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
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2233 Lake Park Drive, Suite 400 � 5myrna, GA 30080 � 404-471-1634 � flooranddecor.com .
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March 21, 2018
Catherine Keylon
City of Burlingame Community Development Department
501 Primrose Road
Burlingame, CA 94010
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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.
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Thank you for your respect of our position and the impact of this project on the community.
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)
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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