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HomeMy WebLinkAbout1541 Adrian Rd - Staff Report 3.12.2018F�ooR`� oEcoR. City of Burlingame, I understand that you are concerned with the maintenance of the proposed off-site parking area. I assure you we will treat it the same as our primary parking lot. Here's our typical maintenance plan for our stores that will also be implemented at this location. 1. The offsite parking area will be checked weekly by our parking lot sweeping vendor who will notify us of any illegal dumping or contaminant spills. We'll also have the landscaper do the same during the growing season. 2. Upon notification of dumping we will hire someone to remove it promptly. 3. Upon notification of contaminant spillage, we'll dispatch Stericycle to properly contain, remove and dispose of such spillage. If you ever have any maintenance concerns regarding our store, feel free to contact me directly at Facilities@flooranddecor.com or on my cellphone, 972-762-8776. Received After sincere�y, 03.12.18 pC mtg Michael Meek Item 6a -1541 Adrian Road & 960 David Rd. Director of Facilities & Energy Floor & Decor i t_U�llilil_r;\IC,:-?LIJ.ti'1il';CCIV�D ` AFTER PREPARATION , OI' ST.4FF REPORT ���:����` �,� MAR - 8 20 i� �i�v oF su��lr�ur�.ur CQD-PL�N�`�?�iG :�'''�. � 2233 Lake Park Drive, Suite 400 � 5myrna, GA 30080 � 404-471-1634 � flooranddecor.com . , — . �������� �� �� ' ��,t? 2 :� ?`;?3 March 21, 2018 Catherine Keylon City of Burlingame Community Development Department 501 Primrose Road Burlingame, CA 94010 -„ . ; :t= BUrL�PJGAnAE CDD-P!_...A� COMMUNICATION RECEIV,�p .tFTER PREPARATION OF STAFFREPORT --' �-�' v�,,,, 8 b, � 5 y I� d r+ y� ��� ��b�� � Re: Application to the Planning Commission - Food & Decor —1541 Adrian Road, Burlingame Dear City Community Development Department and Planning Commissioners, This letter is in response to the application submitted to the Planning Commission for a Conditional Use Permit and Parking Variance by Floor and Decor for 1541 Adrian Road. As business owners of Sky High Sports located at 1524 Rollins Road on the corner of David Road, we object to the proposed off-site parking and drive thru pick up area for this project as designed and located on David Road as it will result in a significant and negative impact on traffic on David Road. This application, while addressing parking spaces and the corresponding number of cars that park through consultant studies, fails to adequately address and mitigate in a functional manner the impact of the increased traffic flow created by this design to the immediate area in which access will be gained via the intersection of David and Rollins Road — a one stop sign intersection that does not contain pedestrian cross walks and through which cars must exit into flowing traffic. To begin with, businesses along the Rollins Road area have experienced an increase in motor vehicle traffic along this corridor, often traveling at higher speeds than posted, since the completion of the Broadway Freeway access project as well as with both Peter Pan BMW Service and Tesla located in the area. Cars utilize Rollins Road as a quick and convenient means to avoid traffic along the 101, with limited stop points on Rollins Road as a means to slow the flow of traffic. Access to Adrian Road intersects Rollins Road at two points: (1) David Road with a one way stop sign placed on David Road; and (2) Adrian Road to the north with a traffic signal for all directions. As it has become increasingly difficult to merge into Rollins Road from David Road due to limited line of sight combined with the increase in traffic and speeds being traveled, we object to the placement of proposed off-site parking for this project accessible only from David Road, along with the drive thru pick up area, as both designs direct traffic onto David Road with the most probable exiting point being David and Rollins Road. Utilizing the parking data presented by Kimley-Horn in which all photos reflect stores with adjacent parking, the proposed project at 1541 Adrian Road reflects that this area can expect to experience an average of .89% utilization of parking spaces on peak times on Saturday afternoons. This peak parking utilization coincides directly with the peak time in which families and children are entering and exiting Sky High Sports on Saturdays from our David Road entrance and equates to a probable increase of 106 cars in this vicinity on a mid-day Saturday. Given that the most direct access to the proposed off-site parking will be via David Road in front of Sky High Sports, the increase levels of traffic in an area controlled by a one way stop without any painted cross walks is not reasonable nor prudent in an area that is heavily occupied by children. According to Kimley-Horn in which they state "rates tend to overestimate the parking spaces needed and the weekday peak hours trips generated by a Floor & Decor store. This can result in Floor & Decor incurring unnecessary costs associated with constructing under-utilized parking lots for its stores" (Parking and Trip Generation Study, Floor & Decor, March 2007, Introduction, Page 1). Our concern is not week-day, but peak weekend times in which significant numbers of children are walking in the vicinity directly across from the proposed off-site parking and along David Road to enter and exit Sky High Sports. In addition, our business along with both Go-Kart Racer and Burlingame Sports Center, has previously utilized 960 David Road as off-site parking due to its proximity. This is noteworthy to mention as these usage differ from what is proposed here. Each of these past usages were for businesses that attract(ed) groups of customers who would often arrive together and spend one to two hours utilizing the facilities (indoor basketball/volleyball, go-karting, trampoline park), while the current proposed use is for retail parking geared to contractors and bulky materials. While both usages are considered parking, the reality is that the frequency of trips and number of and size of contractor trucks is much greater with this proposed use and variance. Before approving this application in its current rendition, we urge the Planning Commission to understand and pay careful attention to this project in order to provide parking that contains direct access with deliberate attention given for safely routing traffic in the area. We ask that consideration be given to redesign the parking for this project with continuous on-site routing that intentionally directs cars from and onto Adrian Road be explored in order to satisfy all parties, perhaps granting the ability to access 960 David Road from the interior of the parcel and not from the street side as a means to safely route the traffic. The City of Burlingame and the Planning Commission must recognize the significance of this project on the traffic at the corner of David and Rollins Road and act in a manner to approve a design that will both consider and seek the best possible way to address the safety of the community along David Road and at the intersection of Rollins Road. In closing we attach a photo of a traffic collision that occurred at the corner of David and Rollins Road on Thursday, March 22, 2018 at approximately 4:30 pm as visual evidence of the intersection. The addition of the cars and traffic to and from Floor & Decor is an important aspect in the consideration of this application. �' �i ` � ub,' .� �� ... ] " tm������ . . . a . . ' I��9FSfi� _ � � ias �so a ��� �� . . ti'Nl,'nP'TJa�:�• . �� �, _ � _ � �� c � �o3 -. - S.. .g 5 �: . ' f.�' � . :.� �.y :�. � l ��. j�?�' . h� �:1. R' � "+} �'3 ±� '�{ J . • '. . . ' �, = - -.�. . . ._ � _ r _. _. . . . ` ..: , r� . . . _ . , , �: �: :. 4 r. - .: '... .. . 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Sincerely, Kelley and Tim Manning Sky High Sports 1524 Rollins Road Burlingame, CA 94010 Cc: Syed Murtuza — Director of Public Works City of Burlingame Conditional Use Permits and Parking Variance Address: 1541 Adrian Road and 960 David Road Item No. 6a Study Item Meeting Date: March 12, 2018 Request: Application for Conditional Use Permit for a building materials supply store in an existing commercial building, a Conditional Use Permit and a Parking Variance to provide required parking off-site in the drainage right-of-way Applicant: Floor & Decor c/o CenterPoint Integrated APN: 025-271-050, 060, 070 & 090 Architect: SRA 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: Industrial & Associated Office Use — Auto Row Overlay District Adjacent Development: Warehouse, distribution and parking in drainage right-of-way Existing Use: Commercial Recreation Facility (GoKart Racer, indoor kart racing) Proposed Use: Bulk merchandise store — building materials supply 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 located at the northern corner of Adrian Road and David Road and was formerly occupied by GoKart Racer, an indoor kart racing facility. The property at 960 David Road is approximately two acres in size and much of it was graded and paved for parking many years ago. GoKart Racer was previously leasing the eastern portion of the site for required parking, for which they were granted approval from the Planning Commission in 2003. Both properties are currently under the same ownership and are the subject of this application. The applicant is requesting approval of a Conditional Use Permit for a bulk merchandise sales of building materials for Floor and Decor, along with a Conditional Use Permit and Parking Variance to provide required parking off-site on the drainage right-of-way located at 960 David Road. The building is 69,750 SF in area and would not be expanded. There would be a remodel of the building to accommodate Floor and Decor, a building materials supply store. There is a 2,318 SF detached building located on the property, on the north side, that was previously used as storage for the property owners that would be demolished as part of this proposal and the area would be utilized as parking. There are a total of 120 spaces required for the proposed use, of which 24 spaces can be compact spaces. The proposed use is predominately for bulk merchandise storage, 67,696 SF, which requires 1 parking space permit 600 SF of floor area, 113 spaces. There would be small offices located in the south east corner of the building that total approximately 2,054 SF and would require 1 space per 300 SF of office, 7 spaces. The applicant is proposing to provide 50 spaces on-site at 1541 Adrian Road, which includes 6 compact parking spaces (8' x 17'), where a total of 120 on-site spaces are required for the proposed use. To mitigate the lack of required parking on-site the applicant has requested a Parking Variance to provide 70 parking spaces off-site in the drainage right-of-way at 960 David Road, 18 of which would be compact (8'x 17'). In addition to the parking variance for off-site parking, a Conditional Use Permit is required in the RR Zoning District for parking in the drainage right- of-way. This off-site parking area is only accessed by a separate driveway off David Road, with no direct access to , Conditional Use Permits and Parking Variance 1541 Adrian Road and 960 David Road the proposed use at 1541 Adrian Road. The parking area is fenced off from the rest of the drainage right-of-way. However, per a Public Works condition there would be no shopping carts allowed off-site, meaning customers cannot transport carts from the store down the street to the off-site parking at 960 David Road. Customers would have to pull their vehicles onto the site at 1541 Adrian Road to pick up their items. The applicant is proposing a dedicated pick-up area with a roll-up door that would be located at the south east corner of the building (along David Road). This pick-up area would operate independent of the two loading docks along David Road that would be used for vendor/manufacturer deliveries to the store. While there are exterior changes proposed on all sides of the existing building, the proposed modifications do not result in changes to more than 50% percent of the front fa�ade or of any fa�ade facing a public or private street or parking lot; therefore Commercial Design Review is not required for this project. The site layout would change with the removal of the 2,318 SF accessory structure that is located along the north east side of the building. This would result in additional on-site parking spaces that would be allocated in the footprint of the existing building. The design changes include enhancements such as pilasters and canopies. The front entrance of the former use (GoKart Racer) is currently east facing, along Adrian Road, and would be infilled as a solid wall. The new main entrance for Floor and Decor would be reconfigured to be north facing, to the newly created parking area. There would also be a secondary entrance to the store offices and the customer pick-up area located at the southern corner of the building. The existing loading docks along David Road, on the south side, would be reconfigured and modified from three doors to two doors. A new parapet wall would be added along the eastern frontage (facing the freeway) that would increase the overall building height by approximately 15-feet, to approximately 35-feet, where 60-feet the maximum height allowed by right in the RR Zoning District. The four roll up doors located along the eastern side of the building, facing the drainage easement, would be in-filled. The applicant is requesting the following applications: ■ C.S. 25.44.030(fl Conditional Use Permit for a building materials store, which: (1) Have no more than one hundred thousand (100,000) square feet of indoor floor area, outdoor storage display, and sales areas combined; and (2) Have paved, on-site parking based on retail sales requirements of Chapter 25.70 of this code and for all indoor and outdoor retail sales areas, adequate area on-site for maneuvering, parking, and unloading of trucks, and employees who will be on-site at one time. • C.S. 25.44.060(b) Conditional Use Permit for parking in the drainage right-of-way; 70 required parking spaces for the proposed building materials supply store would be located at 960 David Road in the drainage right-of-way . • C.S. 25.70.010(c) Parking Variance to provide 70 of the required 120 parking spaces for the proposed building supply sales use at 1541 Adrian Road at the property located at 960 David Road. This space left blank intenfionally. 1541 Adrian Road � 960 David Road Plans dated: February 2, 2018 2 ; Conditional Use Permits and Parking Variance 1541 Adrian Road and 960 David Road Proposed Allowed/Req'd Use: Floor and Decor- C.S. 25.44.030(fl requires CUP for bulk merchandise Bulk Merchandise sales sales' (supporting office, training and pro-sales area) 67,696 SF Bulk Sales' 2,054 SF Office _.__�.._......._.�_.,.__._.�._...��._..�.�.�_� 69,750,SF __..__........�.._.�....._._..___� .__..�.-----.—____., _________.� _.._..�.�_�_.._._ __._____Y___.._���__.._..�_..�_.�.. Parking: 50 on-site spaces (1541 Adrian) . C.S. 25.70.010(c) requires a Parking Variance for 70 off-site spaces (960 David providing required parking on off-site (from the Rd) use) 2 120 total spaces 2& 3 • C.S. 25.44.060(b)(1) requires CUP for parking on (24 compact the drainage eastment3 -18 compact on David - 6 compact on Adrian) Bulk Merchandise 1:600 SF (102 standard) Office 1:300 SF 2,054 SF Office (1:300 SF) = 6.84 spaces 67,696 SF Bulk Merchandise (1:600 SF) = 112.82 spaces 120 spaces Required (24 compact spaces allowed) n,...,�:s:,...,,i i i,.,, n,. ..,.:a . ,..a c... �.. �:i.��.. .,�.. .,i� .,rl .,�r.�le., �� �...,I�. �+.,�ec ncr r` C 7� dd f1Allffl _�nnlira4inn ........�.. �...� ...... . ........ ....�.......... .... ......... .� .........._._ _... �_.. __.. _�rr.� _'_' __ r _' _' _' . i _ �_ �_ . _ _ submitted 2 Parking Variance required to be provided on the same lot as the use for which the parking is required per C.S. 25.70.010(c) 3 Conditional Use Permit for parking on the drainage easement (70 off-site, 960 David Road) C.S. 25.44.060(b) Parking and Trip Generation Study: The applicant hired Kimley Horn to conduct a Parking and Trip Generation Study for Floor & Decor to determine actual parking and trip generation rates at several existing Floor & Decor stores located around the country. The study, dated March 2017, along with the supplemental memo dated February 20, 2018 looked at parking and trip rates for seven Floor and Decor stores from various locations around the country, the closest being a store in Santa Ana, California. Both of the above mentioned reports are attached for commission review and have been reviewed by Public Works, Engineering Division. In summary the report concludes that the City's parking requirements represent a"worst case scenario" and that the actual parking demand for the proposed use is about 1.69 vehicles per 1,000 SF for a suburban store and 1.06 vehicles per 1,000 SF for an urban store. The report notes that 120 spaces proposed for the 1541 Adrian Road location would be 1.73 spaces per 1,000 SF and exceeds the actual demand based on the Institute of Transportation Engineers (ITE) publications. The report also notes that this parking supply ratio exceeds the highest peak parking demand of all of the seven Floor and Decor stores that were analyzed as part of the study and is approximately 60% higher than the highest peak parking demand observed under their study. Please see the attached comments from the Public Works, Engineering Division related to the proposed parking configuration with 70 of the 120 required spaces provided off-site at 960 David Road. Public Works notes that based on the application material, that there would be up 30 employees on-site at one time; with only 50 on-site parking spaces, many customers would need to park off-site, either on the street or at 960 David Road. Because the 70 parking spaces for the proposed use are not contiguously located near the store at 1541 Adrian Road, 3 , � Conditional Use Permits and Parking Variance 1541 Adrian Road and 960 David Road customers would need to carry bulky materials off-site, within the public right-of-way, when leaving the store. In addition, Public Works has indicated concerns re�ated to potential materials spills from customers taking products back to their vehicles in the drainage right-of-way, which drains directly to the adjacent creek. Staff Comments: See attached memos from the Chief Building Official, Fire Marshal and Stormwater Coordinator. 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 necessaryto 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 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; and (d) that the 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. Catherine Keylon Senior Planner c. Floor and Decor c/o CenterPoint Integrated Solutions, - Greg Saia, applicant Frank Edwards Company, Inc — Bob Edwards, property owner Attachments: Application to the Planning Commission Explanation Letter Commercial Application Conditional Use Permit Application — C.S. 25.44.060(b), Parking in the Drainage Right-of-Way Conditional Use Permit Application — C.S. 25.44.030(fl Bulk Materials Sales Variance Application — C.S. 25.70.010(c), Parking, required parking not provided on-site Parking Demand Study and attachments prepared by Kimley Horn, dated March 2017 Parking Demand Study, supplemental memo in response to PW, dated February 20, 2018 Staff Comments Notice of Public Hearing — Mailed March 1, 2018 Aerial Photo 4 . CITY OF BURLINGAME ''� COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD :-?;� _ BURLINGAME, CA 94010 `��3i �� -- . PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 1541 ADRIAN ROAD 8� 960 DAVID ROAD The City of Burlingame Planning Cammission announces the following public hearing on MONDAY, MARCN 12, 2018 at 7:00 P.M. in the (ity Hall Council (hambers, 501 Primrose Road, Burlingame, CA: Application for Conditional Use Permit for a building materials supply store in an existing commercial building, a Conditional Use Permit and a Parking Variance to provide required parking off-site in the drainage right-of-way at 1541 ADRIAN ROAD & 960 DAVID ROAD'zoned RR. APNs 025-271-070 8 025-271-090 Mailed: March 2, 2018 (Please refer to other side) PUBLIC HEARING NATICE Citv of Burlin,qame 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 Meeker Community Development Director (Please refer to other side) PUBLIC HEARING NOTICE