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Home My WebLink About1625 Adrian Road - Staff ReportMID PACIFIC ENGWEERWG, INC Statement of Qualifications Win-River Resort & Casino Expansion, Redding The Win-River Resort & Casino expansion included a new three-story luxury hotel and a new reconfigured porte-cochere and guest drop off. Mid Pacific Engineering, Inc. performed the Geotechnical Engineering Investigation for the project and a full scope of Construction Materials Testing & Special Inspections for the project. Extensive site grading was needed to facilitate the new construction and MPE was there to provide on-the-spot recommendations in the field to keep the project moving forward. -�:LSL�I.1 t<Cl.�l(��— �_ '� � n � � �:;;; . `�� : � J�� -= - � .. _, � � .� � � -.� ` � ''__.� � . .� ■ :-n ■ i� ■ R N =[� � / ii 1., � � 1 � �, , � � � � �-, �� ir' n u �=� s� � u ■ �� ,� n �� :� 4�� . .�"�� = 11 � �i.�� .�� Lotus Casino Expansion, Sacramento Lotus Casino undertook a large expansion project with multiple phases in order to accommodate the tight site conditions. Mid Pacific Engineering, Inc. performed the Geotechnical Engineering Investigation for the project and a full scope of Construction Materials Testing& Special Inspections for the project. 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PROJECT LOCATION 1625 Adrian Road City of Burlingame Commercial Design Review and Variances Address: 1625 Adrian Road Item No. Consent Calendar Meeting Date: 10/27/08 Request: Application for Commercial Design Review and Variances for Build-to Line and Landscaping for an addition to an existing commercial building for an automotive service facility. Applicant: Geoff Burns APN: 025-262-330 Architect: Wagner Architecture Group Zoning: RR, Automobile Sales and Service Overlay Area Property Owner: William D. Spencer Lot Area: 110,565 SF (2.53 acres) General Plan: Industrial Uses: Industrial & Office Use North Burlingame/Rollins Road Specific Plan — Adrian Road Auto Row District Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e) (2), which states that additions to existing structures are exempt from environmental review, provided that the addition will not result in an increase of more than 10,000 SF, and if all public facilities are available for maximum development permissible in the general plan, and the site is not in an environmentally sensitive area. Current Use: Office and distribution facility for DHL Proposed Use: Automotive service facility Permitted Use: Automobile repair with adequate on-site parking. Adjacent Development: Manufacturing, distribution, commercial recreation and warehouse uses. Project Summary: The applicant is proposing an addition, which includes interior and exterior renovations, to an existing commercial building at 1625 Adrian Road, Zoned RR. Currently, there is an existing one-story building which was most recently occupied by DHL, a distribution facility (existing building is approximately 46,881 SF, including a mezzanine, covered walkways and covered docks). With the proposed addition and renovations, the building will be increased in size to 53,507 SF (net increase of 6,626 SF). The site is bordered by a two-story manufacturing building to the north, a two-story commercial recreation and office/warehouse building to the south, an automobile storage lot to the west and Highway 101 to the east. The proposed use of the site is an automotive service center for Peter Pan BMW. This site is located in the Automobile Sales and Service Overlay Area within the RR Zoning District. RR Code Section 25.44.050, states that automobile repair, both minor and major, is a permitted use within the Automobile Sales and Service Overlay Area, as long as the following criteria are met: (A) Provide on-site storage for all cars being repaired on-site; (B) Provide on-site parking for all vehicles being serviced and for vehicles of all employees working on the premise; and (C) Have a floor area ratio of not more than 0.5. The proposed project complies with the criteria above (on-site parking is provided according to code requirements and proposed FAR is 0.48). Therefore, the proposed automotive service facility is a permitted use in this zoning district. In addition, the proposed project is located in the Adrian Road Auto District of the North Burlingame/Rollins Road Specific Plan. This subarea is targeted to establish a new center for automobile sales and service. The applicant is requesting the following applications: ■ Commercial Design Review for an addition and exterior renovations to an existing commercial building (C.S. 25.44.070); ■ Variance for Build-to Line for proposed addition at front of building (front fa�ade is proposed to be set back 43'-4" and 34'-4" where the code requires at least 20% of the building to have a zero setback)(C.S. 25.44.075, b); ■ Variance for total on-site landscaping (7.4% proposed where 10% is the minimum required) (C.S. 25.44.100, 1); and • Variance for front setback landscaping (22.9% proposed where 60% is the minimum required) (C.S. 25.44.100, 2). Commercial Design Review and Variances 1625 Adrian Road The proposed project includes demolishing the existing wood-framed portion of the building at the front of the site (8,122 SF) and replacing it with a new steel-framed metal clad addition (12,671 SF). This portion of the buiiding will contain offices for service representatives, customer waiting area, auto parts showroom and service drive (see sheet A2.1). The existing concrete tilt-up portion of the building (34,027 SF) would remain; however the existing mezzanine level (2,907 SF) and covered docks at the rear of the building (880 SF) would be eliminated and replaced with a new mezzanine (3,200 SF), carwash (1,529 SF) and detail area (2,080 SF). This portion of the building will contain 48 service bays, 6 detail bays, a car wash, parts storage, associated restrooms, break room and locker room. W ith the proposed addition and site renovations, the applicant is proposing to make improvements to the exterior of the building. The addition at the front of the building will include aluminum composite metal panels (natural aluminum), a clear anodized glazed storefront system and smooth stucco walls over steel framing. The existing tilt-up portion of the building contains a smooth stucco finish. There are no changes proposed to this portion of the building, otherthan installing openings and metal roll-up doors forthe service drive. The newcanvash atthe rear of the building will be a CMU block wall painted to match the building. The new detail area, also at the rear of the building, will contain steel columns and metal wall fascia panels. The existing building is set back approximately 30'-0" as measured to the covered walkway (34'-10" as measured to the wall of the building). The new addition will be set back 43'-4"; the angled top portion at the left side of the front facade will be set back 34'-4". A Variance for Buiid-to Line is required (front faCade is proposed to be set back 43'-4" and 34'-4" where the code requires at least 20% of the building to have a zero setback). The proposed addition, as measured to the roof ridge, is 31'-10" above average top of curb (35'-0" height allowed without a conditional use permit). Currently, the existing building covers 39.7% of the lot (includes the covered docks at the rear of the building). With the proposed addition and renovations, the lot coverage will increase to 46.6% where 60% is the maximum allowed (includes cantilevered portion at the front of the building). The proposed floor area ratio is 0.48 where 0.50 is the maximum allowed. Parking: The on-site parking requirement must be evaluated for a change in type or intensification of use (CS 25.70.010, b). In this case, the use is being altered from an existing office and distribution facility to an automotive service facility. The proposed automotive service facility will contain service uses (32,436 SF), office uses (4,532 SF), storage uses (8,400 SF) and parts showroom (1,776 SF). Based on the parking ratios associated with these uses, the on-site parking demand for the proposed service facility is 67 parking spaces. As part of the site improvements, the existing paving will be replaced with asphalt concrete, concrete and grass paving, and includes restriping and reconfiguring the parking spaces. A total of 79 parking spaces are proposed on-site (66 standard, 10 compact and 3 disabled-accessible spaces) where a minimum of 67 parking spaces are required for the proposed use. Landscaping: The proposed project is subjectto the landscaping requirements of the RR Zoning District, which requires 10%, or 11,059 SF of the site to contain soft landscaping. As proposed, a Variance for total site landscaping is required (7.4%, 8,264 SF total site landscaping proposed where 10%, 11,059 SF is the minimum required). The code also requires 60%, or 6,837 soft landscaping within the front setback. A Variance for front setback landscaping is required (22.9°/o, 2,619 SF landscaping within the required front setback is proposed where 60%, 6,837 SF is the minimum required). The applicant notes that as mitigation, a grass pave system is proposed for the angled parking spaces in front of the building (grass pave not included in front setback landscaping calculation). The applicant is also proposing to provide soft landscaping in the city's right-of-way between the front property line and inner edge of sidewalk. Additional landscaping would be provided in the utility easement at the rear of the site if permission is granted from the property owner. Planning staff would note that although the Specific Area Plan recommends planting Eucalyptus ficifolia (Red Flowering Gum) along Adrian Road, the City Arborist recommends planting six, 24-inch box Chinese Pistache trees and felt that this species is more appropriate for the goal of establishing automobile sales and service uses E Commercial Design Review and Variances 1625 Adrian Road in this area. Planning staffwould note thatthe Community Development Departmentand Parks Departmentwill be reviewing the recommendations in the Specific Area Plan in the near future and will process a request to make amendment as necessary. The applicant provided a Landscape Plan showing trees and plantings to be installed throughout the site (see Landscape Pian, sheet L1.0). In addition to the six street trees discussed above, two 24-inch box size Chitalpa trees are proposed near the front corners of the building. The Landscape Plan notes that the landscape pallete consists of drought tolerant and climate responsive plants. Table 1 below provides a comparison of the proposed project to the RR Zoning District development standards. Table 2 on pages 4-6 shows how the proposed project meets the Design Guidelines of the North Burlingame/Rollins Road Specific Plan (Auto Row Area). Table 1— Compliance with RR District Zoning Regulations Lot Area: 110,565 SF 2.53 acres Plans date stam ed: Se tember 23 and October 17, 2008 EXISTING , PROPOSED ' ALLOWED/REQUIRED Use: office & distribution facility ''; automotive service facility automobile repair, both (DHL) , (Peter Pan BMW) minor and major _ __ ____ _ _ _ Front Sefback: ±30'-0" to covered walkway ! 43'-4" to main wall ' '; at least 20% of the ±34'-10" to front wall 34'-4" to angled portion ''' building to have a zero _ _ _ __ _ _ _ _ setback Side Stbks (/eft): 26'-2" ', 42'-2" to aluminum facade ', 10'-0" (right): 25'-8" ' 42'-10" to aluminum facade ' 10'-0" _ _ _ _ __ _ _ _ __ RearSetback: ±145'-0" ' 102'-11" ' 0'-0" _... _ _ __ __ _ _. __ Lof Coverage: 43,974 SF 51,553 SF ' 66,339 SF 39.7% 46.6% '' 60% _._ .. _ _ _ _ _ __ _ FloorArea Ratio: 46,881 SF 53,507 SF ' 55,283 SF 0.42 FAR 0.48 FAR ' 0.50 FAR _ _ __ _ _ _ Height: 20'-10" 31'-10" ' 35'-0" _ __ _ _ _ _. ___._. Parking: 82 parking spaces 79 parking spaces '' 67 parking spaces (81 standard) (66 standard) (1 disabled-accessible) (10 compact) ' (3 disabled-accessible) _ . _ _ _ _ _ _ __ __ _ Total On-Site approximately 9,017 SF 8,264 SF 2 11,057 SF Landscaping: 8.1 % 7.4% 10% _ ..... ___ _ _ . _ _ Front Setback approximately 4,687 SF 2,619 SF 3 6,837 SF Landscaping: 66°/o of exist. front setback '' 22.9% of front setback 60% of front setback � variance tor tsuiid-to �ine tor proposed addition at tront ot buildfng (tront ta�ade is proposed to be set back 43'-4" and 34'-4" where the code requires at least 20% of the building to have a zero setback) (C.S. 25.44.075, b). Z Variance for total on-site landscaping (7.9% proposed where 10% is the minimum required) (C.S. 25.44.100, 1). ' Variance forfront setback landscaping (22.9% proposed where 60% is the minimum required) (C.S. 25.44.100, 2). 3 Commercial Design Review and Variances 1625 Adrian Road Table 2 below and on the following pages indicates whether the proposed project complies, partially complies or does not comply with the intent of the North Burlingame/Rollins Road Specific Plan Design Guidelines for the Auto Row Area. A copy of the design guidelines for this area is included in the staff report. This project is required to comply with the guidelines set for the Auto Row Area. Design guidelines which have been partially met or not met are identified with italics in Table 2. Table 2— Compliance with North Burlingame/Rollins Road Specific Plan Specific Plan Design Guidelines — Auto Row Area Design Guidelines Floor Area Ratio (Auto Service): 0.50 FAR review line 1.0 FAR maximum Compliance Complies (0.48 FAR proposed) Build-To Lines: 0'-0" required on Adrian Road Does not comply— 43' 4" setback to main wall and 34 =4" setback to angled portion proposed Maximum Building Height: 35' review line/60' maximum on Adrian Road Complies (31'-10" proposed) Minimum Parcel Frontage: 20°/o of building frontage should be at build-to line on Adrian Road Does not comply— 43' 4" setback fo main wall and 34 =4" setback to angled portion proposed District Image: A unifying thematic concept should be developed for this district as automobile sales uses are established on parcels along Adrian Road. This could be achieved by the adoption of a unified approach to the transition space between the public sidewalk and the private outdoor automobile sales areas. Approaches to this could include: ■ A special district-wide fence material or style • A series of bollards in a unified style or design ■ A change in the ground plane level • Landscaping or raised planting beds Will be reviewed by Planning Commission as part of design review process. At grade landscaping is proposed adjacent to the sidewalk. The district-wide concept should work at the pedestrian scale of the business patron as well as the scale of the adjacent U.S. 101. Therefore, the concept could include a unified approach to: • Showroom faCade design ■ Design treatment of the street-facing exterior sales areas, such as varying ground planes ■ Design of freestanding signs � Commercial Design Review and Variances 1625 Adrian Road Table 2 (continued) S ecific Plan Desi n Guidelines — Auto Row Area Design Guidelines Compliance FrontSetback Areas-Landscaping: Except for driveways, all areas between the sidewalk and ' Partially complies — a combination of soft landscaping the front fa�ade of buildings shall be adequately designed I and parking is proposed. and maintained, including installation of an irrigation system ', for lanted areas. Front Setback Areas - Fencing: Fencing in the area between the sidewalk and the building ; Will be reviewed by Planning Commission as part of should be semi-transparent and in keeping with an overall i Design Review process. design concept for the Auto Row Design District, as : At grade landscaping and two, 24-inch box Chitalpa trees discussed in Section D.1, above. As an alternative to : are proposed on the site; six new 24-inch box Chinese fencing, differentiation of the sidewalk area from exterior ; Pistache trees, as required by the City Arborist, are automobile sales areas could be established by use of paving materials, building components or changes in ; Proposed adjacent to the sidewalk. No fencing proposed elevation. along the front of the site. Building FaCades: Building faCades should avoid long, single planes in excess : Will be reviewed by Planning Commission as part of of 100 feet. Building faCades should include elements that ; design review process. emphasize a scale that relates to the human form. Large !, window areas on the faCades of auto sales buildings should ' be carefully integrated into the overall design of the building ', farade. Building Materials: A variety of materials is encouraged to articulate building : Will be reviewed by Planning Commission as part of elements, such as the base, the ground floor, and upper ; design review process. floors, if any. These basic components of a building should i be articulated by means other than the exterior finish. Such '' means can include delineation of rooflines or pediments, ', pier and column bases and building entries as well as '', smaller details, such as windows and awnings. W here large ', areas of glass are used on the far�ades of auto sales ' buildings, the glass should be one component of a carefully '', considered palette of materials. Colored glass should be ', coordinated with the other colors used on the building. ', Table 2 continued on next page. N'� Commercial Design Review and Variances 1625 Adrian Road Table 2 (continued) S ecific Plan Desi n Guidelines — Auto Row Area Design Guidelines Compliance Surface Lighting: On-site lighting shall be designed, installed and maintained Will be reviewed by Planning Commission as part of so as to direct light only onto the property on which the light ; design review process. source is located. All lighting fixtures and other means of : illuminating signs, structures, landscaping, parking, loading and similar areas shall be focused, directed and arranged : to prevent glare or direct illumination on adjoining properties : or streets. No mercury vapor utility yard lights or other light fixtures : with high intensity discharge lamps or bulbs, which are not : designed to limit or control light direction or do not shield the light source from neighboring properties and streets, ' shall be permitted. Staff Comments: See attached. Planning staff would note that the applicant has been working with the various city departments to address their comments. Many of the comments have already been addressed on the proposed plans. Design Review Study Meeting: At the Planning Commission design review study meeting on October 14, 2008, the Commission had several comments and suggestions regarding this project (October 14, 2008 Planning Commission Minutes). The applicant submitted a response letter and revised plans dated October 17, 2008. Listed below are the Commissions' comments and responses by the applicant. 1. Encouraged making area near guest parking more pedestrian friend/y by increasing the landscape area and adding modest trees, even if it means removing a few parking spaces; bring the landscaping percentage up a bit. Cou/d soften the front fa�ade a bit with more landscaping. In his written response dated October 17, 2008, the applicant notes that the size of the landscape areas on either side of the front parking area has been increased and additional landscaping was added in the middle of this parking area. The modification to the middle island creates a path of travel from the street sidewalk to the main entry of the building, while also creating additional space for low lying landscaping. Planning staff would note that an additional 831 SF of landscaping was added at the front of the site, which includes one 24-inch box Chitalpa tree in the landscape island on either end of the front parking area (see revised Landscape Plan, sheet L1.0, date stamped October 17, 2008). A total of three parking spaces were eliminated to accommodate the increased landscape areas (the project still complies with on-site parking since these spaces were provided beyond the minimum requirement). Planning staff would note that with the 831 SF increase in landscaping, the total on-site landscaping will increase from previously proposed 7,433 SF (6.7% of total site) to 8,264 SF (7.4% of total site) where 11,057 SF (10% of site) is required. The front setback landscaping will increase from previously proposed 1,788 SF (15.6% of front setback) to 2,619 SF (22.9% of front setback) where 6,837 SF (60% of front setback) is required. Although the amount of landscaping was increased, Variances for total site landscaping and front setback landscaping are still required. 0 Commercial Design Review and Variances 1625 Adrian Road 2. Asked how fraffic flow would work on the site; reduce guest parking and fill-in with landscaping on the left side so that circulation is not confusing; make circulation intuitive. • The applicant notes that the vehicle circulation at the front of the site has been improved with the enlarged landscaped areas (see revised plans date stamped October 17, 2008). The larger landscape areas will accommodate appropriate directional signage to clearly guide customers to the service drive. 3. Good trade-off to spend more effort on landscaping in the swa/e at the rear of fhe property; would be a mitigating factorfor fhe Variances; use bio-swa/es along rear and possiblysides ofthe propertyas part of the drainage of the sife; include as a condition of approval. Applicant should address how sife drainage will work on the site and how impact on stormwater will be addressed. The projecYs civil engineer confirmed that the large area of landscaping at the rear of the site is being used as a bio-swale. Currently, surface water drains to existing catch basins along the left and right sides of the property, as well as to the rear of the site into the existing vegetated area (bio-swale) at the rear and then into catch basins within the vegetated area (these catch basins contain a filtering component) (see sheets C-3 through C-4). The site drainage is eventually carried to the drainage ditch behind the subject property. The proposed project includes modifying and upgrading the bio-swale and catch basins throughout the site so that drainage is filtered prior to leaving the site. In addition, curb breaks will be incorporated along the parking curb next to the bio-swale which would allow for surface water to enter into the bio-swale and be filtered and/or percolate into the ground. The applicant notes that the surface water from the new parking area at the front of the building will flow to new catch basins, which will direct this water out to Adrian Road. The applicant comments that adding bio-swales along the sides of the building was considered, but unfortunately could not be effectively designed due to the narrow landscape areas and necessary clearances required by the Fire Division. 4. Request that the applicant identify any LEED design elements incorporated into the plan. • The applicant notes that although he doesn't have specific information regarding LEED design elements for this project at this time, he will be looking at incorporating some components of LEED but will not be going for certification. Design Review Criteria: The criteria for design review in the RR District as established in Ordinance No. 1789 adopted by the Council on June 5, 2006, are outlined as follows: (1) Architectural design and siting of structures which supports the light industrial, manufacturing and job creating land uses of the Rollins Road subarea as adopted in the North Burlingame/Rollins Road Specific Plan with the focus on creating positive streets for safe vehicular, bicycle and pedestrian use interfacing with appropriately scaled development. (2) Create an appropriate form, shape and scaled interface between the vehicular, bicycle and pedestrian uses of the street and the buildings and their uses along the public realm, including attention to the pattern of landscaping, physical identification of the site and building entrances; the design should be architecturally compatible with the surrounding development and consistent with the design guidelines and development of structures in the Rollins Road subarea. (3) To achieve a unified and successful Auto Row in the Rolli�s Road subarea, develop a unifying thematic design concept for the area built on a single approach to the transition space between the public sidewalk and the private outdoor sales area using such concepts as using consistent fencing material 7 Commercial Design Review and Variances 1625 Adrian Road throughout the Auto Row area, unifying signage approaches which also reflect the architectural style and materials of the development on each site and take into consideration the character of the entire Auto Row area; focus on development at a scale which works at the pedestrian level as well as from US 1 Q1; develop a pattern of consistent landscaping, and encourage building facades which are articulated, structurally incorporate human scale elements and properly integrate large display window areas. Findings for Design Review: Based on the findings stated by the Planning Commission in the attached minutes of their October 14, 2008 meeting, that the design of the proposed addition and exterior renovation is at a scale which works at the pedestrian level as well as from US 101, contains both low lying landscaping and trees to soften the front facade, and contains a building facade which is articulated and incorporates human scale and large display window areas, and therefore the project is found to be compatible with the requirements of the City's design review criteria for the RR Zoning District. Required Findings for Variance: In order to grant a variance the Planning Commission must find that t'o�e 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 involvvd 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 existi�g an potential uses of properties in the general vicinity. Findings for Build-to Line: Based on the findings stated by the Planning Commission in the attached minutes of their October 14, 2008 meeting, that the existing building is nonconforming with respect to the minimum required build-to line and that the proposed replacement and addition at the front of the building would be in approximately the same footprint and front setback (34'-4"); that the proposed landscaping within the front setback provides an appropriate shape and scaled interface between the vehicular and pedestrian uses of t.he street and the buildings as well as identifying the building entrances; based on these facts the project is found to be compatible with the variance criteria listed above. Findings for Total Site and Front Setback Landscaping: Based on the findings stated by the Planniing Commission in the attached minutes of their October 14, 2008 meeting, that the existing total site landscaping is nonconforming in area and is concentrated primarily at the front and rear of the site; the proposed project would replace the existing deteriorated landscaping with new drought tolerant and climate responsive plants, add new landscaping along the right and left sides of the building, add two new 24-inch box size Chitalpa trees at the frc�nt corners of the building and add six new 24-inch box Chinese Pistache trees in the ciry's right-of-way between the front property line and edge of sidewalk; the existing front setback landscaping would be replaced with a park�ng area and new landscape islands, the parking area at the front of the building would consist of grass pave material; based on these facts the project is found to be compatible with the variance criteria listed above. This space intentionally left blank. 0 Commercial Design Review and Variances 1625 Adrian Road Planning Commission Action: The Planning Commission should conduct a public hearing on the applicatio�, 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 September 23, 2008, sheets A-CS, A1.1, A2.1, A2.2, A3.1, A3.2, A5.0 and A5.1 and date stamped October 17, 2008, sheets A1.0, L1.0, C-1 through C-10 and ER-1 and ER-2; 2. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, shall require an amendment to this permit; 3. 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 staff); 4. that the conditions of the City ArborisYs September 16, 2008 memo, the Chief Building Official's September 26 and August 11, 2008 memos, the City Engineer's October 6 and September 8, 20�8 memos, the Fire Marshal's and NPDES Coordinator's August 13, 2008 memos shall be met; 5. 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 tihe regulations of the Bay Area Air Quality Management District; 6. 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; 7. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance wh'�ich requires affected demolition, new construction and alteration projects to submit a Waste Reduction pian and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 8. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 Edition, as amended by the City of B�rlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. 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; 11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Department; and 0 Commercial Design Review and Variances 1625 Adrian Road 12. that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural detaiis (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. Ruben Hurin Senior Planner c. Geoff Burns, applicant Attachments: ApplicanYs Response to Commission's comments October 14, 2008 Planning Commission Minutes Design Guidelines for Auto Row Area — North Burlingame/Rollins Road Specific Plan Application to the Planning Commission Variance Forms Staff Comments Photographs of Adjacent Buildings Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed October 17, 2008 Aerial Photo 10 October 17. 2008 Mr. Ruben Hurin Senior Planner City of Burfingame 501 Primrose Road Burlingame, CA 9401G RE' 1625 Adrian Rd. PC Study Item Comments Dear Ruben; �' . . � L7ay.s/o�marrt Po�tnci-s ��L.��'��J ��CT 1 ? 2008 �;IT`,' OF BURU'NGAME PLf-,,'J'JI;\ ; D�pT This letter is to address the 8 items listed in the PC Study Itzm Comments irom our 10/14 planning comniission design review study meeting (commenis attached). The following are the actions taken for each item: 2. 3. 4. 5. � 7 8 We have increased the size of the landscaping islands on either side of the main entry and added a landscape island in the middle of the building. This will effectivety add an area on the north side of the building to install one tree, additional low lying landscaping and a sign providing guests with clear direction of where to do once entering the site. The modification to the middle island creates a path of travel from the street sidewaik to the main entry of the building whfle also creating additional space for low tying landscaping. The increased size of ihe island on the south side of the building ailows for the installation of one tree as well as more low lying landscaping. The effect of increasing these islands was to eliminate 3 guest parking stalis at the front of the building (from 13 to 10). Per above. additional landscaping to 'soften' the front elevation has been added. Per above, we increased the landscaping and added signage to better guide guests. No comment necessary After review of the drawings,'site with our civii engineer, v✓e confirmed that we are already using a large area of landscaping at the rear ef the property as a bio-swale AII of the site does drain to the rear of the property and into this vegetated area- From there it goes into the catch basins which also have a fiitering component. We were unable to effectively use the area along the sides of the building as bio-swale due to the actual width of the landscaping and the necessary clearances we need for fire department access alony both sides of the building. Per the above. the entire site drains to the rear of the property (as it exists now). We will be modifying/upgrading the current site dramage by adding filiering methods (bio-swale and catch basins) prior to the stonn water leaving the site. No comment necessary No comment necessary aithough we would be wiiling to assist with any q�estions the City may have regarding guidelines for auto uses You will also be receiving updated drawings that reflect the changes made to the landscape and architectural drawings as well as a plan from the civil engineer explaining the site drainage. Once again, we are very excited about this project and look forward to moving forward with our building department submittal and construction Should you have any questions or comrnents regarding this work/phasing, please don't hesitate to contact me. I can be reached at 858.650.4432 (office) or 760.521.6478 (cellj. Sincerely. � — � �� _, Geoff Burns Anderson Development Partners (for Penske Automotive Group) Anderson Development Partners, LLC ; 255`� S T?�egraph Rc:� ; Bloomfeld Hilis 4&302 i TeI: 248-648-2571 1 Faa� 248-6d&2575 Western Regional Office 15202 Keamy Mesa Road / San Diego, CA 92111 1 658-650-4A32/ Paz: 859-650-4430 C/TY OF BURLINGAME PLANN/NG COMM/SSION — Unapproved Minutes Ocfober 14, 2008 12. 1625 ADRIAN ROAD, ZONED RR — APPLICATION FOR COMMERCIAL DESIGN REVIEW AfJD VARIANCES FOR BUILD-TO LINE AND LANDSCAPING FOR AN ADDITION TO AN EXISTING COMMERCIAL BUILDING FOR AN AUTOMOTIVE SERVICE FACILITY (GEOFF BURNS, APPLICANT; WAGNER ARCHITECTURE GROUP, ARCHITECT; AND, WILLIAM SPENCER, PROPERTY OWNE�2) STAFF CONTACT: RUBEN HURIN Reference staff report dated October 14, 2008, with attachments. Senior Planner Hurin briefly presented the project description. Corrected parking space requirement to be 67 spaces, not 69 spaces. There w�re no questions of staff. Chair Cauchi opened the public comment period. Commission comments: Suggested looking at consistency between the North Burlingame/Rollins Road Specific Plan and the arborisYs recommendations regarding street trees. Geoff Burns, 5202 Kearny Mesa Road, San Diego; represented the applicant. Commission comments: • Encouraged making area near guest parking more pedestrian friendly by increasing the landscape area and adding modest trees, even if it means removing a few parking spaces; bring Che landscaping percentage up a bit. ■ Could soften the front faCade a bit with more landscaping. ■ Asked how traffic flow would work on the site; reduce guest parking and fill-in with landscaping on the left side so that circulation is not confusing; make circulation intuitive. • Welcomed the use. ■ Good trade-off to spend more effort on landscaping in the swale at the rear of the property; would be a mitigating factor for the Variances; use bioswales along rear and possibly sides of the property as part of the drainage of the site; include as a condition of approval. • Applicant should address how site drainage will work on the site and how impact on stormwater ENill be addressed. ■ The building design is acceptable. ■ The City may need to re-visit the standards for the Auto-Overlay zone; the guidelines are being tested with this application. Public comments: None. There were no other comments from the floor and the public hearing was closed. Commissioner Cauchi made a motion to p/ace the item on the Consent Calendar when complete. This motion was seconded by Commissioner Terrones. Discussion of motion: None. Chair Cauchi called for a vote on the motion to place this item on the Consent Calendar when plans h�ve 20 CITY OF BURLINGAME PLANNING COMMISSION — Unapproved Minutes October 14, 20�8 been revised as directed. The motion passed on a voice vote 7-0. The Planning Commission's action is advisory and not appea/ab/e. This item concluded at 11:42 p.m. Commissioner Brownrigg requested that the applicant identify any LEED design elements incorporated into the plan. 21 CHAPTER B: DESIGN GUIDELINES � � ■ ■ ■■■■ u�� I�I�IIIIII'll' �I Y�aW� �1uI�YY � ��t�� 'i �O y. �� • f � � ,. � � I, � �� , O� :� � D. Auto Row Area This secuon includes guidelines and standards foz specific design and development condiuons for buildings in the Auto Row Axea, the bound- axies fox which are mapped in Figure 6-1. 1. Area Image r1 unifving thematic concept should be devel- oped for this area as automobile sales uses aze established on parcels along 1ldrian Road. This could be achieved bj- the adoption of a unified approach to the transition space between the public sidewalk and the private outdoor auto- mobile sales areas. Approaches to this could include: ♦ A special district-�vide fence material ox sri�le. ♦ r1 sexies of bollaxds in a unified style or design. ♦ A change in the ground plane level. ♦ Landscaping or raised planting beds. $Z NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN CHAPTER G: DESIGN GUIDELINES The auto row area-�vide concept should �voxk at the pedestrian scale of the business patron as well as die scale of the adjacent U.S. 101. Thezefoxe, the concept could include a unified approach to: ♦ Showxoom fa4ade design. ♦ Design treatment of the sueet-facing esteri- ox sales areas, such as vazying ground planes. ♦ Design of freestanding signs. 2. Build-to Lines for Auto Row Area Build-to lines on Adrian Road are specified as zero feet However, only 20 percent of a parcel's Uuild-to line �vill be occupied bj- a building. Tlus will help to define the pedestrian xealm on the side�valk as well as place the automobile sho�v- room closex to U.S. 101 passers-b�. Up to 80 percent of an automobile dealership's frontage could be occupied U}� the exterior sales azea. I min 20% 100 % NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN $3 CHAPTER Fi: DESIGN GUIDELINES 3. Front Setback Areas a. Landscaping Escept for drivewa��s, all areas between the sidewalk and [he front fa�ade of buildings should be adequatelv designed and main- tained, including installation of an irrigation s�-stem fox planted areas. b. Fencing Fencing in tbe area between the sidewalk and the building can be semi-transparent and in keeping �vith an overall design concept for the Auro Ro�u :1rea, as discussed in Section D.1, abo�-e. .�1s an alternative to fencing, dif- ferentiation of the sidewalk area from exteri- ox automobile sales areas could be estab- lished Uv use of pa��ing marerials, building components or changes in elevation. 4. Building Fa�ades i Building facades are encoutaged to avoid long, single-planes in escess oE 100 feet. Building facades should be encouraged to include elc- ments t11at emphasize a scale that xelates to the human foxm. Large window areas on the facades of auto sales buildings should be encouraged to be caxefully integxated into the overall design of the Uuilding fa4ade. H4 NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN CHAPTER F): DESIGN GUIDELINES 5. Building Materials A variet�� of matexials is encouraged to artic- ulate building elements, such as tlie base, the ground floor, and upper floors, if anti. These basic components of a building are encouraged to be articulated b�- means other than the estexior finish. Such means can include delineation of rooflines or pedi- ments, pier and column bases and building entxies as well as smaller details, such as win- do�vs and a�cnings. ��'here large areas of glass are used on the facades of auto sales buildings, the glass mav be one component of a carefull� considered palette of materi- als. Colored glass should be coordinared �vith the otl�er colors used on the building. 6. Signs The Adrian Road �uto District benefits fiom good exposure to the Ba��shore Fxee�va�-. Signage for businesses on tldrian Road is encouraged to demonstrate ro passing motorists that the �ldrian Road businesses offer highex qualin� automobile products and servic- es. a. Scale Signs, particularly those that are Ereestanding, sliould relate to the massing and heigltt of rlie building that it ser�-es. .�_� •.�1 I�I�I�I��. �� i�i�i�i� I�I��:o - I�I�I�I,� Buildings should incorporate a variety of materials that work well with glass fa�ades typical to auto showrooms Signs can be incorporated into the build- ing or freestanding, but should reflect the architecture of the building NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN HrJ CHAPTER B: DESIGN GUIDELINES b. Materials Signs, particularl�� those that are freestanding, should emplop matecials and colors that axe in keeping �vith a palette developed far the buildings mhich the sign serves. c. Illumination Illuininated signs should Ue designed and constructed to a�-oid glare and e�cessive light falling onto adjoining properties or U.S. 101 and shonld complj� �vith Cit� and State regula- tion s. 7. Surface Lighting On-site lighung should be designed, installed and maintained to direct light on15� onto the propern� on �vlucl� the light source is located. r1ll ligl�ung fv�tures and otl�er means of illumi- nating signs, structuzes, landscaping, parl;ing, loading and similar areas shall be focused, duected and axranged to prevent glare ox direct illumination on adjoining properties or sueets. The use of inercur�� vapor utility y�ard lights or odier light fi.�tures with high intensity discharge lamps or bulbs should be discouxaged. The on15� e�ception ma�� be those which are designed to limit or control light direction or slueld the light source from neighboting pzop- erties and streets. HF> NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN �� _ r'�'tg'Vu, r'��d" J �`�' � COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAO • BURLINGAME, CA 9401 O p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: � Z�_ � �� — �3 � E� Design Review �f Variance ❑ Parcel �: ❑ Conditional Use Permit ❑ Special Permit ❑ Other: (C�Z� — PROJECT ADDRESS: � ;'�c772-� h � _ � • O Please indicGte the contact person for this project APPLICANT project contact person [� OK to send electronic copies of documents Cd� Name: ��r�`bT�T� ��fL�S Address: S��Z ��►�`! � �i�, ��. City/State/Zip: �t��«-z� , C� �jZ!/I Phone: -7�� Z 1 � � �{--7 g Fax: �i8 - ��-� "�i�° E-mail: �Fj�rzn+s L A�.'9��--�scti;�pt ct�r-7 PROPERTY OWNER project contact person ❑ OK to send electronic copies of documents ❑ Name: ��l��,nrl SF'E�c-a--t'� Address: ��i 5��-� �1 � � . City/State/Zip: `fz,�r��r� � C�c- G(�{=�� Phone: �-I � • �fo�• �-�-� Fax: E-mail: V�, ( U. L' �ti�5r-�-c Y-L=T��r=� 1 r�;� . cct--i ARCHITECT/DESiGNER project contact person ❑ OK to send electronic copies of documents ❑ Name: I ��t � ��r� �L6-i � n-r��%�c ��x�f' (Ii{.�lYLT (;�..1 �� Address: '�1� Gl��rG C-v-r�Tc� 7Fz. t�c��rc-- /G' / City/State/Zip: �'(-:��.,�D� G� 9Z�� Phone: 7��' ' �Z9 D533 Fax: -- �� ` qC % - O��o r- ___:�. �;�:�AGr�2GHi9fLP� :�L . Co�`-t C-I1lclll. �r Burlingame Business License #: FROJtCi' DESCRtPT10N: �o�tJ�7i2sa�v ; i�Z�srf�v�z O� �`X/St�Nc.. 7�(S7-TLi�?v 5 �8 -,'v1 c r�`�<<-��i '7a �`tUTov--��7'7tJ� S��(/!cc' ?`�t�'/G/7'=r AFFADAVIT1StGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. i ApplicanYs signature: � � , ! � %� Date: � • (/ • O� i am aware of the proposed application and ereby authorize the above appiicant to submit this application to the Planning Commission. �, Property owner's signature: '� / � Date: C��-�ds Date submitted: ,t Verification that the project architecUdesigner has a valid Burlingame business license wiil be required by the Finance Department at the time application fees are paid. ❑ Please mark one box above with an X to indicate the contact person for this project. S:\Handouts\PC Application 20D8-B.haridout . /-�-� ��t�� ,�1�� a� I�-� � �s�.v��v � � ��;r� U�a,u,C� -�i�- c� a.�kr��c�tt� � � �� -E��- � � C� z'�- �ol/l.tcv� (2� , 2�l �-� vv, J � r �r i.��i � i ,�'�• '.� CITY OF BURLINGAME VARIANCE APPLICATION �% [ The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. a. Describe the exceptional or extraordinary circumsfances or condifions applicable to your property which do not apply to other properties in this area. � �i� L /�c7-'c` �v `t,y 5`"i �, f'cr 1 l-= iC 1 si i r� ,� Pjc� t � Di r� � I.l� � I�-j C D tJ �5f�-.S -�-fiY � �A—�o�� 'r'�l c� 'f"n� S lr-�. 7K 1 S %Lo�.l`, W IT�i TN�= �D7�/Tlonl�z. `1 �v � t�� r .1�-, /�-�7�- 1vli�J � "�(z �N E �lbE /t-.�� -(-F1 �_ �4i) ! �-�1 7'�� t�-r I M P�-r7q o� -t-r-r ��v v nr� oi L��s��'^r�-, GcJ � C_�t-r' /fi�-r1i��.�� b. Explain why the variance requesi is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property /oss or unnecessary hardship might resu/t form the denial of the application. COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org l,'��nr�2� �v (t�-rc.�'r -f"Kr� �'fi�[�c� W� Gv�c� �3� un1Ac� c� Zo /--[ci--fi -�'(� ,UG�7j s o� �-Ytc �v�s� UsE ��} v'Tn 7�c71LL-�Sir�� j�l�lGcS �.rcl�tn-I� wlr�i� �`7�rc 73��cD.�I� ��i�'�i^li itn)� 70 ��xT 7�-rE �Tzf�e,��, ��i�rrrn..rTs _ c. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. - ��/c% �Ep�d�ioY� Ci`- (�U (�`- T�� .fi�1 /f 1%�%L�LT�-f L'T/"� O/V 7`f�L� ��/i7�� =�t"Cl L(1`-��. � J� %��F��,t� Car�S7,��c�Zdi.! �cl �Gc 73�/��y `�`f ��/1-e-1 � l T� ( c�l� � � >i L� G�JKe�`T� % G� �s �t�b /� U,u /��q � !2c-"� U ��c�-t Gv.J j3 �T �f-t �7iL� �UD%�'.•.r % ��L/L f�clfi G i f�, u/G� f./� ��iAFd'%y �) d. How will the proposed project be compatible with the aesthefics, mass, bulk and character of the existing and potential uses on adjoining properties in the generat vicinity? —%f-/� T�PoS� [�sc �vrc.� /a-t�Vc �N� �6�'-i�v77cs ,4�c�L, -�xc /fi�� j. C��/�� A� �T �i-s i4- �t5o��.�-lir - -�qG *uTz�/� lrrp.e��r�`�-� �175 �j�'7N C aev�js-�P,N� � 3 �r�D,��.) l ^' -f�/ �S %�-��3-. �(%� �/(�c Yx` r;-17Dia�G. 7� -f�-r� LK�sr,ti1•� L�i ti7J 5�xP E� �`rl1 ��- �T �- Handouts\Variance Application.2007 a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. Do any conditions exist on the site which make other alternatives to the variance impracticable or impossible and are also not common to other properties in the area? For example, is there a creek cutting through the property, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of existing structures? How is this property different from others in the neighborhood? b, Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasona6le property /oss or unnecessary hardship might result form the denial of the application. Would you be unable to build a project similar to others in the area or neighborhood without the exception? (i.e., having as much on-site parking or bedrooms?) Would you be unable to develop the site for the uses allowed without the exception? Do the requirements of the law place an unreasonable limitation or hardship on the development of the property? c. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sun�ight/shade, views from neighboring properties, ease of maintenance. Why will the structure or use within the structure not affect the public's health, safety or general welfare? Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or communicable diseases). Public safetV. How will the structure or use within the structure affect police or fire protection? W ill alarm systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings, loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removal). General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for conservation and development? is there a social benefit? Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped? d. How will fhe proposed project be compatible with fhe aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity. How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare your proposal to other uses in the area and explain why it fits. fiow does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to tl�e structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area. How will the structure or use within the structure change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking available resulting from this use? If you don't feel the character of the neighborhood will change, state why. How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. Handouts\Variance Application.2007 r�'`�7 � , &URLINGAME ��._► CITY OF BURLINGAME VARIANCE APPUCATION ��r,, The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in this area. See attached for response. b. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property /oss or unnecessary hardship might result from the denial of the application. See attached for response. c. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in fhe vicinity or to public health, safety, general welfare or convenience. See attached for response. d. How will the proposed project be compatible with the aesfhetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? See attached for response. COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org Handouts\Variance Application.2008 4 1625 Adrian Road — Variance Application Responses Summary — we are requesting a variance to eliminate the requirement for at least 20% of the building being built to the zero setback line along Adrian Rd. Below are our responses to items a— d on the Variance Application: a. The exceptional/extraordinary circumstances that apply to our facility are directly related to the existing conditions and the proposed use. First, we are proposing to re-use the majority of the existing structure. This limits the available property between it and Adrian Rd. Second, this use is a service based business that has customers who are not always familiar with the facility. Traffic flow must be clear and easy for the guest to understand. We effectively have two types of traffic entering the site. The first is the service customer. We offer them a clear path into the service drive which will be covered and creates the most efficient way to get the customer out of their car and on their way. The second is the guest either buying a part or picking up another customer. We want to keep this traffic separate from the first group, yet give them a place to park off of the street. If we don't get the variance and have to build the structure to the zero lot line then we will lose the clear path of travel/parking that the front stalls provide. b. Due to a number of constraints (including use of existing building, required square footage for the additional structure and traffic flow) it would make it very difficult to build a facility with a zero setback at Adrian Rd. Should this request for variance not be approved it will be necessary to re-evaluate how the site traffic flow will be routed. As stated above, the current design provides the most efficient combination of guest access to the business. The front parking is for guest only. The service drive provides for guest to employee transfer and behind the service drive is employee only. Should we have to allow for the 20% zero setback we would have to look at locating the proposed parking currently shown at the front of the building somewhere else on the site and thus disrupting the flow of work and creating a disconnect between business functions in the front and rear buildings. c. The proposed use at the proposed location will not be detrimental or injurious to the surrounding areas. While a bit of a design challenge, the property is an excellent location for the proposed use. Not only is it a visual improvement to the current conditions, but it is in line with the proposed master plan use for the area as we are proposing to bring the auto component to Adrian Rd. Regarding public health, public safety, general welfare and convenience, we offer the following comments: • Public health — this project specifically improves potential public health issues as the site will be brought up to applicable design guidelines for storm water runoff; and all components installed for the service of vehicles will be self contained and state of the art within the industry. • Public safety — the facility will have the fire sprinkler system updated and there will be a security system installed. Also, for after hours security, the site will be secured with fences/gates. • General welfare — as mentioned above, the proposed use is within the uses of the master plan. Alsq the project will ultimately clean-up an existing industrial type use and bring up to current guidelines for storm water runoff and energy usage. We are also conserving the existing 35,000 square foot structure and adopting it to our use. • Comenience — The main customers for the business will be repeat guests that will be dropping off there vehicle for service a few times per year. The access to the property is very easy from highway 101 and in addition to `class A' amenities that we will offer to those who will wait for their vehicles, there will also be the opportunity to shuttle the guest either to the train station or the airport as an added convenience. d. With regards to the design for the proposed project, the mass/bulk will be in line with the surrounding properties. As for the aestheticslcharacter, although it is different from the current facilities along Adrian Rd. it remains simple enough that it will be a good transition facility from the current buildings to the future auto related facilities. Date To: From: Subject: Staff Review ; Project Comments August 7, 2008 ❑ City Engineer ❑ Recycling Specialist (650) 558-7230 (650) 558-7271 ❑ Chief Building Official ❑ Fire Marshal (650) 558-7260 (650) 558-7600 �CityArborist ❑ NPDES Coordinator (650) 558-7254 (650) 342-3727 ❑ City Attorney Planning Staff Request for Commercial Design Review and Landscaping Variance for an addition to an existing building for an automobile service facility at 1625 Adrian Road, zoned RR, APN: 025-262-330 August 11, 2008 Se e Reviewed by: �aGil e c� , Date: To: Planning Staff 9/16/08 From: Steve Porter RE: Design Review, BMW Service Building @ 1625 Adrian Rd. (See language in the North Burlingame Rollins Road Specific Plan. Chapter 3, Page 19, "Adrian Road Auto Row District".) >This project is to include the installation of six-twenty four inch box size, P. chinensis, (Chinese Pistache), Trees within the five foot wide by two hundred foot long City right of way, between the City sidewalk and private property line. >The trees are to be installed at approximately thirty foot intervals and approximately two feet from the edge of the sidewalk. >The trees are to be inigated with, pop-up, bubbler, or other appropriate automatic/timed irrigation method. �L J, R �,p� S• >Post "final" building inspectiori the new trees will be maintained by the City of Burlingame Parks Dept. >Contact Bob Disco, Parks Dept @(650)558-7334 for questions regarding tree species, location, maintenance and irrigation. �`� �.:e: i�.� �` � '�; � � SEP 1 7 2008 CITY pF g�rqLINGAME PlANNING DEPT. � Project Comments Date To: From: September 25, 2008 ❑ City Engineer (650) 558-7230 �1 Chief Building Official � � (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Commercial Design Review and Landscape Variances for an addition to an existing building for an automobile service facility at 1625 Adrian Road, zoned RR, APN: 025-262-330 Staff Review: � Project Comments �; Date: To: From August 7, 2008 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Commercial Design Review and Landscaping Variance for an addition to an exisfing building for an automobile service facility at 1625 Adrian Road, zoned RR, APN: 025-262-330 Staff Review: August 11, 2008 1) On the plans specify tnat this project will comply with the 2007 California Building Codes (CBC). 2) Anyone who is doing business in the City must have a current City of Burlingame business license. 3) Provide fully dimensioned plans. 4) Provide existing and proposed elevations. 5) This project will be considered a New Building because, according to the City of Burlingame Municipal code, "when additions, alterations or repairs within any twelve-month period exceed fifty percent of the current replacement value of an existing building or structure, as determined by the building official, such building or structure shall be made in its entirety to conform with the requirements for new buildings or structures." This building must comply with the 2007 California Building Code for new structures. 6) Show the distances from all exterior walls to property lines or to assumed property lines 7) Show the dimensions to adjacent structures. 8) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new walls, and a legend. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 9) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 10)Comply with the 2005 California Energy Efficiency Standards for low-rise non- residential buildings. Go to http://www.enerqy.ca.gov/title24 for publications and details. 11)Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot ocoverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 12)Provide handrails at all stairs where there are four or more risers. 13)Provide lighting at all exterior landings. 14)On your plans provide a table that includes the following: a. Occupancy group for each area of the building b. Type of construction c. Allowable area d. Proposed area e. Allowable height f. Proposed height g. Proposed fire separation distances h. Exterior wall and opening protection i. Allowable ii. Proposed i. Indicate sprinklered or non-sprinklered 15)Illustrate compliance with the minimum plumbing fixture requirements described in the 2001 International Building Code, Appendix Chapter 29, Table A-29-A. 16)Show compliance with all accessibility regulations found in the 2007 CBC for existing buildings including: a. Accessible paths of travel b. Accessible countertops c. Accessible bathrooms d. Accessible parking 17)Provide an exit plan showing the patf�s of travel 18)Specify the total number of parking spaces on site 19)All NEW non-residential buildings must comply with the requirements of AB-2176 Sec. 42911 (c) [2003 — 2004 Montanez] as follows: a. Space for recycling must be a part of the project design in new buildings. b. A building permit will not be issued unless details are shown on the project plans incorporating adequate storage for collecting and loading recycled materials. 20)Include with your Building Division plan check submittal a complete underground fire sprinkler plan. Contact the Burlingame Water Division at 650-558-7660 for details regarding the water system or Central County Fire for sprinkler details. 21)Sewer connection fees must be paid prior to issuing the building permit. 22)NOTE: A written response to the items noted here and plans that specifically address items 1, 4, 6, 7, 8, 14, 15, 16 a, 16 d, 17, and 18 must be re-submitted before this project can move forward for Planning Commission action. Reviewed � Date: s��, � � G/ Project Comments Date To: From: September 25, 2008 � City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Commercial Design Review and Landscape Variances for an addition to an existing building for an automobile service facility at 1625 Adrian Road, zoned RR, APN: 025-262-330 Staff Review: Responses to previous comments are acceptable. However, hydrologic/hydraulic calculations need to be provided to show that the existing pipe to the drainage right- of-way is sufficient for the rainwater in the area. These calculations must be wet- stamped and signed by a licensed engineer. Reviewed by: V V Date: 10/06/2008 Project Comments Date: To: From: August 7, 2008 of City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Commercial Design Review and Landscaping Variance for an addition to an existing building for an automobile service facility at 1625 Adrian Road, zoned RR, APN: 025-262-330 Staff Review: August 11, 2008 1. Storm drainage shall be designed to drain towards the street frontage or to the City storm drain system. 2. Replace all displaced/damaged sidewalk, driveway, curb and gutter. 3. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. 4. A designated garbage bin space and cleaning area shall be located inside the building. A drain connecting the garbage area to the sanitary sewer system is required. Reviewed by: V V Date: 9/08/2008 Project Comments Date: To: August 7, 2008 ❑ City Engineer (650) 558-7230 ❑ Recycling Specialist (650) 558-7271 X Fire Marshal (650) 558-7600 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for Commercial Design Review and Landscaping Variance for an addition to an existing building for an automobile service facility at 1625 Adrian Road, zoned RR, APN: 025-262-330 Staff Review: August 11, 2008 Provide demolition plan. Will this include only the front building or both building and service drive canopy? 2. The new building shall be equipped with an approved NFPA 13 Sprinkler System throughout. Sprinkler drawings shall be submitted and approved by the Central County Fire Department prior to installation. The system shall be electronically monitored by an approved central receiving station. 3. Automobile service area shall meet requirements of CFC §2211. Flammable liquid use and storage shall meet requirements of CFC Chapter 34. 4. Key Box shall be provided for the occupancy. Key switches may be used at each entry gate. Existing key boxes shall be upgraded to the new Knox System. Reviewed by: Christine Reed , �'�i 1 . Date: 8/13/08 Project Comments Date: To: City Attorney From: Subject: Request for Commercial Design Review and Landscaping Variance for an addition to an existing building for an automobile service facility at 1625 Adrian Road, zoned RR, APN: 025-262-330 Staff Review: August 11, 2008 Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution from construction activities. Project proponents shall ensure Best Management practices are implemented during all phases of the construction project. Please see attached brochure for guidance. Include appropriate BMPs as project notes when applying for a building permit. Discharges from proposed business shall comply with the Sanitary Sewer Use Regulations and Stormwater Management Control ordinances by incorporating appropriate permanent source control measures. Please see attached list for guidance. The project may need to comply with additional requirements if the project results in the addition, creation or replacement of 10,000 square feet of impervious surtace (excludes interior remodels, routine maintenance or repair, including roof or exterior surface replacement and road resurfacing or repaving). August 7, 2008 City Engineer (650) 558-7230 Chief Building Official (650) 558-7260 City Arborist (650) 558-7254 Planning Staff Recycling Specialist (650) 558-7271 Fire Marshai (650) 558-7600 ✓ NPDES Coordinator (650) 342-3727 For additional assistance, contact Eva J. at 650/342-3727. Reviewed by � �' Date: O��I�' �`� �� CITY O� BURLINGAME SAN MATEO COUNTYWIDE � a STORMWATER POLLUTION PREVENTION PROGRAM v 9 �Ani[o �t�u[ 6. THE CITY OF BURLINGAME'S MODEL LIST OF STRUCTURAL SOURCE CONTROL MEASURES The following list contains measures to control sources of stormwater pollutants associated with the post-construction phase of new development and redevelopment projects. Each identified source of pollutants may have one or more appropriate control measures. A. Illegal Dumping to Storm Drain Inlets and Waterways On-site storm drain inlets shall be clearly marked with the words "No Dumping! Flows to Bay," or equivalent, using methods approved by the City of Burlingame. B. Interior Floor Drains Interior floor drains shall not be connected to storm drains. C. Parking Garages Parking garage floor drains on interior levels shall be connected to an interceptor or a water treatment device approved by the City prior to discharging to the sanitary sewer system. D. Pesticide/Fertilizer Application Landscaping shall be designed to minimize irrigation and runoff, promote surface infiltration where appropriate, and minimize the use of fertilizers and pesticides that can contribute to stormwater pollution. E. Pool, Spa, and Fountain Discharges Swimming pool discharge drains shall not be connected directly to the storm drain system or to the sanitary sewer system. When draining is necessary, a hose or other temporary system shall be directed into a sewer (not storm drain system) clean out. A sewer clean out shall be installed in a readily accessible area. F. Food Service Equipment Cleaning Food service facilities shall have a sink or other area for cleaning floor mats, containers, and equipment, which is connected to a grease interceptor and the sanitary sewer. The sink or cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. New buildings constructed to Page 1 of 4 house food service facilities shall include a covered, bermed area for a dumpster. Grease removal devices shall be maintained in good operating conditions at all times. The discharger shall develop and maintain a record of periodic maintenance, and pumping of the removal device records shall be retained for a period of not less than three (3) years. G. Refuse Areas 1) New buildings constructed to house food service facilities shall include a covered, bermed area for dumpster. 2) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area in which the drain is located is covered or protected from rainwater run-on by berms and/or grading, and appropriate wastewater treatment approved by the director is provided. H. Outdoor Process Activities/Equipment' 1) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area in which the drain is located is covered or protected from rainwater run-on by berms and/or grading, and appropriate wastewater treatment approved by the director is provided. 2) Secondary containment shall be provided for exterior work areas where motor oil, brake fluid, gasoline, diesel fuel, radiator fluid or other hazardous materials or hazardous wastes are used or stored. Drains shall not be installed within the secondary containment areas. The director may allow a drain for work areas (but not for hazardous storage areas) is the drain is connected to a wastewater treatment facility approved by the director. I. Outdoor Equipment/Materials Storage 1) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area in which the drain is located is covered or protected from rainwater run-on by berms and/or grading, and appropriate wastewater treatment approved by the director is provided. Any loading dock area with a sanitary sewer drain shall be equipped with a fail-safe valve, which shall be kept closed during periods of operation. Such connections shall not be permitted within the following areas: a. Equipment or vehicle washing areas; b. Areas where chemicals, hazardous materials, or other uncontained materials are stored unless secondary containment is provided; c. Equipment or vehicle fueling areas or fluid changing areas; d. Loading docks where chemicals, hazardous materials, grease, oil, or waste products are handled. 2) Secondary containment shall be provided for exterior work areas where motor oil, brake fluid, gasoline, diesel fuel, radiator fluid or other hazardous materials or hazardous wastes are used or stored. Drains shall not be installed within the ' Examples of businesses that may have outdoor process activities and equipment include machine shops and auto repair shops, and industries that have pretreatment facilities. Page 2 of 4 secondary containment areas. The director may allow a drain for work areas (but not for hazardous storage areas) is the drain is connected to a wastewater treatment facility approved by the director. K. Vehicle/Equipment Repair and Maintenance 1) The owner of every newly constructed, remodeled, or converted cornmercial or industrial facility shall comply with the following requirements upon commencement of discharge. Interior floor drains to the sanitary sewer system may not be placed in areas where hazardous materials, hazardous wastes, industrial wastes, industrial process water, lubricating fluids, vehicle fluids or vehicle equipment cleaning wastewater are used or stored, unless secondary containment is provided for all such materials and equipment. The director may allow an exception to this requirement under the following circumstance: a. When the drain is connected to a wastewater treatment unit approved by the director. 2) Interior floor drains shall not be connected to the storm drain. L. Fuel Dispensing Areas Fueling areasZ shall have impermeable floors and rain covers that extend a minimum of ten feet in each direction from each pump. M. Loading Docks 1) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area in which the drain is located is covered or protected from rainwater run-on by berms and/or grading, and appropriate wastewater treatment approved by the director is provided. Any loading dock area with a sanitary sewer drain shall be equipped with a fail-safe valve, which shall be kept closed during periods of operation. 2) Exterior drains shall be connected to the storm drain. Such connections shall not be permitted within the following areas: a. Loading docks where chemicals, hazardous materials, grease, oil, or waste products are handled. N. Fire Sprinkler Test Water Fire sprinkler test water shall not be discharged into the storm sewer system. Discharge shall be routed to the sanitary sewer. O. Miscellaneous Drain or Wash Water 1) Boiler drain lines shall not be connected and allowed to drain to storm drain system. ' The fueling area shall be defined as the area extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of one foot, whichever is greater. Page 3 of 4 2) Condensate lines shall not be connected or allowed to drain to the storm drain system. 3) Roof drains may discharge to the storm drain system, provided that all roof equipment, tanks, and pipes containing other than potable water, cooling system water, or heating system hot water have secondary containment. Page 4 of 4 Kemember: The property owner and the contractor share ultimate responsibility for the activities that occur on a construction sitQ. You will be held responsible for any euvironmental damages and associated clean-up costs. San Mateo Countywide Stormwater Pollution Prevention Program � ��, ��s uM� P�..��u�'I;St�'�m..u�er k P i-�i�nni..AiF�r�m.tlem�n.x.. b. � � yn., umn.D.ly S�nM.�nlaAlu.FmerC1Y.H.IfMwnB�YU�IIYMuS'h.Menl��ivr4M'llbroePn�fe4PurIul�VvileY. 3 i � n n w r.S� ro.S.n�n�l NS��FV+�Fn�w'a�o.WuW�Je� nMueu. � �q `�r < � i ,�. �� . General ,. ''4� Consh-uction & Site Supervision JScsduk� • NR• �Io �vyvqrhi aneor'�I�ap o�l �r emrlm e nwF pelo�� "a:�.oaao,��,,..�.,..,o.� ��;T�w. Jcoa � e�.n...i.r,vo ir�� wrr•�.+k larc�. ba�r;�Eavw�e�ler�.��p e uy ,� brocliwa �w�lab'I� u neryoi. •.In norta on �Ir ntWcq ��Mnen .6��fapLyl�Me erreynu�Tilne� ��•r�i.R �i amG�Ma. � •• m aE��.�a.A.u�o�i e�:�.�..r n i�Jas. nd bcnnM il ie¢s � Mak�mym1rryNna,t1'.lic � v �.rn..�.—N�..,i.�eert �i�i We � cw �.'m.a en�, •o�ar � n6NnY��Jnc r � !k«yvawn n.rt�.w�.a��.n.a.vir.��.m�, u��rz�elirsm ��sbaamuNUesKnNnnniie I' !nn � e m� a�� o.�o� e�aw inh.lY�vanea IluJvn¢ i� naauvy. ro�e. a.oua �.a��a�,o � ra�„e,�.,a i� ..�� s �u.� a,� �,�w� ��.ava, c �fywi�uluam¢�,ussjm� ![..v .oa o.6i.m ew.am... Cnx4 ihw�mh �a IsM. Ylme ewM�a�w�eaman e. eoKr w e nid� e'a�sa rt�� .maa m�.�n I�okµ.etl�uid.Nnc��lon ul.eunp�ern� /ni.�w'�.rt r..�xc iam�. iNa .i.� mm ie Rwa �, q s. i�,s m�.ray.ne �ti� n.ze. rt m.r�..�a orr�rak c,sk w�� n�s,.��y io, .IeA�l.A.��rc �.nIIInF �Pn rcerNucll.o—aNMis.viewhcn h.[IM�rw�lyY�eu�� mW �LL'eA �.�..a� cpe..� a �U. �el. �v4��.6�rcver�wcuEl� nern� � P, sud�mm�ane,F� ay�IrJlr�i mL�ullvm�=.d«u.en.ckontiveF- .�d�:l,on �„bonc �ali �O� �ud demNlYw d p��y. clua Foi.eiu;wnerbewf�aii'ttvel�rlelNltl.tickd n�4.b mi Mckr�ul� �re debriinilw nnm� be ry ni �m�.�. „� �� ,�� ,�.r ........rt�.., .,,.,m �� tl�,.. Pollution Prevention It's Part of the Plan It is your responsibility to do the j ob right! Runoff from streets and otherpaved arcas is a rnajor source of pollutionin local creeks, San Francisco Bay and the I'aci(ic Ocean. Construction activities can directly affect the health of our waters unless contractors and crcws plan ahcad to kecp dirt, debris, and other construction waste away from smrm drains and creeks. Following these guidclines will ensurc your compli:uice with local stormwater ordinance requirements. Remember, ongoing monitoring and maintenance of installed conirols is crucial to proper implementation. Heavy Earth-Moving Roadwork & Paving Fresh Concrete Painting & Application Equipment Activities & Mortar Applicution oi'Solvents & Adhesives Operation ��-�,, s . J� s� ��, ,.. d x i4., ,� �. 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CA 82051 Phone� 780.728.0699 Fex• 7B0/887.0600 1886 Dudley SG LekewooC, CO 80216 P1rorn/Fex� 90.9/292-0109 iH5 DOCWENT �IA TFE IDEAS AlYI THE DE&GNS NCOFPDNATEf/ HEPEIN, AS �N IIlSTPUMENT OF PNOFESSqN�L SEPVICE.IS T!E PPOPERTY OF WACNEP �RCHRECTUiE GIiOLP, INC. �ND IS NOT TO BE VSED N WHOIE Ofl PMT FOF �NY OTFEF PFOJECT WI7FpU! THE WPoTTEN AUTHOPQ�iION OF WAGNEF MCFNTECTUNE GI701A, INC. 1 Z% � .. ' ��_ �s ��,y:M, . .- [ 't�.i;',y_ �' � d _� � �� :x: � w. �1� ��ih Sy�; ��. Q F"- ��i�� ,.'.'h',-.A.._. � --�f :4 I�''`� I� • ... - ' U��r� - ihrA„ �., . � � JL � ..�•� ,� 3�, ,. ,q��.�; _ .. .. _ .... ._ ;.. :��:,; +ifirr�.+�*�9. .� .�. .... �. . .... � �9Fw �Il�ll. . . , � � � ,� J � � � .� �,r � �� , � ' .... . ^�. � � " � ' � r _�+ � ..,. , � _ . _.. , �.OM� Mo-• � � q� sr � r. ��. .I . - _ . y„ v a .� � '. 1� , . . . — 'y�' �.. ..,�ir.",i ..� �� .' —. ,.�,..'— -_ ... �p �� : ,��*�',u. e y .i�b�w `' . .�` . .. � . .. a4�� ,:Ili � � ��s'�� .. . . ;;� �. � , ti � �� _� �K �. �-'.}� � . �� i � , � � ,� <' 4*ri'`� �'�,�; ; ,, �� -��.p :��-� � �c.,,,,; . `� "'" ' �'' k "�"�. �,�,,� � �„�, . . ,,;;-:; �, .r • • _ �� ``�-��'��IJ -,,.. r, 1611 Adrian Road �. � _ '�*� `.k'''� � - °:�"�*°'r�� - r �� `�`�q� � � : - �.w�� . � _ _ Y- &,, q Y. �a' �. --- - — --_ - •--!i�. � ��I�'�". ��r�.�,�,�a,R� �.,,. - 1625 Adrian Ro��d 1649 Adrian Road � �u ^ � �� \ W M—�—� � � W � � � G4 WALTER E. WAGNER Na. C14931 E.p. 1/31/09 0 0 � 'd � � 0.', U --�-� � a� �'� � a� � � � w,n ;� � w�� a RESOLUTION APPROVING CATEGORICAL EXEMPTION, COMMERCIAL DESIGN REVIEW AND VARIANCES RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for Commercial Desipn Review and Variances for Build-to Line and Landscapinq for an addition to an existinq commercial building for an automotive service facilitv at 1625 Adrian Road, zoned RR, Automobile Sales and Service Overlav Area, William D. Spencer, property owner, APN: 025-262-330; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on October 27, 2008, 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 Article 19, Section: 15301 (e) (2), which states that additions to existing structures are exempt from environmental review, provided that the addition will not result in an increase of more than 10,000 SF, and if all public facilities are available for maximum development permissible in the general plan, and the site is not in an environmentally sensitive area, is exempt from environmental review. 2. Said Commercial Design Review and Variances are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Commercial Design Review and Variances are set forth in the staff report, minutes, and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City oi Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 27`h dav of October, 2008 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption, Commercial Design Review and Variances. 1625 Adrian Road Effective November 6, 2008 that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 23, 2008, sheets A-CS, A1.1, A2.1, A2.2, A3.1, A3.2, A5.0 and A5.1 and date stamped October 17, 2008, sheets A1.0, L1.0, C-1 through C-10 and ER- 1 and ER-2; 2. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, shall require an amendment to this permit; 3. 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 staff); 4. that the conditions of the City Arborist's September 16, 2008 memo, the Chief Building Official's September 26 and August 11, 2008 memos, the City Engineer's October 6 and September 8, 2008 memos, the Fire Marshal's and NPDES Coordinator's August 13, 2008 memos shall be met; 5. 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; 6. 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; 7. 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; 8. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 Edition, as amended by the City of Burlingame; EXHIBIT "A" Conditions of Approval for Categorical Exemption, Commercial Design Review and Variances. 1625 Adrian Road Effective November 6, 2008 Page 2 THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 10. 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; 11. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Department; and 12. that prior to final inspection, Planning Department 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 DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �•••.� �.__�•� �-`c ��,�� BURLINGAME, CA 94010 -. ��'�� b �°' PH: (650) 558-7250 • FAX: (650) , (� . �` s� www.burlingame.org P.,�,�_;,��_��:• - R f•� a„ '— -+�� .� - �,_.� � — � �..�.�, � ' �;",��;�tF. Site: 1625 ADRIAN ROAD The City of Burlingame Planning Commission annaunces the following pu6lic hearing on MONDAY, OCTOBER 27, 2008 at 7:00 P.M. in the City Hall (auncil Chamberz, 501 Primrose Road, Burlingame, CA: Applicntion far (ommercinl Design Review and Variances for Build-to Line and Landscaping for an addition and exterior and interiar renavatians to an existing commercial building for an automative service facility at 1625 ADRIAN ROAD zoned RR. APN 025-262-330 Mailed: October 17, 2008 (Please refer to other sideJ �► � 1 _ � -.::...� `ro:^ _ ._.._ �i� Ni�b i �,��r PUBLIC HEARING NOTICE City of Burlinqame 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 PUBLIC HEARING NOTICE (Please refer to other sideJ � � � � �� , � ;�„ ! � � � � �` � � �r �-. � �� '� r' �� +� � � �`� ��``�. � . � ' - �` '�. �' �- `'`' �, �',� �T�� r� . �� .` �\ � � �� `� • �l � ��A�� ...�� °' �,�. � , � �'`,s� za� �, �'' . .. �Yf S� ; �\ .. � .�.�: �. ., � � � ° j ��,� � ��- , � � ��'� �; � � �_.� - �� f f��, ��f . �� .�t � � :_ �,�, �, �'„ / "� � � �! f +��y� �, , � � ��. `' ��r`�s � � �, � R .� � � � �� ;x. . , '� � � ,, �. r. � �,�� t = �, �� . � � _ s: �- ! �-,�`�, � ��'` �, � .; " .��'�{� �,��,. _ n, �,, � � � , �� . � _ " t��; � � ��"' � � � �� ! � � � � �� . � �a�r� �":� f 7 � � � '` �`•� �� . r ' �ta. �AiS''� � ,� � � �W'` c'`� �''a_�,� - �`. � � � � � , , j, . 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