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Home My WebLink About1625 Adrian Road - Staff ReportMID PAUFIC ENGINEERING, INC. Statement of Qualifications Red Bluff Diversion Dam Fish Passage, Red Bluff The Red Bluff Diversion Dam Fish Passage Improvement Project consists of the construction of a positive barrier fish screen and a pumping plant, resulting in the achievement of the dual goals of the project: �) fixing the fish passage issues associated with the operation of the diversion dam and z) providing a long term solution for water conveyance reliability to the farmers reliant on the water for irrigation. The project is the nation's largest Department of the Interior economic stimulus project. Mid Pacific Engineering is providing Geotechnical Engineering consulting and Earthwork and Materials Testing services to the General Contractors and several of the Sub- Contractors on both phases of the project. North �oth Street Renovations, Sacramento �� .a�ra ��ti b.� > . ,�+ ,"�E �' s'� �. ��i��r r�,, � ��'�� ,;� .� "",�� i�� ,•�/ — i � �,� �°� ' - ","�vr� .�.�� ,� �;. , - " �>�.W � � — � - �}: �.. .._ This vintage, cast-in-place concrete warehouse building is receiving a full scale face-lift including new roof and truss system, and interior column and foundation support system renovations. MPE prepared the Geotechnical Engineering Report and foundation support recommendations for the project and is providing a full scope of construction materials testing including soils, concrete, and welding. Construction of new conventional foundations exposed challenging structural backfill conditior�s due to loose and caving sands. MPE worked with the contractor and structural engineer to come up a cost effective and innovative solution to allow re-use of the on-site sands excavated from foundations as a Controlled Low Strength Material (CLSM) saving time and expense compared to typical compacted engineered backfill or imported slurry materials. A specialty contractor was retained to mix the on-site sands with its proprietary equipment and MPE provided engineering support and trial mix design for the CLSM. ., .�;. ._ 4�;�� . .�-ta `� �� - � , � City of Burlingame Conditional Use Permit Address: 1625 Adrian Road Item No. '� Action Item Meeting Date: November 26, 2012 Request: Application for Conditional Use Permit to vary from the criteria to add automobile sales to an existing automobile service facility (Peter Pan BMW Service). Applicant: Peter Pan BMW, c/o Will Banning APN: 025-262-330 Property Owner: William Spencer Lot Area: 110,565 SF (2.53 acres) Zoning: RR, Automobile Sales and Service Overlay Area General Plan: Industrial Uses: Industrial & Office Use North Burlingame/Rollins Road Specific Plan Area — 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, which states that existing facilities, consisting of the operation, repair, maintenance, permitting, leasing, licensing or minor alteration of existing public or private structures, facilities, mechanical equipment or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination are exempt from environmental review. Current Use: Automotive service facility (Peter Pan BMW Service). Proposed Use: Add automobile sales to existing automotive service facility. Permitted Use: Conditional Use Permit required to vary from the criteria for automobile sales. Adjacent Development: Manufacturing, distribution, commercial recreation and warehouse uses. Project Description: On October 27, 2008, the Planning Commission approved an application for commercial design review and variances for build-to line and landscaping for an addition and remodel of an existing commercial building for an automotive service facility (Peter Pan BMW Service) at this site. The Peter Pan BMW service facility has been operating at this location since 2009. The applicant would now like to offer sales of pre-owned vehicles at this site. The applicant anticipates selling approximately 15 to 20 vehicles per month. Interior modifications would include replacing four customer waiting stations with two sales consultant stations. A total of two to three full-time sales employees are expected on weekdays and weekends, before and after 5:00 p.m. The applicant anticipates approximately 10-15 customers per day on weekdays and weekends. The applicant notes that the City of Burlingame would be listed as the point of sale for all transactions occurring from the vehicle sales operation located at this site and therefore would receive the sales tax revenue from automobile sales at this site (see condition of approval #3). There would be no alterations to the exterior of the building. Vehicles for sale would be displayed within the front portion of the building (currently a circulation and customer lounge/waiting area), as well as in the open spaces in front of the building (see plans date stamped October 30, 2012). On-site parking spaces would not be used to display vehicles. The subject property is zoned RR and is located within the Automobile Sales and Service Overlay Area. An automobile sales use is allowed as a permitted use as long as the following criteria are met: ■ A minimum site size of five (5) acres; and ■ A floor area ratio of not more than 0.15. Since the site size is 2.53 acres and less than the required 5 acres, a request for a Conditional Use Permit to vary from the criteria to add automobile sales is required. The automobile sales portion of the business would not exceed 0.15 FAR since it only comprises of two sales stations and display of a few vehicles within the existing building. The applicant is requesting the following application: ■ Conditional Use Permit to vary from the criteria to add automobile sales to an existing automobile service facility (Peter Pan BMW Service) (C.S. 25.44.050 (b) (1)). Conditional Use Permit 1625 Adrian Road The existing automotive service facility 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. A total of 79 parking spaces are provided on-site where a minimum of 67 parking spaces are required for the proposed use. This application includes replacing a customer waiting area (calculated for parking purposes as office use) with two sales consultant stations. Since there is no intensification of use proposed, no additional on-site parking is required. Staff Comments: Planning staff would note that because of the nature of the request to add automobile sales to an existing automotive service facility, it was determined that this request could be brought forward directly as an Action Item. If the Commission feels there is a need for more study, this item may be continued forfurther study. Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020, a-c): (a) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience; (b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; (c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to assure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped October 30, 2012; 2. that this Conditional Use Permit at 1625 Adrian Road shall be for automobiles sales in an existing automotive service facility with indoor and outdoor display of vehicles; 3. that the City of Burlingame shall be listed as the point of sale for all transactions occurring from the vehicle sales operation located at 1625 Adrian Road, Burlingame; 4. that vehicles for sale may not be displayed in any required on-site parking spaces, driveways, drive aisles or fire lanes; 5. that no vehicles shall be loaded or off-loaded from vehicle carriers on Adrian Road or any other public right-of-way; vehicles shall be loaded and off-loaded on-site; and 6. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame. Ruben Hurin Senior Planner 2 Conditional Use Permit c. Will Banning, applicant Attachments: Application to the Planning Commission Applicant's Letter of Explanation, dated October 31, 2012 Conditional Use Permit Application Commercial Application Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed November 16, 2012 Aerial Photo 1625 Adrian Road 3 .`'�'il �' ,� � � COMMUNITY DEVELOPMENT DEPARTMENT • SO'I PRIMROSE ROAD • BURLINGAME, CA 94070 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: ❑ Design Review ❑ Variance ❑ Parcel #: �2's— Z�°2-� 33 O Gd' Conditional Use Permit ❑ Special Permit ❑ Other: PROJECT ADDRESS: ( (oZS I4T>(Le(A�.} �j�, APPLICANT projectcontactperson� PROPERTYOWNER projectcontactperson❑ OK to send electronic copies of documents ❑ OK to send electronic copies of documents ❑ Name: �Ei1�`R T�,Aw1 �M W��(�� '13A�� Name: Wj 1.LIA F� �J'�{.� L6� Address: _�(e25 pC��d/W Qi� . Cify/State/Zip: ��L��,�p.��, (,� qt�10 Phone: �p(0 • �GZ • %�L� Fax: E-mail: j��'�1F�1lNGC�Ptt�ISK�e/El�7�h4DTiVE. m+�-� ARCHITECT/DESIGNER projectcontact person ❑ OK to send elecVonic copies of documents ❑ Name: I•� ,Ar• Address: �{ � �VTM � � LG �(t , City/State/Zip: l� � 1 _ , (� 6j�Ob� Phone: � iS • a-b8 • 5000 Fax: E-mail: Ui11 LL � (�bicSPl+.'1�(6'�'jt, �jOhj j(�jL [,� Address: City/State/Zip: Phone: Fax: E-mail: �t Burlingame Business License �� '� �� PROJECT DESCRIPTION: %S��OW SI\LL%3 [��IZ6•OWI�IC-i9 vL H!C Lt�'S /�°i'� �xtS�rtN� Aku7-o�o�t-rv�t S�Ru�c.c_- C�t't-7� la�cc�t�� MvA��tcAY-t�s AFFADAVIT/SIGNATURE: � ereby cert best of my knowledge a eli , ApplicanYs signatu . �' that the information given herein is true and correct to the I am aware of the �oposed application and he b uthorize the above applicant to submit this application to the Planning Commission. ��7/�/f � %/ � Property owner's signature: A =-"'' Date: l`� • 1�s- t'L ' Date submitted: � � I 3� I� Z * Verification that the project architecUdesigner has a valid Burlingame business license will be required by the Finance Oepartment at the time application fees are paid. S: I HANDOUTS I PCAppliroiion.doc � f P��a or -�, �laY� Sa �,S .�� ,� � � �r . -tC � �� d i' 7� c'� n �t � � k �-e i'm �/'�' -� a d d -�o i,,., � c� ,'� �'� -�� a u,-iv �-�• � b , `l,e.. i � � i< <�S T7tn G{, w�t� Pn v� i�-C S�'v I�� Peter Pan BMW : PENSI�E:, : �.,•. ,-�.. .;�.:�, G � ._,�� :� �� i� � �i` � ;� October 31, 2012 Dear City of Burlingame, C.I! � (�� = U:il�'iLllvc,i:,i`f,�= �_ _= :`11�:i1vG D'.',i. Since October of 2009 Peter Pan BMW has operated our Service and Pnrts Center in a state of the art facility at 1625 Adrian Road in your great ciry. Peter Pan BMW requests a variance to a//ow t/ie abiliry to offer for sale a sample oJ our ve{zicle selection of pre-owned BMW's at the same loeation. Peter Pan BMW believes this wou/d enhance our business effrciency and better expose the public to our producz Tliank you for the opportunity. Most Sincerely, J[m Cyr Genera! Man�ger 650-294-2100 Jif».c��r'"ii'nensheQufomotive.cor�i Peter Pan BMW 1625 Adrian Road Burlingame CA 94010 City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 55&7250 • F(650) 696-3790 • www.buriinaame.ora � Bl1RLINGAME � CITY OF BURLINGAME CONDITIONAL USE PERMIT APPLICATION � : ` 3� i 'o B� a.� '�� - 6 LOiL r! �c� �r.ir,n;r- The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.52.020). Your answers to the following questions can assist the Planning Commission in making the decision as t� whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why fhe proposed use at the proposed location wil/ not be detrimental or injurious to property or improvements in the vicinity or to public hea/tf►, safety, genera! welfare or convenience. 1 We are requesting the ability to sell pre-owned vehicles from the existing automotive service/repair facility as an additional service for our guests and an accessory to the business. This added use does not require modifications to the building exterior or traffic flow, nor does it require a significant increase in employee count. Therefore, the changes will not be detrimental or injurious to the property or improvements in the vicinity or to public health, safety, general welfare or convenience. 2. 2 iiaw wiii the proposed use be iocated and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? The proposed use is allowed within the current zoning (Automobile Sales & Service Overlay Area). We are requesting the CUP to allow auto sales since the facility does not meet the minimum site size or floor area ratio. It should be noted, however, that the proposed added use will be an accessory business, not the primary. The proposed use will be run out of the existing automobile service/repair facility. Slight interior furniture modifications are required to accommodate the use, however, the facility already is capable of displaying vehicles within the footprint of the building. No changes are being proposed to the site or exterior/structure of the building. 3. How will the proposed project be compatible with fhe aesthetics, mass, bulk and characfer of the existing and potential uses on adjoining properties in the general vicinity? 3 Not applicable. No changes are being made to the exterior of the existing facility. Rev 06.2007 HandoutslCondifional Use Permit App.doc Community Development Dept. • 501 Primrose Road • Burlingame, CA 94010 • P:650.5587250 • F:650.696.3790 • www.burliaaame.om -� � r'Y�/g"!1 G/+mEl ��-�� COMMERCIAL APPLICATION '� PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM 1. Proposed use of the site Qt_}tCNpRlI.� l��F'kt2 ��1� 's1�ll„"'j �� t 2. Days and hours of operation 1)c�,� . c�C�: �,; K �;�+� � jta� `� � 3. Number of trucks/service vehicles to be parked at site (by type) �\ C L�� ; � � u C� �� ` L ) r. � -� � �' � � � V 1 t `� � 4. Current and projected maximum number of employees (inciuding owner) at this location � k..-�v S A�ES • 'f— —� - , --- i � Hours of Before After Before After Before After � Operation 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm �' Weekdays � � � � � � Full-time � ' Part-time (�`�l � Weekends Full-time 3 � � 3 �� I Part time '�:� - - - _ � 5. Current and projected maximum number of visitors/customers who may come to the site: �'I�,l"� S 6. What is the maximum number of people expected on site at any one time (include owner, employees and �� visitorslcustomers): � 7. Where do/will the owner and employees park� �'��=5 �"� � 8. Where do/will the customers/visitors park? L�=`�� T� 9. Present or most recent use of site__ QU'�'fl HO'r'(v(3 S C/tv+� —_� `}2—i j 10. List other tenants on property, their number of employees, hours of operation (attach a list if more room is neededl 1�i Commercial Application.doc RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for Conditional Use Permit to vary from the criteria to add automobile sales to an existinp automobile service facilitv at 1625 Adrian Road, zoned RR, Automobile Sales and Service Overlav Area, William D. and Claire A. Spencer Trs, 99 South Hill Drive, Brisbane, CA 94005, propertv owner, APN: 025-262-330; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 26, 2012, 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: 1. 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 - Existing facilities, Class 1(a) of the CEQA Guidelines, which states that interior or e�erior alterations involving such things as interior partitions, plumbing, and electrical conveyances are exempt from environmental review, is hereby approved. 2. Said Conditional Use Permit is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Conditional Use Permit 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 of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 26t" day of November, 2012 by the following vote: Secretary EXHIBIT "A" Conditions of approval for Categorical Exemption and Conditional Use Permit. 1625 Adrian Road Effective December 6, 2012 that the project shall be built as shown on the plans submitted to the Planning Division and date stamped October 30, 2012; 2. that this Conditional Use Permit at 1625 Adrian Road shall be for automobiles sales in an existing automotive service facility with indoor and outdoor display of vehicles; 3. that the City of Burlingame shall be listed as the point of sale for all transactions occurring from the vehicle sales operation located at 1625 Adrian Road, Burlingame; 4. that vehicles for sale may not be displayed in any required on-site parking spaces, driveways, drive aisles or fire lanes; 5. that no vehicles shall be loaded or off-loaded from vehicle carriers on Adrian Road or any other public right-of-way; vehicles shall be loaded and off-loaded on-site; and 6. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2010 Edition, as amended by the City of Burlingame; �CITY OF BURLINGAME � COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD � ii��• '— BURLINGAME, CA94010 � _ r_ , PH:(650)558-7250 • FAX:(650)69fi-3790 � � www.burlingame.org �.: � z�-{ _ � ` �S Site: 1625 ADRIAN ROAD � � The City of Burlingame Planning Commission announces the following puhlic hearing on MONDAY, NOVEMBER 26, 2012 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Conditional Use Permit to vnry from the criteria to add automobile sales to an existing automohile service facility at 1625 ADRIAN ROAD zoned RR. APN 025-262-330 Mailed: Novem6er 16, 2012 (Please refer to othsr side) J..0 ivL«J �� . � ao.3ZQ i}�1i2.�, FTC{r, _ =19� 1 : ' PUBLIC HEARING NOTICE Cify of Burlinqame A copy of the application and pians 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(sj in co�art, 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 nctice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. 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