _. . . � �� For additional information, pEease call (650) 558-7250. Ttiank you. William Meeker � � Community Development Director � . PU�L1C HEARING I�IOTICE (Please refer fo other side)