HomeMy WebLinkAbout1215 California Drive - Staff Report (3)Burlingame Planning Commission Minutes October 10, 1995
donations trailer and related activities, and that the store shall be open between the hours of 10:00 a.m.
and 8:00 p.m. daily; 5) that all employees driving to work shall park in the parking provided by this
business at 1109 Rhinette Avenue; 6) that this parking variance for 11 spaces shall be valid so long
as the properties at 1215 California. Drive and 1109 Rhinette Avenue remain in the same ownership;
the square footage of uses ., fo the same as in condition 1;
and 11 parking places are provided to ci e„ s' stand o)� as 1109
Rhinette Avenue in safe, µ ble, yees stome or the re t 1215
California Drive; and '7) th at ' merits an ns be b t in co 1 r ith the
Uniform Building and Uniform Fir odes as rided i B �V"and (special permit
conditions 1109 Rhinette Avenue 1) that the project all be buil ow n the plans sybmitted
the Planning Department and date stamped September 15, 1995 the rtion sho `"` A,: tlie15014 130' lot
known as 1109 Rhinette Avenue showing 11 parking spaces designed to city code standards and an
area at the r or storing the donations trailer; 2) that the conditions of the Chief Building Inspector's
August 18, o` ds` the ; ` ` the g p rig and d�bl, essible access provided on 1109
Rhinette Avenue- that thi condi al, t se the at 1109 Rhinette Avenue .as a
parking area to pport the at 1215 r�ua e1a11 be;;valid so
R Vie?
properties at 11 Rhmette Aye 215 California i `r am in the er dhe e
of 1109 Rhine Ayernhi 'sh a arlang wi#h a um of 11 tha , es
within the structure at 1215 Califorma Dri remain 6,290 SF tail,, 1,220 SF 3L0SFt ing
room/office, 1,344 SF storage/stock room; 4) that irrigated landscapirig,be p ed along th hain
link fence, a row of trees on the east side by the city parking lot, a screening vine on the w t side
separating the parking lot from the residential use, and a vegetative screen next to the wall by the
restaurant; 5) that all improvements and construction for the parking area and disabled accessibility
shall be built in conformance with the requirements of the adopted Uniform Building and Uniform Fire
Codes as amended by the City of Burlingame; and 6) that the city engineer shall determine the timing
and size of truck deliveries consistent with the traffic congestion in the area.
Motion was seconded by C. Mink and failed on a 3-1-2 (C. Jacobs dissenting and Cers. Ellis and Key
absent) roll call vote.
Norm Book, representing the property owner and applicant asked that the commission reconsider and
deny this project without prejudice.
C. Deal then made a motion that the commission reconsider their vote.
The motion was seconded by C. Mink and failed on a 3-1-2 (C. Jacobs dissenting and Cers. Ellis and
Key absent) roll call vote. Appeal procedures were advised.
C. Jacobs described the traffic impact on Laguna and indicated that this is too much activity for the
corner of Broadway and California. She felt this to be the wrong location.
for this use.
PLANNER REPORTS
0
SAZ_l
ITEM # 5
CITY OF B URLING"E
Conditional Permit for Parking Area in the
R-3 Zone and a Parking Variance
Address: 1215 California and
1109 Rhinette Ave.
Meeting Date: 9/26/95
Request: A parking variance for 11 spaces to replace an automotive repair shop with retail sales and
training (CS 25.70.030 i) at 1215 California Drive and a conditional use permit for a parking area (CS
25.32.030-2) in the R-3 zone at 1109 Rhinette Avenue.
Applicant: Goodwill Industries, Ardis Jerome
APN: 026-093-030
026-093-170
Property Owner: Don Sabatini
Lot Dimensions 1215 Calif.-8,652 SF Zoning: C-2
and Area: 1109 Rhinette-4,950 SF
General Plan: Service and special sales fronting California and medium high density residential on
Rhinette.
Adjacent Development: Gas station to north, Broadway commercial area and multiple family residential
to west, city public parking lot to north. Faces California and CalTrain right of way. Half a block from
Broadway train station.
CEQA Status: Article 19. Categorically Exempt per Section 15301 Existing Facilities, Class 1,
operation, repair, maintenance, or minor alteration of existing private structures, facilities, mechanical
equipment involving negligible or no expansion of use beyond that previously existing including: (a)
interior or exterior alterations involving such things as interior partitions, plumbing and electrical
conveyances.
Previous Use: Auto repair and body work at 1215 California and outdoor storage yard at 1109 Rhinette
Ave.
Proposed Use: Retail sales area, support office, storage at 1215 California; parking lot and donation
collection point at 1109 Rhinette.
Allowable Use: Retail sales with related office, retail service, trade schools, auto repair and service on
California; multiple family residential on Rhinette.
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Summary:
Goodwill Industries, represented by Ardis Jerome, is requesting an 11 space,arking variance to use 1215
California Drive for a 6,290 SF retail sales outlet with supporting office (1zWSF), training room (330
SF) used by on -site employees of Goodwill, and a stockroom (1,344 SF). For this project they also need
a conditional use permit in order to provide a parking area on an adjacent lot zoned R-3 at 1109 Rhinette
Avenue. A donation trailer with one employee assigned to it full time would also be located on the paved
and fenced Rhinette lot along with the 11 parking spaces. The public can drop off donated goods there
during store hours (10 a.m. to 8 p.m. daily).
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The present proposal is to have 6,290 GSF of retail sales area (1:400 GSF/15.7 parking spaces), 1z4-06
GSF of office area (1:300 GSF/4.9 parking spaces), 300 GSF of training area for on site employees
(1:300 SF/ 1.0 parking space, and 1,344 GSF of storage (1:1000 GSF/1.3 parking spaces). The total
parking requirement for the Goodwill use would be 23 on site spaces. The structure at 1215 California
has been used for many years as an auto body and repair shop with no customer or employee required
parking provided. Therefore the site is nonconforming in parking. The auto shop was 9,250 GSF and
Conditional Permit for Parting Area m the R-3 Zone and a Parting Variance 1215 C411fomla and 1109 Rhtnette Am
required 12 on site parking spaces at the code required ratio of 1:800 GSF. Because the sit& is
nonconforming in parking, and the use is changing on the site, the applicant is only required to provide
on site parking for the intensification of use from auto repair to retail/training (12-23 = 11 spaces). In
this case, because the structure fills virtually the entire lot, the applicant cannot provide any parking on
site and is asking for a 11 space parking variance. However, he is offering mitigation by providing 11
parking spaces, designed to city standards, on the adjacent lot at 1109 Rhinette Avenue. The lot at 1109
Rhinette is in the same ownership as 1215 California.
A use permit is required to provide the parking area on the Rhinette lot because it is zoned R-3. The
donation receiving activity and donations trailer will also be located at the rear of the Rhinette lot adjacent
to the wall. The wall is 10 feet in from the rear property line and encloses a proportion of the site leased
to the adjacent property fronting on Broadway. The enclosed area is used for an outdoor seating area
for the restaurant on Broadway. There will be 1 employee manning the donation trailer during the
hours the store is open. He/she will sort the goods donated and move some directly into the stockroom
for immediate resale from the store. The remainder will be stored in the trailer to be taken for repair,
cleaning etc. at another site.
There will be 9 employees in the store, including two managers and 1 employee at the donation trailer;
for a total of 9 on site at any one time. The store hours will be 10 a.m. to 8 p.m. daily. Sunday hours
may be shorter. Employees will work -on site and also be trained in service business skills in the training
room by the on -site managers. Training courses will occur only during the hours that the store is open,
10 a.m. to 8 p.m., weekdays. There will be no week end training sessions.
The two lots at 1215 California and 1109 Rhinette cannot be merged to eliminate the variance and
conditional use permit because they have different zoning and general plan designations. A merger would
require a General Plan Amendment and a rezoning. Since the properties had been used in conjunction
for all the time the auto body shop was at this location (1215 California the site of the auto repair; 1109
Rhinette, outdoor storage), since they continue to be in the same ownership, and since the R-3 zone
allows parking areas as a conditional use; requesting a parking variance and conditional use permit appear
to be a viable procedural alternative to a general plan amendment and rezoning. It is important to note,
however, that the two properties must be legally connected so that the 11 parking spaces remain on the
1109 Rhinette lot so long as 1215 California is used for retail sales, support office, on site employee
training facilities and storage uses. Should the division of retail sales, office, training and storage areas
change, the parking requirement would also change and the variance would need to be reconsidered. The
donation collection use is seen as a high turnover, drop-off activity often incidental to the primary retail
use on the site, occurring only on 1109 Rhinette, and no additional parking has been required for this use.
All Goodwill Industries retail stores contain a training component. They have set aside 300 SF of the site
to be used for training employees who work on this site. A use permit for classes was not required since
trade schools are a permitted use in the C-2 zone.
Proposed Existing Allowed/Req'd
Setbacks
Rront
Side No Change to building envelope
Rear Disabled accessible ramp added at rear
Height Disabled accessible parking added
Lot Coverage 1
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Conditional Permit for Parting Area in The R-3 Zo and a Parting Variance 1215 CaYfomia and 1109 Rhineae Ave.
Size
All other zoning requirements are met by the project.
Staff Comments:
City staff have reviewed this request. The City Engineer (September 11, 1995 memo) had no comments.
The Chief Building Inspector (August 28 and September 11, 1995 memo)
comments on the need to comply with the fire rating requirements for converting the space to retail sales
as well as complying with current energy and disability accessibility requirements, including proper
location of the disabled parking space and that all exits must be disabled accessible. The Fire Marshal
notes that if the improvements to the structure exceed $75,000 or 20% of the replacement cost of the
structure, the building must be equipped with an automatic sprinkler system.
Planning staff would note that at other locations Goodwill has been asked by a community to provide
English and other business classes to the public. If asked to do this in Bu 'ngame in the future, they
would apply for an amendment to this use permit at that time. It should aVio be noted that this variance
and use permit will be conditioned that they will only be valid so long a the two properties remain in
one ownership and the square footage of uses (6,290 SF retail sales, F office, 300 SF training,
and 1,344 SF storage/stockroom) as shown on the plans date stamped September 15, 1995 remain
unchanged.
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