HomeMy WebLinkAbout1801 Adrian Road 2 of 2 - Staff ReportCity of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
11. Environmental Rev yv
�' . ,. ,..,•
• Environmental review is require
building exceeds 10,000 SF. '�1�
firm. Once the re,yi5g�,i��`ar
approved consulting firm,,�,
�,w�:<:,,. ,.
r the proao:
12. North Burlingame/Rollins Road Development Fees
�1w1�+ � .
th inte�or nd ex�rior '�'iliEions to the
to be pre ared by an outside c��'� ulting
iest a sc e of work nd co9�lfom an
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' ��"+�'°�,�,
.�,;
• The North Burlingame/Rollins Road Specific Plan identifies a series of improvements that are necessary to
�improve the rea so that the goals of the Specific Plan, and in turn, the City's General Plan, can be
+��` 'accomp,lis#Se�as the �is,�ieveloped..The purpose of.the.c�,y,glopment fee is to provide funding for future
devetopment fee m rcial uses is $0.6�p'�f,S
s payment will be . re at time of building permit
�:q. ,
T�. ...
AL: 73,068 F(new 2"d floor) + 12,222 SF ( e
146,136 SF (proposed floor area) — 74,626'
@ $0.63 per square foot (net) _ $45,051.30
� North BurlingamelRqllins Ro�,Deve
nce.
.,�� �=.
w 1 s' floor) = 85,�'SF (total new flo�
SF (existing fl r area) = 71,510 SF
No response required at this time. Payment of North Burlingame/Rollins Road Development Fees will be added
as a condition of approval for the project.
13. Public Impact Fees
North Burlingame/Rollins Road Development Fee =$45,057.30
+ Public Impact Fees = $82,594.05
TOTAL = $727,645.30
First half to be paid before building permit submittal =$63,822.65
Second half to be paid before framing inspection =$63,822.65
End of comments.
4
No response required at this time. Payment of Public Impact Fees will be added as a condition of approval for
the projeck
Item No. 8e
City of Burlingame RegularAction
Commercial Design Review, Conditional Use Permits and Parking Variance
Address: 1801 Adrian Road Meeting Date: December 9, 2019
Request: Commercial Design Review, Conditional Use Permits, and Parking Variance for a two-story addition
to an existing one-story commercial building for a personal storage use.
Applicant: Bryan Miranda, Public Storage, Inc.
Architect/Engineer: Shab Vakili, KSP Studio
Property Owner: Public Storage, Inc.
Zoning: RRMU (North Rollins Road Mixed Use)
Generai Plan: Live/Work
APN: 025-169-050
Lot Area: 5.82 acres
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15332, In-Fill Development Projects, which consists of projects
characterized as in-fill development meeting the conditions described below (see page 4 for additional
information).
(a)
(b)
(c)
(d)
(e)
The project is consistent with the applicable general plan designation and all applicable general plan
policies as well as with applicable zoning designation and regulations.
The proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses.
The project site has no value as habitat for endangered, rare or threatened species.
Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or
water quality.
The site can be adequately served by all required utilities and public services.
Project Description: The project site is comprised of one parcel (253,519 SF) that currently contains two
separate commercial buildings; a two-story commercial building (Public Storage) at the front of the lot (1811
Adrian Road) and the subject building at the rear of the lot (1801 Adrian Road). The subject building was
previously occupied by Goodwill. Public Storage is expanding so that they will occupy and operate their business
in both of the commercial buildings on the lot. There are no changes proposed to the front building.
With this application, the applicant is proposing a two-story addition along the left side of the existing building
totaling 24,444 SF in floor area at 1801 Adrian Road. The proposal also includes removal of an existing
meuanine level in order to build a �ew 60,846 SF second floor within the open space of the existing building for
a total of 85,290 SF in new floor area. A Conditional Use Permit is being requested for the proposed personal
storage use.
The applicant notes that the proposed renovations would accommodate 2,100 storage units with an average
storage unit size of 100 SF. The proposed floor area on the site (including both buildings at 1801 and 1811
Adrian Road) would increase from 0.85 FAR (216,108 SF) to 1.13 FAR (287,618 SF) where 1.5 FAR (380,279
SF) is the maximum allowed. A Conditional Use Permit is being requested because with the proposed project
the FAR on the site will exceed 1.0 FAR.
Two new storefronUlobby areas are proposed at the front of the building. These new entries are identified by a
clear anodized aluminum storefront system, clear glazing, and a metal canopy. At the front of each new entry
will be a loading area.
Commercial Design Review, Conditional Use Permits,
and Parking Variance
The applicant is requesting the following:
• Conditional Use Permit for a Personal Storage use (Code Section 25.39.020);
1801 Adnan Road
Conditional Use Permit to exceed 1.0 FAR for an industrial use (1.13 FAR proposed where 1.5 FAR is
the maximum allowed) (Code Section 25.39.030 (b)); and
• Parking Variance for number on-site parking spaces (105 on-site parking spaces provided where 290
parking spaces are required for the intensification of use; 185 space deficiency) (Code Sections
25.39.050 and 25.70.040).
Off-Street Parking: A Parking Variance for a second floor addition within the existing building at 1811 Adrian
Road (front of the lot) was approved by the Planning Commission on June 8, 2015; 167 parking spaces were
proposed where 218 spaces were required (51 spaces not provided). With the proposed additions to 1801
Adrian Road, the proposed parking demand (including both buildings at 1801 and 1811 Adrian Road) is 290
parking spaces (increase in 72 spaces required), which includes 146,136 SF of personal storage on the first and
second floors (1:1000 SF parking ratio) at 1801 Adrian Road (subject building) plus 139,329 SF of personal
storage and 1,655 SF of lobby/retail space (1:400SF parking ratio) at 1811 Adrian Road. The proposed project
will decrease the number of parking spaces on-site from 167 to 105 spaces where 290 spaces are required.
Therefore, a Parking Variance is being requested for the difference of 185 parking spaces.
Landscaping: When the use in a building is intensified, on-site landscaping must be provided to current code
standards. The RRMU interim zoning district regulations require that a minimum of 15% of the total area of the
property be landscaped.
The existing landscaping (trees, shrubs and tur� will be maintained and provides 10.7% (27,191 SF) oftotal on-
site landscaping where 10°/a (25,352 SF) was the minimum required in the previous zoning forthis property at
the time of the previous Planning Commission approval forthe site. The applicant is proposing 10,504 SF of new
plantings and ground coverings plus a 3,095 SF bio-retention basin. With existing and new landscaping, a total
of 16.1 %(40,790 SF) of landscaping is proposed on-site where 15% (38,028 SF) is the minimum required.
1801 Adrian Road
Lot Area: 5.82 acres Plans date stam ed: Au ust 29, 2019
EXISTING PROPOSED ALLOWED/REQ'D
warehouse � personal storage
(1801 Adrian Road) j (1801 Adrian Road) personal storage use
Use: I requires a Conditional
retail and personal storage no change Use Permit
(1811 Adrian Road) I (1811 Adria� Road)
74,626 SF (1801 Adrian) 146,136 SF (1801 Adrian) I 1.5 FAR maximum
141,482 SF (1811 Adrianl 141.482 SF (1811 Adrian) � allowed with a
Floor Area Ratio:
216,108 SF 287,618 SF � Conditional Use Permit
0.85 FAR 1.13 FAR �
Lot Coverage: 135,38o SF 147,603 SF � 177,463 SF
53.4 /0 58.2 /o � 70 /o
Building Height: 32'-8'/<" 32'-8'/<" I 50'-0"
Commercial Design Review, Conditional Use Permits,
and Parking Variance
1801 Adrian Road
1801 Adrian Road
Lot Area: 5.82 acres Plans date stam ed: Au ust 29, 2019
EXISTING PROPOSED � ALLOWED/REQ'D
Side Setback (left): 147'-7" 76'-6" i 0'-0"
(right): 10'-0" no change i 0'-0"
Off-Street Parking: 167 spaces 105 spaces� 290 spaces'__
Electric Vehicle 11 spaces 11 spaces 5% of all s aces2
_ (EI� spaces: ---- 6-6%- -------I 10.5% P
i—
Aisle Widfh: n/a ( 24'-2'/z' __ 24'-0"
Driveway Widfh: n/a I 20'-0" 18'-0"
TotalOn-Site 10.7% � 16.1% 15%
Landscaping: 27,191 SF ! 40,790 SF 38,028 SF
i
Parking Variance requested for number on-site parking spaces (105 on-site parking spaces provided where
290 parking spaces are required for the intensification of use)
5°/a of all spaces shall be prepared for EV charging equipment (C.S. 25.39.050)
Staff Comments: None.
Design Study Meeting (September 9, 2019): At the Planning Commission design review study meeting on
September 9, 2019, the Commission was supportive of the Design Review request but wanted the applicant to
provide parking data to support the Parking Variance request. The Commission also suggested that the
applicant work with SummerHill, the developer of the adjacent mixed use residential project at 1 and 45 Adrian
Court, on landscaping and screening between the two properties; they voted to place this item on the regular
action calendar (September 9, 2019 Planning Commission Minutes attached).
In response to the Commission's comments, the applicant has provided data from a parking study conducted by
LSA on three multi-level indoor Public Storage facilities in California (see attached). Data was gathered on
parking demand and was based on half hour increments, during operation hours, on a typical weekday and a
non-holiday Saturday. Findings from the study showed that on a non-holiday Saturday, the average parking rate
was 0.07 spaces per 1,000 SF of floor area. Overall, the average parking rate for all three Public Storage
facilities was 0.09 space per 1,000 SF of floor area.
The proposed project increases the existing floor area by 71,510 SF resulting in an intensification of 7 parking
spaces based on the 0.09:1,000 SF ratio. Overall, with the proposed project the entire site (1801 Adrian Road
and 1811 Adrian Road) will have a total floor area of 287,618 SF and using the 0.09:1,000 SF ratio, would
demand a total of 26 parking spaces. With this project, a total of 105 parking spaces are being proposed.
Also, in response to the Commission's comments, the applicant will be coordinating with the adjacent
SummerHill project on street frontage improvements so that the neighboring development and proposed project
are aligned to support the General Plan goal of the northern portion of the Rollins Road area becoming a
"complete residential neighborhood -with parks, tree-lined streets, and a pedestrian orientation -that connects
to the Millbrae multimodal transit station." Though not reflected in the plans, as a condition of approval the
applicant will be required to provide street frontage improvements along Adrian Road to be in compliance with
Code Section 25.39.040 (c)(1); see Conditions of Approval. Compliance can be verified at Building Permit
submittal. The following standards are taken from Table 25.39-3 (RRMU Street Frontage Standards) which apply
3
Commercial Design Review, Conditional Use Permits,
and Parking Variance
to new and intensified development within the Rollins Road Mixed Use district:
1801 Adrian Road
Street T e Fronta e— Measured from Back of Curb to Buildin Face
Mixed-Use Collector Buildin Fronta e Setback 12 feet
(Adrian Road) Walk Zone Public 6 feet minimum
Amenitv/Planter Zone 5 feet minimum
Tree Wells
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15332, In-Fill Development Projects, which consists of projects
characterized as in-fill development meeting the conditions described below.
(a) The project is consistent with the applicable general plan designation and all applicable general plan
policies as well as with applicable zoning designation and regulations.
The Burlingame General Plan designates this site as Live/Work. The projectis specificallylocated
within the North Rollins Road Mixed Use District and is consistent with the General Plan's vision for
continuing to support and accommodate the existing industrial uses within this area and helps to
maintain the City's industrial base. The proposed project complies wifh applicable zoning
regulations by complying with standard regulations allowed by-right within the RRMU code
regulations and seeking the applicable requests (Conditional Use Permits and Variance) allowed
within the zoning code.
(b) The proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses.
• The proposed project site is limited to the rear half of the lot which is approximately two acres; the
site is surrounded by urban uses.
(c) The project site has no value as habitat for endangered, rare or threatened species.
• The projeci site is located in an urban area and is surrounded by similar industrial/commercial
development The project site is completely developed and is currently occupied with a one-story
building and a paved parking lot. There are no riparian habitat orothersensitive plant communities
on the project site. There are no creeks or wetlands present on the project site.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or
water quality.
The LSA parking study (see attached) identifies that the parking demand for Public Storage
facilities does not create a significant impact to the surrounding area and that the proposed
amount of parking more than adequately serves the site.
The proposed project is subject to the goa/s and policies set forth in the Community Safety
Element of the General Plan that aim to minimize excessive noise and to maintain a conditionally
acceptable noise level.
The area surrounding the project site has been developed with structures for 50-60 years. Since
the use of the site will be personal storage, the proposed project will not significantly increase the
Commercial Design Review, Conditional Use Permits,
and Parking Variance
1801 Adrian Road
existing ambient noise levels. The proposed project will be required to comply wiih current
construction standards.
• Construction of the proposed addiEion to the commercial building will not require pile driving or
other significant vibration causing construction activity. The project does not include any
permanent operational activity that would result in excessive or peroeptible vibraiion.
• This project is a commercial infill development project and it is not located adjacent to a
watenvay. Currently, much of the site is impervious with building footprint or paving. The
proposed footprint of the addition is over existing impervious area.
• The proposed project is subject to the Bay Area Air Quality Management DistricYs (BAAQMD)
regulations. With a total proposed square footage of 146,136 SF, the proposed project is
significantly under the BAAMQD's screening criteria for general light industry use where the
threshold of significance is 541, 000 SF.
• The proposed project is subject to the Building Code regulations set forth in the municipal code
regarding plumbing, water conservation in landscape, and indoor waterconservation in order to
maintain waterquality.
(e) The site can be adequately served by all required utilities and public services.
The project site is located in an urban area and is surrounded by similar industrial/commercial
development which is se�ved by utiliry and public se�vices. Two-thirds of the proposed expansion
and increase in floor area will be within the existing building and as reviewed by Recology (see
attached), the overall project does not affect the existing trash enclosure on site or the
serviceability of the site because an increase in garbage volume is not anticipated and therefore
will be adequately served by required utility and public services.
DevelopmenUlmpact Fees:
North Burlingame Development Fee
Development fees for projects in the North Burlingame/Rollins Road Specific Plan are subject to the following
fees: $0.63 per SF. New development that, through demolition or conversion, will eliminate existing development
is entitled to a fee credit offset for the existing development. The fees are calculated based on the fee schedule
in effect at the time the building permit is issued, with half of the fees required at permit issuance and half due
prior to the framing inspection. The North Burlingame Development fee is estimated to be $45,051.30.
Public Facilities Impact Fees
The purpose of public facilities impact fees is to provide funding for necessary maintenance and improvements
created by development projects. Public facilities impact fees are based on the uses, the number of dwelling
units, and the amount of square footage to be located on the property after completion of the development
project. New development that, through demolition or conversion, will eliminate existing development is entitled
to a fee credit offset if the existing development is a lawful use under this title, including a nonconforming use.
Based on the proposed commercial building (personal storage) and providing a credit for the existing building
(personal storage), the required public facilities impact fee for this development project is estimated to be
$82,594.50. One-half of the public facilities impact fees payment will be required prior to issuance of a building
permit; the second half of the payment will be required before the final framing inspection.
Design Review Criteria: The criteria for Commercial Design Review as established in Ordinance No. 1652
adopted by the Council on April 16, 2001 are outlined as foilows:
Support of the pattern of diverse architectural styles that characterize the city's commercial areas;
Commercial Design Review, Conditional Use Permits, 1801 Adrian Road
and Parking Variance
2. Respect and promotion of pedestrian activity by placement of buildings to maximize commercial use of
the street frontage, off-street public spaces, and by locating parking so that it does not dominate street
frontages;
3. On visually prominent and gateway sites, whether the design fits the site and is compatible with the
surrounding development;
4. Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing
development and compatibility with transitions where changes in land use occur nearby;
5. Architectural design consistency by using a single architectural style on the site that is consistent among
primary elements of the structure, restores or retains existing or significant original architectural features,
and is compatible in mass and bulk with other structure in the immediate area; and
6. Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches the
existing opportunities of the commercial neighborhood.
Suggested Findings for Design Review: That the proposed addition is compatible with the existing building
and consistent with the pattern of diverse architectural styles that characterize the city's commercial areas; that
the proposed bio-retention basin, on site and frontage landscaping promotes a complete street and
neighborhood by being contiguous with the frontage landscaping of the neighboring mixed use residential
development; that the proposed addition to the existing building is consistent with the architectural style and
mass and bulk with other structures in the immediate area and retains the existing character of the original
building, the project may be found to be compatible with the requirements of the City's design review criteria.
Required 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,
improvements in the
convenience;
at the proposed location, will not be detrimental or injurious to property or
vicinity, and will not be detrimental to the public health, safety, general welfare, or
(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.
Suggested Findings for a Conditional Use Permits for Use and FAR: The project may be found to be
compatible with the requirements of the Conditional Use Permit criteria based on the following:
• that the use is an expansion of an already existing use on site, is compatible with neighboring uses, and
is an allowed use within the Rollins Road Mixed Use zoning district;
• that since the proposed building does not exceed the maximum allowed FAR of 1.5 FAR (1.13 FAR
proposed) and will comply with the California Building and Uniform Fire Codes, the proposal 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;
that since the proposal meets the Goals and Policies of the General Plan to guide growth and
development in for the northern portion of the Rollins Road area, the use will be in compliance with the
general plan for the area;
C�
Commercial Design Review, Conditional Use Permits,
and Parking Variance
1801 Adrian Road
• that street frontage improvements will be incorporated that support the General Plan goal of creating a
complete residential neighborhood with parks, tree-lined streets, and a pedestrian orientation; and
that conditions of approval have been suggested for consideration to assure that the proposal is
compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining
properties in the general vicinity.
Required Findings for Parking Variance: In order to grant a Parking 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
and potential uses of properties in the general vicinity.
Suggested Variance Findings: That the proposed use is not a significant increase in impact compared to the
existing uses on sitewith the intensification of 7 parking spaces being minimal (based on 0.09:1,000 SF parking
ratio provided in the LSA Parking Study; that the proposed personal storage use operates in a less intense
manner and generates less traffic, requiring fewer parking needs, than what is required by the City's off-street
parking requirements; that larger Public Storage facilities in California and located within larger urban areas than
the City of Burlingame have an average rate of 0.09 spaces per 1,000 SF which would be 26 parking spaces for
the proposed project whereas 105 parking spaces are being proposed and therefore adequate parking is
provided for the proposed use.
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. 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 Division date stamped
August 29, 2019, sheets 1-12;
that the conditions of the Engineering Division's August 29, 2019 memo shall be met during the building
permit submittal phase.
3. that the project shall comply with Code Section 25.39.040 (C)(1) by providing street frontage
improvements along the Adrian Road frontage length of the lot, a minimum 6'-0" wide public walk zone
and a minimum 5'-0" wide amenity/planter zone with tree wells that are at least 5'-0" by 5'-0", to be
verified by staff at time of building permit review.
4. that prior to issuance of a building permit for the project, the project applicant shall pay the first half ofthe
North Burlingame Development and Public Facilities Impact Fees, made payable to the City of
Burlingame and submitted to the Planning Division;
7
Commercial Design Review, Conditional Use Permits, 1801 Adrian Road
and Parking Variance
5. that prior to scheduling the framing inspection, the project applicant shall paythe second half of the North
Burlingame Development and Public Facilities Impact Fees, made payable to the City of Burlingame and
submitted to the Planning Division;
6. that any changes to the size or envelope of the building, which would include changing or adding exterior
walls or parapet walls, shall require an amendment to this permit;
that any changes to building materials, exterior finishes, windows, architectural features, roof height or
pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staf�;
that demolition or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
9. that prior to issuance of a building permit for construction of the project, the project construction plans
shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning
Commission, or City Council on appeal; which shall remain a part of all sets of approved plans
throughout the construction process. Compliance with all conditions of approval is required; the
conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
10. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
11. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management
and Discharge Control Ordinance;
12. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in
affect at time of building permit submittal, as amended by the City of Burlingame.
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR
TO THE INSPECTIONS NOTED IN EACH CONDITION:
13. that prior to scheduling the framing inspection, the project architect, engineer or other licensed
professional shall provide architectural certification that the architectural details such as window locations
and bays are built as shown on the approved plans; if there is no licensed professional involved in the
project, the property owner or contractor shall provide the certification under penalty of perjury.
Certifications shall be submitted to the Building Department; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural
details (trim materials, window type, etc.) to verify that the project has been built according to the
approved Planning and Building plans.
'Amelia Kolokihakaufisi
Associate Planner
c. Bryan Miranda, Public Storage, Inc., applicant
Shab Vakili, KSP Studio, architecUengineer
Commercial Design Review, Conditional Use Permits,
and Parking Variance
Attachments:
September 9, 2019 Planning Commission Minutes
LSA Parking Study, dated November 30, 2017
Email from Recology, dated August 23, 2019
Engineering Division Memo, dated August 29, 2019
Application to the Planning Commission
Conditional Use Permit Application
Variance Application
Parking Study, received August 1, 2019
Planning Commission Resolution (proposed)
Notice of Public Hearing — Mailed November 27, 2019
Area Map
1801 Adrian Road
0
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CIN HALL
501 PRIMROSE ROAD
BURLINGAME, CA 940'10
Monday, September 9, 2079 7:00 PM Council Chambers
b. 1801 Adrian Road, zoned RRMU - Application for Environmental Scoping, Commercial
Design Review, Conditional Use Permit, and Parking Variance for a two-story addition to
an existing one-story commercial building. (Bryan Miranda, Public Storage Inc., applicant
and property owner; Shab Vakili, KSP Studio, architect) (38 noticed) Staff Contact:
'Amelia Kolokihakaufisi
Attachments: 1801 Adrian Rd - Staff Reoort
1801 Adrian Rd - Attachments
1801 Adrian Rd - Plans
All Commissioners had visited the property. There were no ex-parte communications to report.
Associate Planner Kolokihakaufisi provided an overview of the sfaff report.
Questions of staff.�
> Does the variance run with the land? (Kane: For the particular �se.)
Chair Comaroto opened the public hearing.
Bryan Mi�anda, Public Storage, represented the applicant.
Commission Questions/Comments:
> Could the 6ioretenchion landscaping be in a different location than the front between the (wo
buildings? (Miranda: Least impact on the site. Can look at it in another location if it works.)
> Understandable that you have to have a hammer head for the fire department. Wondering if that bio
retention could be towa�ds the back, and more omamental towards front. (Miranda: We can look at thaL)
> Previously there was parking data from other Public Storage sites. Can there be parkinq data this
time from fhis location? (Miranda: Yes. Is cognizant of the right number because it needs to serve the
customers).
Public Comments:
There were no public comments.
Chair Comaroto closed the public hearing.
Commission Discussion:
> Impact of parking is the only potential impact.
> Visiting project site, I saw a hand full of cars midday_ I went specifically around lunch time to see that
people are visiting and going to storaqe lockers, and the�e was less than a hand full of cars in the parking
lot.
Clty of Burlingame Page 1 Printed on 1T/3l1019
Planning Commission Meeting Minutes September 9, 2019
> Regarding the Commercial Design Review, I like the fai�ly simple structure that complements the rest
of the building. It is fairly subdued.
> The use already exists in the neighborhood.
> Design review is supporta6le.
> Is providing substantially more parking than the sample projects submitted.
> Wondering if the applicant had discussed with neighboring property to the north screening. I see there
are trees on the landscape plan that looks like they are exisfing. Maybe a possibility to plant in the rail
right-of-way.
Chair Comaroto re-opened the public hearing:
> Miranda: Wanted to clarify that the project is not adding to the building envelope. The expansion is
inside of the 6uilding. Met with the neighboring developer once already and will meet with them again now
that we have desiqns to make sure it works for them.
Chair Comaroto closed the public heanng.
There was no action on this item, as it is a Study Item.
Cky o/BuAingame Page 2 Printed on 1Y3/1019
LSA
November 30, 2017
Brian Ulrich
Diredor, Site Acquisitions
Public Storege
2200 East McFadden Avenue
Santa Ana, CA 92705
Subject: 4088 East La Palma Avenue Parking Analysis
Dear Mr. Ulrich:
BERKELEY
CARISBAD
FRESNO
IRVINE
LOSANGElES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUI50815P0
LSA is pleased to submit this analysis of parking for the expansion of the Public Storage location at
4088 East La Palma Avenue (project) in Anaheim. The proposed project will demolish the existing 67,939-
square-foot (sf) single-story storege facility and construd a 398,640-gross-square-foot (gsf) storage
facility within two climate-controlled buildings in two phases. Access to the site is provided through a
driveway on the north side of the site that connects to La Palma Avenue. Figure 1(attached) illustrates
the project site plan. As shown on Figure 1, the project proposes to provide 50 passenger vehicle parking
spaces and 2 truck loading spaces.
The off-street parking requirements in Anaheim are specified in Anaheim Municipal Code (AMC)
Section 18.42.040. As shown in Table A, the AMC requirement for the project is 108 parking spaces.
However, the site was designed based on the knowledge that Public Storage has gained over 45 years of
operation. Further, the project is constructing multi-level indoor storege rether than traditional drive-up
units. This parking study will (1) investigate the parking demand for self-storage facilities based on local
and nationwide data, (2) establish parking demand for multi-level indoor storage, and (3) provide the
findings necessary for a parking variance.
Table A: Municipal Code Parking Requirements
Project Parking Requirements
Land Use ParkingSpace Rates perAnahelm Required
Municipal Code Section 18.42.040 Parking
Size Unit Spaces
Self-Storage Fatilities 0.27 space per 1,000 square feet of 398.640 TSF 108
building GFA or 5 spaces, whichever
results in a greater number of spaces,
plus adequate loading and unloading
areas as required by the Planning
Services Manager or his/her designee
Total 108
TSF = thousandVsquare feet
Parking Generation — Published Survey Data
The Institute of Transportation Engineers (ITE) Parking Generation, 4t" Edition, provides information
based on four decades of research. Survey data is provided for Land Use 151: Mini-Warehouse, which
covers self-storege facilities. The fitted curve equation has a high coefficient of variation (RZ=0.86), which
20 Executive Park, Suite 200, Irvine, California 92614 949.553.0666 www.lsa.net
LSA
indicates precision in the prediction of parking demand. LSA applied the ITE fitted curve equation and
determined that the projecYs parking demand would be 32 vehicles based on ITE data.
Parking Generetion — Multi-Level Indoor Public Storage Surveys
In order to determine parking demand for muiti-level indoor storege units, LSA had parking accumulation
data collected (attached) at the following three Public Storage locations in or near Orange County:
• Irvine: 16452 Construction Circle
• Orange: 1040 North Main Street
• Long Beach: 4295 Outer Treffic Circle
The location in Irvine is located near the Tustin Legacy and West Park (Irvine) residential neighborhoods.
The facility has a three-story building with 171,000 sf of gross floor area with no drive-up units. Parking is
provided in 27 spaces with no gate. Public Storage believes this facility to be the most similar to the
proposed project given the type of facility and potential customer profile.
The location in Orange has a four-story building with 125,000 sf of gross floor area and drive-up units.
Eight marked parking stalls and a loading area with unmarked space for six vehicles are located near the
entrence to the multi-story building and before the gate. On-street parking is also convenient to the
multi-story building. In addition to surveying parking demand in the off-street parking spaces, data
collection included the observation of pedestrian destinations. Parking demand for the multi-level
building was isolated by subtracting vehicles from the count if the driver's destination was observed to
be the drive-up units. Similarly, vehicles were added to the count if a driver parked on street and was
destined for the multi-level building.
The location in Long Beach has a four-story building with 92,000 sf of gross floor area and no drive-up
units. Twelve parking spaces are provided with no gate. On-street parking is convenient to the site and
the site is within walking distance of residential and non-residential land uses. As at the Orange site,
parking surveys included the observation of driver destination. Parking demand for the self-storage
facility was isolated by adding vehicles that parked on street for the selt-storage use and subtracting
vehicles that parked on site for another purpose.
Parking demand was surveyed every half hour at all three sites on a typical weekday and a non-holiday
Saturday during opereting hours. Table B displays the observed parking demand. At all three sites, the
highest observed parking demand occurred on Saturday. Table C calculates the empirical parking rate
based on the highest observed parking demand.
As Table C shows, the peak parking demand observed on the surveyed Saturday at the Orange site was
much higher than those at the other two sites. On the surveyed Saturday, a total of 17 vehicles were
observed parked for the multi-story building at noon. LSA performed a spot survey the following
Saturday at noon and observed 9 vehicles. This would result in a rete of 0.07 spaces per 1,000 sf, which
would be similar to the other two surveyed sites. However, LSA used the higher observed parking
demand when calculating the average parking rete.
Table C shows that the average parking rete for the three surveyed self-storage facilities is 0.09 spaces
per 1,000 sf. Applying this average parking rate to the proposed project yields a projected parking
demand for 36 parking spaces.
11/30/1] vp;\pU01]00\Parking 5[udy\Parking Letter.dwxa _
LSA -
Table B: Self Storage Surveyed Parking Demand
Irvine (171,000 sf) Orenge (125,000 sf) Long Beach (92,000 s�
Weekday Weekend Weekday Weekend Weekday Weekend
8:00 AM — 1 — 4 — 0
8:30 AM — 0 — 5 — 4
9:00 AM — 0 — 7 — 4
9:30 AM — 2 — 7 — 7
10:00 AM 4 3 5 9 0 5
10:30 AM 5 5 6 9 0 2
11:00 AM 3 5 4 12 3 2
11:30 AM 4 4 4 12 3 2
12:00 PM 3 5 5 17 3 6
12:30 PM 2 9 7 14 4 2
1:00 PM 2 2 8 13 5 3
1:30 PM 3 7 8 16 3 2
2:00 PM 2 8 9 7 2 3
2:30 PM 2 5 7 5 2 5
3:00 PM 3 3 9 6 4 6
3:30 PM 3 3 8 10 1 7
4:00 PM 3 6 9 7 3 2
4:30 PM 3 4 30 7 1 4
5:00 PM 4 8 10 6 3 2
5:30 PM 2 5 9 4 4 1
6:00 PM 1 5 6 4 2 1
6:30 PM 0 5 1 3 0 0
7:00 PM 1 3 4 1 1 0
7:30 PM 0 2 5 1 0 0
8:00 PM 0 0 4 2 0 0
8:30 PM 0 0 3 1 0 0
9:00 PM 0 0 1 1 0 0
Note: Bolded text indicates the highest observed parking demand for a site.
st = square teet
11/30/SJ aP:\PUBI]00\Parking Stutly\Parking Letter.doaa
LSA
Table C: Self Storage Observed Parking Rates
Location I I Peak I Parking Rate
Size
Irvine
0.14
0.08
square
For both the nationwide survey data of self-storage facilities and the observed local data for multi-level
self-storage, the anticipated future parking demand is less than the proposed parking supply of
50 passenger vehicles and 2 truck-loading spaces.
Findings
AMC Section 18.42.110 stipulates that the following findings are necessary for the City of Anaheim (City)
Planning Commission or City Council to grant a variance from the AMC parking requirements. Based on
LSA's evaluation of the project, LSA believes the following conditions exist.
That the variance, under the conditions imposed, if any, will not cause fewer off-street parking spaces
to be provided for the proposed use than the number of such spaces necessary to accommodate all
vehicles attributable to such use under the normal and reasonably joreseeable conditions of operation
of suth use.
The analysis presented in this letter identified that nationwide ITE parking rates would predict a
maximum parking demand for 32 spaces and that local surveys of multi-level self-storage facilities would
predict parking demand for 36 parking spaces. The project proposes parking for 50 passenger vehicles
and 2 loading spaces for trucks, which would exceed the anticipated parking demand. Therefore, the
project will not cause fewer off-street parking spaces to be provided for the proposed use than the
number of spaces necessary to accommodate all parked vehicles attributable to the project.
That the variance, under the conditions imposed, if any, will not increase the demand and competition
for parking spaces upon public streets in the immediate vicinity of the proposed use.
Parking is not permitted on public streets in the immediate vicinity of the project. The analysis presented
in this letter identified that maximum parking demand is not anticipated to exceed the parking supply.
Therefore, the project will not increase competition for parking spaces on public streets.
That the variance, under the conditions imposed, if any, will not increase the demand and competition
for parking spaces upon adjacent property in the immediate vicinity of the proposed use (which
property is not expressly provided as porking for such use under an agreement ln compliance with
subsection .030 of Section 18.42.050 (Non-Residential Uses-Shared Parking Arrangements]J.
The analysis presented in this letter identified that the maximum parking demand is not anticipated to
exceed the parking supply. Further, the purpose of trips to self-storage facilities is to deposit or retrieve
items from storege. Parking spaces on adjacent properties are not convenient for this purpose.
11/30/ll :P:\PUBl]04\Parking SNdy\Parking Letrer.doan 4
LSA
Therefore, the proposed proJed is not anticipated to increase demand and competition for parking
spaces on adjacent properties.
Thot the vaNance, under the condiNons imposed, lj ony, will not increase traf%!c congestfon within the
off-streM parking areas or lois provided Jor the proposed use.
The parking analysis identifled anticipated peak parking demand for 36 parking spaces compared to a
parking supply of 50 parking spaces. This would leave a buffer of 14 parking spaces (28 percent). Glven
the anticlpated parking buffer, it is anticipated that fnbound vehicles will be able to find an available
parking space without circulating the site. Therefore, the proposed project is not expected to increase
traffic congestion in the off-street parking areas for the proposed use.
That t6e var7ance, under the conditions imposed, if any, wfll no! fmpede vehicular ingress or egress
from adjacent properties upon the public streets in the immediate viciniry oj the proposed use.
The parking analysis identified that sufficient parking would be supplied to accommadate the parking
demand. Observations of other, local self-storage facilities showed frequent turnover of parking spaces.
Some vehicles were parked for longer periods, but several vehicles occupied a space for a half hour or
less. Based on ITE trip generetion retes, the maximum inbound peak-hour volume would be 42 trips,
which is less than one per minute. Based on the availability of parking spaces, turnover of parking spaces,
and frequency of inbound trips, it is anticipated that inbound vehicles will be able to flnd an available
parking space without forming a queue. Therefore, the project is not anticipated to impede vehicular
ingress or egress from adjacent properties on the public streets.
Conclusion
LSA examined parking for the proposed expansion of the self-storage use at 4088 East la Palma Avenue.
The project would construct two multi-level storage buildings with a total of 398,640 gsf, replacing the
existing drive-up storege units. A total of 50 passenger vehicle and 2 truck loading spaces are proposed.
Nationwide parking survey data published by ITE predict a demand for 32 parking spaces. Surveys of
local, multi-level storege facilities predict a demand for 36 parking spaces. Both sets of data support the
City of Anaheim's findings for a deviation from the AMC parking requirement.
Sincerely,
LSA Associates, Inc.
,�,��z� �'��
Arthur Black
Associate/Transportation Planner
Attachments: A—Figure 1—Site Plan
B — Parking Data
11/30/1) aV:�P1181709\Parking Smdy\Parking letter.tlopa
GA0.CING AXALY513
NOVEMBEP 201]
ATTACHMENT A
FIGURE 1: SITE PLAN
GOHB EASi LR PpLMP AVFNVE L S A
ANqNEIM� CALIFORNIF
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SOURCE: KSP Stutlia
I:\PlIB1704\G�Site Plan.ctlr (:
4088 East La Palma Avenue Public Storage
Site Plan
L SA FIGURE 1
PAPYING AMRlY515 COHB E/�ST LA PFIM/� AVENUf L S A
NOVfM0E0. ZOS% AHAXEIM� CqllfOflNIA
ATTACHMENT B
PARKING DATA
P:\PUBl]00\Parking Study\Varking Letter.docx a11/30/l7a
Prepared by National Data & Surveying Services
Parking Study
Location: 16452 Construction Circle Date: 30/28/2017
City: Irvine Day: Saturday
Prepared by National Data $ Surveying Services
Parking Study
Lo[ation: 16452 Construction Circle Date: 11/2/2017
City: Irvine Day: Thursday
Prepared by Natfonal Data & Surveying Services
Parking Study
Location: 3040 N Main St Date: 30/28/2017
City: Orange Day: Saturday
Prepared by National Data & Surveying Services
Parking Study
Location: 1040 N Main St Date: 11/2/2017
City: Orenge Day: Thursday
Prepared by National Data & Surveying Services
Parking Study
Location: 4295 OuterTreffic Circle Date: 10/28/2017
City: Long Beach Day: Saturday
Prepared 6y National Data & Surveying Services
Parking Study
Location: 4295 Outer Treffic Circle Date: il/2/2017
City: Long Beach Day: Thursday
Amelia Anan
From:
Sent:
To:
Cc:
Subjett
Follow Up Flag:
Flag SWtus:
Hello Amelia,
Alexandra Porter <APorter@recology.com>
Friday, August 23, 2019 4:55 PM
Amelia Anan
Dan Zoldak; Derek Finnegan
RE: Public Storage Re: Trash Enclosure at 1811 Adrian Rd
Follow up
Flagged
Thank you for reaching out to Recology San Mateo County (RSMC) regarding the changes taking place at Public Storage
located at 1811 Adrian Rd in Burlingame.
Per our phone conversation, the changes you are making onsite do not affed the trash enclosure or serviceability of
current garbage and recycle containers. We confirmed there will be no changes to the current trash enclosure, originally
approved in December 2015. There is no anticipation of an increase in garbage volume; therefore the current enclosure
will suffice.
You may use this email as a record.
Thank you,
Alex
Alexandra Porter
wasle 2ero Specialist
Recology"� San Mateo County � 225 Shoreway Rd � San Carlos, CA 94070-2712
650.595.3900 � D: 650.598.8253 � aporterC�recoloqv.com
�YASTE ZERO
From: Amelia Anan [mailto:Amelia@kspstudio.tom]
Sent: Thursday, August 22, 2019 10:38 PM
To: Alexandra Porter <APorter@recology.com>
Cc: Dan Zoldak <DZoldak@larsandersen.com>; Derek Finnegan <DFinnegan@larsandersen.com>
Subject: Public Storage Re: Tresh Enclosure at 1811 Adrian Rd
CAUTION: This email originated from ouuide of the organizatian. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Hi Alex,
Please see attached. I notified our team about the audit and possible downsizing of tresh bins and our civil engineer
forwarded this information to me.
Thank you,
Amelia Anan
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Recology
San i�la=ar_: Cour.ty
VI.45TE ZERO
Enclosure and New Development
Appmval Form
NAME OF DEVELOPMENT OR BUSINESS: Ptiblic:Stoca¢'e'
_. ..
SERVICE ADDRESS: L811. Adrian.Rd: -. CITY: BiuGriaa�ne.
This letter serves as notice that the above menrioned development plans andlor new enclosure(s) plans
for recycle, compost and garbage service have been reviewed by Recology San Mateo County (RSMC).
P� the infonnation provided by the customer in the Enclosure and New Development Questionnaire and
the enclosureJdevelopment plan# A0. submitted/dated 9/09l2015. RSMC has deemed the plans
acceptable for scrvice levels and locations(s) specific to this property with the following stipulations,
which have been mutually agree� upon by RSMC and tfie Developer, Property Manager andlor Properry
Owner:
-: Bins will have no wheels and be positioned at the front of the enclosure
As part of t6e approval process and as a reference during the construction phase, RSMC has provided
the customer with Enelos�e and i+iew De.welooment Guidelioes. Any modifications to the plans/projact
-- -
will requ've an additional approval by R$MC:
PI- de` C wi of 60 days notice prior to initiation of services in ordet to
ner tory a �rety. �_
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San Mateo County .
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Project Address:
Project Comments - Planning Application
7801 Adrian Rd, zoned North Rollins Road Mixed Use District (RRMU), APN:
025-169-050
Description: Request for Environmental Review, Conditional Use Permits for use and floor
area ratio for a remodel and addition to an existing commercial building, which
includes adding a second floor within the existing building.
From: Martin Quan
Public Works Engineering
Please address the following comments at this time; provide a written response and revised plans
with your resubmittal:
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�. Please � �.m���e@e#--�er-�ev}e�n� RI�^ e ���_� �n e ..«� ., .tie ..� ,, .,, . �
3.
Planning application approval will be contingent on
closing out the sewer lateral test for 1761 Adrian Court.
4• . The proposed basin is on top of tha
sanitary sewer and manhole. Please relocate so that it is outside this area.
R oi ti •ti � w i
7. Prior to approval of this planning application, complete the sewer lateral test for 1761 Adrian
Court and submit the test results to Engineering to close out the neighboring project.
The following comments do not need to be addressed now, but you should be aware of them as
they /will need to be addressed at time of building permit submittal.
t. Based on the scope of work, this is a"Type III" project that requires a Stormwater
Construction Pollution Prevention Permit. This permit is required prior to issuance of a
Building Permit. An initial field inspection is required prior to the start of any construction (on
private property or in the public right-of-way).
2. Any work in the City right-of-way, such as placement of debris bin in street, work in
sidewalk area, public easements, and utility easements, is required to obtain an Encroachment
Permit prior to starting work. Porta potty's are not allowed to be placed in the City right-of-way.
s. Construction hours in the City Public right-of-way are limited to weekdays and non-City
Holidays between 8:00 a.m. and 5:00 p.m. for all activities (including hauling).
a. Replace damaged and displaced curb, gutter and/or sidewalk fronting site.
s. All water lines connections to city water mains for services or fire line protection are to be
installed per city standard procedures and material specifications. Contact the city Water
department for connection fees. If required, all fire services and services 2" and over will be
installed by builder. All underground fire service connections shall be submitted as separate
Underground Fire Service permit for review and approval.
6. Sewer Backwater Protection Certification is required for the installation of any new sewer
fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to
the issuance of Building Permit.
�. Insert the `Best Management Practices', updated June 2014, construction sheet into the
plans set. A copy can be found at
http://www.flowstobay.orq/sites/defaulUfiles/Countvwide%20Proqram%206MP%20PIan%20Sh
eet-June%202014%20Uodate.pdf#overlav-context=brochures or
http://www.flowstobay.orq/brochures then click "construction bmp plan sheet"
s. Please submit an erosion control plan. This plan shall include, but not limited to,
delineation of area of work, show primary and secondary erosion control measures, protection
of creek or storm drain inlets, perimeter controls, protections for construction access points,
and sediment control measures.
s. A survey by a licensed surveyor or engineer is required. The survey shall show how the
property lines were determined and that the property corners were set with surveyors license
numbers on durabie monuments. This survey shall be attached to the construction plans. All
corners need to be maintained or reinstalled before the building final. All property corners shall
be maintained during construction or reestablished at the end of the project.
Reviewed By: Martin Quan Date: 8/29/19
650-558-7245
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COMMUNITY DEVELOPMENT DEPARTMENT • SOi PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
p Design Review � Variance O Parcel #: dZ5— I lo�— 05D
�{ Conditional Use Pertnit ❑ Special Permit O Zoning / Other:
PROJECTADDRESS: �PJO) ��''�a�'` �Ad
APPLICANT
Name: 1��/� r-� � I V�-�' � D.k
Address: �1 U t l� E 5 I�� �1U �
City/State/Zip: �nl � U i� h L l� �[ k
Phone: SS l$ �� �th ��( c� ESQ
PROPERTY OWNER
Name: SL."lA,� 't I �(Z��-'E� A
Address: ��\ ��FS I � �N �1U'�,
City/state/Zip: GGL�r� D/t�-r; . <�
Phone: �SlSs � a vy � 8d � �
E-mail: 31'� S R�*� D/�- � P d 4 L�C.- S�d rtnw- E-mail:
. !S1 f'7
ARCHITECT/DESIGNER
Name: KSP Studio / Shab Vakili
Address: Orchard 23 Rd.
City/State2ip: Lake Forest/ CA/ 92630
Phone: 949-380-3970 xt 342
E-mail: shab@kspstudio.com
Burlingame Business License
�' 1���,��6�l.1
MAY - 2 2019
CITY OF BURLINGAME
CDD-PLA�INING DIV
Authorization to Reproduce Proiect Plans:
I hereby grant the Cily of Burlingame the authority to reproduce upon request andlor post plans su6mitted with this
application on the City's website as part of the Planning approval process and waive any claims against the City
arising out of or related to such action. (Initials of ArchitecUDesigner)
PROJECT DESCRIPTION:
AFFIDAVIT/SIGNATURE: I hereby certify under penalty M perjury that the infarmation given hereln is We and correct to the
best of my knowledge and be�ef.
ApplicanYs signature: �, Date: G/�I I�l
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission.
Propertyowne►'ssignature:� Date: ����( f
Date submitted• 5 I2l ��
s:leuwoounlxappumuon.doc
� CITY
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
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 /ocation will not be detrimental or
injurious to property or improvements in the vicinity or to public health, safety,
general welfare or convenience.
This project proposes to renovate and expand an existing warehouse building into an auxiliary
facility for the (E)1811 Adrian Rd self-storage building. The building perimeter and height will
not be altered. The new expansion will match existing building height and fa�ade. The
existing infrastructure will continue to be used to serve the property, therefore there will be no
impact to public health. The Fire Sprinkler system will be upgraded to meet latest codes and
FD requirements for self-storage. The project will implement necessary improvements to
provide access for persons with disabilities and the elderly, including parking, elevators. We
believe that this project will benefit the public and is consistent with the city's goals for
conservation and development.
2 How will the proposed use be /ocated and conducted in accordance with the
Burlingame General Plan and Zoning Ordinancel
The new zoning is RRMU (Rollins Road Mixed Use) within the Automobile Sales and
Services Overlay district, and lies within the general plan area for Industrial and Office Use.
The adjacent property to the east is an existing Public Storage facility with the same zoning
and general plan designations we believe that this justifies that a similar facility will meet the
cities general plan and zoning statutes on a neighboring parcel.
3. How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity?
The proposed development will maintain the existing aesthetics, mass and bulk of the
current building. This building is set back on the property and acts as the auxiliary
building to the recently redeveloped facility along Adrian Rd.
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Handouts\Variance Applicatan.2008
COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA
94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
' ',v � �'' -- �'�! � �
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��6 -1 2019
C•. i Y OF BURLIfVGAMc ' '
; :r�.�_�;,, ,�,�ihIING DI"
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 exceptiona/ or extraordinary circumstances or conditions applicab/e to
your property which do not apply to other properties in this area.
The existing building interiors will be renovated with minor improvements to the exterior
facilities. Based on parking study prepared by Lars Andersen & associates dated 8-19-14
for the 1811 Adrian Rd facility CUP in 2008. Based on research performed on similar
storage facilities the number of visitors is far less than what is required to fill the city
parking requirements. We believe that the above stated conditions create a unique
circumstance compared to a warehouse or other types of development in this area.
b. Exp/ain why the variance request is necessary for the preservation and enjoyment ofa
su6stantia/ property right and what unreasonab/e property loss or unnecessary
hardship might result from the denia/ of the application.
Based on the City Zoning Code Section 25.70.040 the required parking for a warehouse/
self-storage facility is 1 stall per 1000 sf of warehouse space. The proposed new
development along with the existing storage facility on this property would need 217 stalis
based on this code. Per previously submitted parking study findings it is apparent that the
quantity of stalls required will not be necessary. We believe that the zoning code parking
requirement would over park the site and request this variance.
G. Exp/ain why the proposed use at the proposed /ocation will not be detrimenta/ or
injurious to property or improvements in the vicinity or to public hea/th, safety,
genera/ welfare or convenience.
The current building is set behind the existing 1811 Adrian rd. facility. The majority of the
building is not visible from Adrian Rd. The building will have interior renovations along
with an expansion that has the same exact appearance. What is being proposed will not
impact public health, safety or general welfare of this area.
d How will the proposed project be compatib/e with the aesthetics, mass, bulk and
character of the existing and potentia/ uses on adjoining properties in the general
vicinity?
The proposed development is mainly an interior renovation not impacting the building
aesthetics, mass, bulk or character. The new expansion is an exact height and aesthetics
of the existing building. The existing and new expansion shall be painted to improve
fa�ade and upgrade the whole site
CITY OF BURLINGAME
VARIANCE APPLICATION
Hendouts\Variance Application.2008
Parking StudV
For
Burlingame, Ca.
Conditional Use Permit
And Parking Variance
Background:
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CIIY OF BURLING.Aivlc
cr�-���,�!N!n�r, c:v.
In 2013, Public Storage examined the parking demand at 3 project sites. The objective of the
study was help Public Storege provide adequate parking spaces for their customers but not over
park the facility hence wasting valuable real estate. To accomplish this objective, parking
studies were conducted on similar developments. First, the parking study methodology will be
discussed, and then the results and recommendations.
Methodology:
Public Storage recently studied like properties and observed customer patterns. One summer
month and one winter month were selected and 360 one hour periods were studied on two of
the properties and 450 one hour periods on an additional property, representing each facility's
hours of operation. Each customer had an individual security code that deactivates the alarm
to their space and is recorded when they entered the facility. The study simply counted the
number of customers entering the facility in each one hour period. The number of units not
building area was used as the denominator because each unit represents a customer. The
results of the studies were as follows:
1801 Adrian Rd
Conclusion:
The averege time a customer spent at their storage unit was approximately 15 minutes because
all customers were not there at the same time within each one hour period. So to be
conservative 30 minutes was used for the recommendation. Upon completion of the
expansion, the proposed Storege facility will be composed of approximately 2,100 units
therefore: 2,100 * 0.017 * 0.5 =17.8 required parking spaces during peak hours of operetion.
Again, Public Storage wants and needs to provide adequate parking to properly service its
customers, and this study demonstrates this. The study also demonstrates that peak hour
traffic is during non-commuting hours.
RESOLUTION APPROVING CATEGORICAL EXEMPTION, COMMERCIAL DESIGN REVIEW,
CONDITIONAL USE PERMITS, AND 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 a
Commercial Desiqn Review. Conditional Use Permits, and Parkinca Variance for a two-story addition to
an existinca one-story commercial buildinq for a personal storaae use at 1801 Adrian Road. Zoned
RRMU, Public Storaae. Inc.. prooertv owner. APN: 025-169-050;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
December 9. 2019, 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:
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 Section 15332, In-Fill Development Projects, is hereby approved.
2. Said Commercial Design Review, Conditional Use Permits, and Variance are approved subject
to the conditions set forth in Exhibit "A" attached hereto. Findings for such Commercial Design
Review, Conditional Use Permits, and 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.
Chairperson
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 9th dav of December, 2019, by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Commercial Design Review, Conditional Use
Permits, Variance
1801 Adrian Rd
Effective December 19, 2019
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped August 29, 2019, sheets 1-12;
2. that the conditions of the Engineering Division's August 29, 2019 memo shall be met
during the building permit submittal phase.
3. that the project shall comply with Code Section 25.39.040 (C)(1) by providing street
frontage improvements along the Adrian Road frontage length of the lot, a minimum 6'-0"
wide public walk zone and a minimum 5'-0" wide amenity/planter zone with tree wells
that are at least 5'-0" by 5'-0", to be verified by staff at time of building permit review.
4. that prior to issuance of a building permit for the project, the project applicant shall pay
the first half of the North Burlingame Development and Public Facilities Impact Fees,
made payable to the City of Burlingame and submitted to the Planning Division;
5. that prior to scheduling the framing inspection, the project applicant shall pay the second
half of the North Burlingame Development and Public Facilities Impact Fees, made
payable to the City of Burlingame and submitted to the Planning Division;
6. that any changes to the size or envelope of the building, which would include changing
or adding exterior walls or parapet walls, shall require an amendment to this permit;
that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staf�;
8. that demolition or removal of the existing structures and any grading or earth moving on
the site shall not occur until a building permit has been issued and such site work shall
be required to comply with all the regulations of the Bay Area Air Quality Management
District;
9. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the Pianning Commission, or City Council on appeal; which shall
remain a part of all sets of approved plans throughout the construction process.
Compliance with all conditions of approval is required; the conditions of approval shall
not be modified or changed without the approval of the Planning Commission, or City
Council on appeal;
10. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects to
submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
11. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
EXHIBIT "A"
Conditions of Approval for Categorical Exemption, Commercial Design Review, Conditional Use
Permits, Variance
1801 Adrian Rd
Effective December 19, 2019
Management and Discharge Control Ordinance;
12. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, in affect at time of building permit submittal, as amended by the City of
Burlingame.
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
13. that prior to scheduling the framing inspection, the project architect, engineer or other
licensed professional shall provide architectural certification that the architectural details
such as window locations and bays are built as shown on the approved plans; if there is
no licensed professional involved in the project, the property owner or contractor shall
provide the certification under penalty of perjury. Certifications shall be submitted to the
Building Department; and
14. that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans.
CITY OF BURLINGAME
COMMUNITY �EVELOPMENT DEPARTMENT
eURUNcnME 501 PRIMROSE ROAD
BURLINGAME, CA 94010
PH: (650) 558-7250 � FAX: (650) 696�790
www.burlingame.org
Site: 1801 ADRIAN ROAD
The [ity of Burlingome Planning Commission announces the following
public hearing on MONDAT, DECEMBER 9, 2019 af 7:00 P.M. in
Tha City Hall Coun[il Cham6ers, 501 Primrose Roud, Burlingame, CA:
Application far Commercial Design Review, fonditional Use PermN,
and Parking Voriance for a firsf and second floor addition to an
existing cammercial building at
1801 ADRIAN ROAD zoned RRMU. APN 025.169.050
Mailed: Narem6er 27, 2019
(Please refer to ofher s(deJ
PUBLIC FIEARING
NOTICE
City of Bur/ingame
A copy of the application antiplans for,this projecYmay,be reviewed prior to
the meeting at the Community D�delopment Department at 501 Primrose
Road, Burlingame, Cal'rfornia.
If you challenge the subject application(s)'in court, you may bs limited to
raising only those i&sues yoW or someone else raised ai the public hearing,
described in the notice or in wtitten correspondence delive�ed to the city at or
prior to the public hearing.
� ,� ,
Property owners who; receive this nofice are;'responsible for informing their
tenants about this,notice. ;;;;
For additional inforr'ria#ion;,please call (650) 558-7250. Tliaiik you.
Kevin Gardiner, AICP
Community Development�Director ,
PUBIIC HEARING NOTICE
(Please refer to ofher sideJ
1801 Adrian Road
300' noticing
APN #: 025.169.050