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Home My WebLink About1649 Adrian Road - Staff ReportMEMO T0: FROM: SUBJECT: _ .-� P.C. 10/9/90 - Item # /� PLANNING COMMISSION ZONING TECHNICIAN SPECIAL PERMIT TO INCREASE OFFICE AREA FROM 26.8� TO 33.5� AT 1649 ADRIAN ROAD, ZONED M-1 The Good Guys! Inc., applicant is proposing to increase office area from 26.8� to 33.5� at 1649 Adrian Road, zoned M-1. The applicant proposes to convert 8,648 SF of a two story storage area into office area; the building footprint would not be altered. Current parking does not meet code requirements and is therefore non-conforming (217 required, 140 on site). This proposal includes restriping of paved areas to provide 27 additional spaces where 20 parking spaces are required for the additional office space. No changes are proposed to the rest of the building. Parking would remain non-conforming (237 required, 167 proposed on site). Staff Review City staff have reviewed this application. The City Engineer expressed concern about the effect of office expansion in the M- 1. In particular, he was concerned about the cumulative traffic impact to the intersections at Millbrae Ave./Rollins Road and Broadway/Rollins Road. The Chief Building Official initially expressed concern about exiting. The applicant's architect responded that the two corridors in question would be connected to make one continuous approved exit path. He was also concerned about the extent of office area in relationship to the building permits on file. Additional file research, in conjunction with information submitted by the architect, indicate this structure was probably built with more than 20� office area. The Chief Building Official would like all rooms labeled before issuance of a building permit for this work in order to determine occupant loads. There were no other staff comments. Applicant's Letter On the application for a special permit, the applicant notes the change of use from warehouse to office use would not change the building footprint. The applicant also notes 27 parking spaces have been provided where 20 spaces are needed for conversion. In response to how this proposal conforms to the zoning ordinance, the applicant states that a conditional use permit is being requested as required by the zoning code. In addition, the applicant notes there are no exterior changes proposed for the building and therefore this conversion would not affect the aesthetics, mass bulk and character of neighborhood or potential uses on adjoining properties in the general vicinity. 0 � Study Ouestions The Planning Commission reviewed this request as study item at their regular meeting on September 24, 1990 (Planning Commission Minutes, September 24, 1990). The Commission had several questions. The Commission asked about the history of requests for special permits for office uses in excess of 20g of the GFA. Since January, 1988, three applications were reviewed by the Planning Commission for this type of special permit. Two were approved and one was denied (see attachment). In response to other Planning Commission questions, the applicant submitted a letter dated September 26, 1990. Regarding why more office space was needed, the applicant stated this conversion would provide necessary office and conference rooms for corporate employees. Regarding the Commission's inquiry about how the applicant intends to address over flow parking for the site in the future, the applicant noted the planned parking lot restrip- ing would accommodate employee parking. Commission also asked about the number of employees who work at the site. The applicant responded that 130 employees work in the offices from 8:00 a.m. to 6:00 p.m. Twenty employees work in the warehouse from 7:30 a.m. to 4:30 p.m. In addition, the applicant notes that no repair work is performed at the site and that no warehouse or "blow-out" sales are planned from the site. Findinqs for a Special Permit In order to grant a Special 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. 3 Planninq Commission Action The Planning Commission should hold a public hearing. Affirma- tive action should be taken by resolution the reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: 1. that the 8,648 SF conversion of warehouse to office not commence until the on site parking area is restriped to include 167 spaces as shown on the plans submitted to the Planning Department and date stamped September 27, 1990 and that no existing landscaped area shall be used for additional parking area; 2. that the additional area being converted from warehouse (storage) to office shall be as shown on the plans submitted to the Planning Department and date stamped September 27, 1990 and all improvements to the proposed office areas shall be submitted to the Building Department prior to issuance of and included as required in the building permit; 3. that the project shall meet Uniform Building and Fire Codes as amended by the City; 4. that the total number of employees on this site at one shift shall not exceed 150, 20 of which shall work in the warehouse area and 130 of which shall work within the office area; 5. that employees in the office portion of the building shall be on site from 8:00 a.m. to 6:00 p.m. five days a week and warehouse employees shall be on site from 7:30 a.m. to 4:30 p.m. seven days a week; and 6. that there shall be no further conversion of warehouse to office area to office, change in parking, or change in number of employees on site without amendment to this use permit. Sheri Saisi Zoning Technician cc: D.S.L. Properties; Dan MacDonald, Archictecture and Planning S[H�ZY � I�Q[lES1.5 ECH2 C�'FI(� ib'E IN �S �' 20$ (since Januazy, 1988) PC ACTION L)P1rE ��• 1606-1610 Rollins REQUEST PC ACTION/ CONCERNS/CONID�NIS 7-11-88 7-10-89 6-11-90 Increase office area from 39.5o to 43% by addition of partition wall which creates additional 495 SF of office area. PC approved 4-3. PC concerns: whether or not a sunset clause requiring r�noval of wall should be included in conditions (it wasn't). Called up by CC; upheld approval 5-0. Included sunset clause requiring wall to be rFsnoved at end of applicant�s lease in five years (1993). 1510 Rollins Road Increase office area fr�n PC denied 4-3. PC concerns: Landscaping 49% to 59% by adding issue, traffic probl�ns created; setting 5,158 SF of office to precedence for office uses in M-1. Appealed existing second floor. to CC; CC upheld PC denial 5-0. 890 Cowan Road Increase office area from PC approved 6-0. This is a quiet use; 29.2g to 32.2% by adding parking o.k.; only 4 emplayees at the site. 1,097 SF of office area to Not appealed to CC. Unit J. Attachment to staff report for 1649 Adrian Road (10/9/90) STAFF REVIEW OF APPLICATION TO THE PLANNING COMMISSION P•� 9/24/90 ITEM �� 5 I. Proiect Address: 1649 Adrian Road II � : f' i �,�I 4� 4;�< �� III Proiect Descrintion and Permits Requested• SPECIAL PERMIT to increase office area from 25.4$ to -30-.Sg at 1649 Adrian Road, zoned M-1. The applicant proposes to convert 7;1�-�-SF of a bi-level storage area into office area; the building footprint would not be altered. Current parking does not meet code requirements and is therefore non-conforming. This proposal includes restriping of paved areas to provide 24 additional spaces required for conversion. No changes are proposed to the rest of the building; parking would remain non-conforming (167 spaces). Property Identification: Assessor�s Parcel Number(s): 025-262-320 Lot No: Ptn 13-24 Block No: 8 Lot Size: +/-6.76 Subdivision: Millsdale Industrial Park Unit #3 Zoning: M-1 General Plan Designation: Industry Ac. & Office IV. ExistinQ Site Conditions and Adiacent Land Uses• Existing warehouse/office building serving as headquarters for sole tenant, The Good Guys! Inc. Warehouse area is 98,000 SF; office area is 33,417 SF. A review of City files indicates the structure was built with more than 25� offices. M-1 district regulations were subsequently amended to require a special permit for office area exceeding 20� of the GFA. To the east is Adrian Road and U.S. 101; multi- tenant buildings with light industrial uses are to the north and south; to the west is a drainage right of way and sports and office complexes. V. CEOA Status• and electrical conveyances. Categorically exempt per CEQA Code Section 15301 Class 1(a) interior alterations such as interior partitions, plumbing, VI. Proiect Data: Proposed New Construction: Convert 7,160 SF storage area to office. Existina Area: 98,000 SF warehouse + 33,417 SF office Proposed Percent Increase in Office Area• 21.43g Front Setback: Side Yard Setbacks: Rear Yard Setback: Lot Coverage: On-Site Parking: For conversion: For building: Building Height: Office Use: Landscaping: Reauired not affected not affected not affected not affected 24 210 not affected special permit * for offices in excess of 20� �FA not affected Proposed not affected not affected not affected not affected 27 167 (140 existing) not affected increase existing office area from 25.4� to 30.8� not affected APPLICATION TO THE PLANNING COMMISSION Type of Application: Special Permit Variance X Other Conditional Use Permit Project Address 1649 Adrian Road, Burlingame, CA 94010 -— ; ��c�:cW3l�ei. Assessor's Parcel Number(s) 10 i99(' APPLICANT PROPERTY OWNER �Y �� t3ukLINGl1' S'�NING DEP' Name: The Good Guys! Inc. Name: D.S.L. Properties Address: 1649 Adrian Road City/State/Zip Burlingame, CA 94010 Telephone:(Work) (415)259-5200 Address: P.o. Box 687 City/State/Zip Cupertino, CA 95015 Telephone (Work) (Home) Architect/DesiQner: Name: Architecture & Planning * Dan Macdonald, AIA Address: 875 Fourth Street, SAn Rafael, CA 94901 � Telephone (daytime): (415)453-4454 Please indicate with an asterisk (*) who.contact person is for project. PROJECT DESCRIPTION Remodel existing storaae to offices and restriping for additional parking. AFFIDAVIT/SIGNATURE(S): I hereby certify under penalty of perjury that the information given herein is true`and correc�t to the best of my�knpwledge and belief. � _ _ ; � G �, i --_-_, � , �.��, � ; � C Applicantt�s Signature Date I know about the proposed application, and hereby authorize the above applicant to s�ubmit this application. .r--/,--._ � / G�UG � ��i U Pro erty Owner's Signature Date xxxxxxxxxxxxxxxxxxxxxxxxxxxOFFICE USE ONLYxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxx �� Date Filed: "' Fee / S G " Receipt # /� y I � Letter(s) to applicant advising application incomplete: Date application accepted as complete: P.C. study meeting (date) P.C. public hearing P.C. Action a�`»1��4.' �%��c ' � � � Appeal to Council? Yes ' No Council meeting date � �-'� Council Action (Home) (date) 408)253-2728 � r�S�•71:'� LY• �Y...� � � CITY OF BURLINGl1ME SUPPLEMENTAL TO APPLICATION TO THE PLANNING COMMISSIQ�'f {�i� �.',I E �r SPECIAL PERMIT APPLICATIONS �lU C 1 Q 199[' '1' UF BURLING!'�' ,' �r,tlnir !JF^ In order to approve an application for a Special Permit, the Planning Commission is required to make findings as defined by the City's ordinance (Code Section 25.52.020). Please answer the following questions as they apply to your property to show how the findings can be made for your application request. A letter may also be submitted if you need additional space or if you wish to provide additional information for the Planning Commission to consider in their review of your application. Please write neatly in ink or type. 1. Explain why 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. The proposed change of use of existing warehouse space to the office space will not add square footage to the building. Additional parking requirements are being mitigated by re- striping the parking areas to gain twenty-seven additional spaces of which only toaert_--��::r are needed. 2. Discuss how the proposed use will be located and conducted in a manner in accord with the Burlingame General Plan and Zoning Ordinance. 3. The request is to exceed the 200 limit of office space allowed under the current zoning ordinance. The only issue appears to be parking which is being mitigated as stated above. Discuss how the proposed project will be compatible with the aesthetics, mass, bulk and character of the existing neighborhood and potential uses on adjoining properties in the general vicinity. Per Code Section 25.52.020 (3), the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of Title 25 (Zoning) in the operation of the use. No exterior changes are proposed for the building, therefore no changes to the existing or potential uses in the neigh- borhood is anticipated. /C CITY r °� uRUNc�ar+e .�� — CITY OF BURLINGANIE SUPPLEMENTAL TO APPLICATION TO THE PLANNING COMMISSION COMI�RCIAL APPLICATIONS 1. Proposed use of site: Office area ��. �� ,li G 10��' rY Uf BURLINGl�' 2. Days/hours of operation: 8�00 a.m. to 6:00 p.m. 3. Number of trucks/service vehicles (by type): 4. Current and Projected maximum number of employees at this � ,,,-�+ ; �„ . •ExistinQ In 2 Years In 5 Years After After After 8AM-5PM 5PM 8AM-5PM 5PM 8AM-5PM 5PM Weekdays � fulltime 150 20 170 20 180 20 artime - - - - - - Weekends fulltime+ 10 10 10 10 10 10 � artime � - - - - - - 5. Current and Projected maximum number of visitors/customers who may come to the site: ExistinQ In 2 Years After After 8AM-5PM SPM 8AM-SPM SPM 10 - 15 - In 5 Years After 8AM-5PM 5PM 20 - 6. Maximum number of employees and visitors/customers which can be expected to be on the property at any one time: 7. Where do/will the employees park? On-site 8. Where do/will customers/visitors park? On-site 9. Present or most recent use of site: Good Guys! Inc. Headquarters 10. List of other tenants/firms on the property: none T0: CIT ENGIN , FIRE MARSHAL AND CHIEF BUILDING OFFICIAL FROM: ZONING TECHNICIAN SUBJECT: PROPOSED OFFICE ADDITION AT 1649 ADRIAN ROAD DATE: August 14, 1990 Please review these drawings and return your comments to the Planning Department. This project will be reviewed on August 20, 1990. Thank you for your time. Larry �� /�la-v� �f , r � �� _ � yn.e��-e�. � 1� G�<-�.�e�.��-��.o T�' �-P �- �� e-r`�w� ��-�G�E��,�� / !�(/ /�� f > .� CT f�'�-E� �'--4�E' G� ,//,�''r'"�LrJT�-L? F� '? �i? ,;�E � iJ !/ U -�P � � G��-�� 7��u.�i� -�-r C� .�.e.E�� l% �� ' � , �� - , - � � �-�-. ��"-�� , ��, � � � i��e`� �� _� / �� ,� �-�� -, %� � %,� % � j �'o , �� f�� G��vt� � ��">�or�fl �� f� ' � ��c�r-eG < ��` ��' � „�� -� �-��-� �'� �� ;��'� See �% <--�v v /�`/� /''� ('Dl�nrn�- � � �'' G "6�-�_C,�j C iA,f r�/�rz <• � �� =-`'�� / apJ��tah�rf , fD.-.-,� __�� % �� T0: CITY ENGINEER, IRE MAR$I�L AND CHIEF BUILDING OFFICIAL FROM: ZONING TECHNICIAN SUBJECT: PROPOSED OFFICE ADDITION AT 1649 ADRIAN ROAD DATE: August 14, 1990 Please review these drawings and return your comments to the Planning Department. This project will be reviewed on August 20, 1990. Thank you for your time. Larry �� 1t�� i.e � ��- � � -5-� � � �-o��- ; 0 T0: CITY ENGI�EER, FIRE MARSHAL AND HIEF BUILDING OFFICI�L FROM: ZONING TECHNICIAN --- SUBJECT: PROPOSED OFFICE ADDITION AT 1649 ADRIAN ROAD DATE: August 14, 1990 Please review these drawings and return your comments to the Planning Department. This project will be reviewed on August 20, 1990. Thank you for your time. Larry � �� 1 /�" �Y "" (/" � � �i //�1' ��`"{' �i��d ! � � �,`i��/� � ��l�.li� .4� .4 � �.i- � �Y TO: FROM: CHIEF BUILDING OFFICIAL ZONING TECHNICIAN SUBJECT: PROPOSED OFFICE ADDITION AT 1649 ADRIAN ROAD DATE: AUGUST 29, 1990 Attached are revised plans for a proposed office addition at 1649 Adrian Road. Please review them and return them to Planning with your comments regarding your original concern about an approved path of exit. Thanks, Sheri , . � �'l. � / ,�1%%�''7'`w U`�-- ` � �^R�, � �.P.� �'2��z�-D� . � �7�� ,� : , � � �� qb / fu��u[�):i_\�I�lilui TO: FROM: CHIEF BUILDING INSPECTOR ZONING TECHNICIAN SUBJECT: PROPOSED OFFICE ADDITION AT 1649 ADRIAN ROAD, ZONED M-1 DATE: SEPTEMBER 6, 1990 Attached are the revised plans for a proposed office addition at 1649 Adrian Road (The Good Guys). According to my notes from our conversation on August 30, 1990, you needed the following information to be shown on the plans: 1 �� The exiting system for the entire building. Al1 corridors and doors need to be shown for the entire building. (The office area which would extend into� he wareh s could affect exitin rom he warehouse. ,�,r�/(� /� "1i ' /�� b'� C�� ,u.d'tti'J,%`� Permitting. The total $$ amount on �he permits do not reflect the extent of work which was done at the site. This matter must be cleared before moving this item forward to the Planning Commission. 3. Label all rooms so the Chief Building Inspector can dete mine oc pa loads. �� . I h e attache cop s o�e Building Permits which I found on file for work which was done in the office area. The plans which go with these permits, however, are out being microfiched. Also, I don't see that the rooms are labeled (as you requested). This item is tentatively scheduled for Planning Commission review at the Commission�s Seqtember 24, 1990 meeting. Could you please review the attached plans and return them with your comments at or before the 10:00 a.m. staff ineeting on September 10, 1990? Thanks, Sheri � �� . °� /� �� Burlingame Planning Commission Minutes Page 2 September 24, 1990 � 5. SPECIAL PERMIT TO INCREASE OFFICE AREA IN THE M-1 ZONE AT i\ 1649 ADRIAN ROAD Requests: history of over 20� office use in this area, has the city allowed more in the last couple of years; why is applicant requesting more office space and removing warehouse, what are their future needs for office space; number of people who work in the warehouse, number who work in the office; do they have customers coming to the site; with an increase in full time employees in two and five years, what are applicant's plans to address what appears to be an overflow parking situation; will there be any warehouse blow out sales at this location. Item set for public hearing October 9, 1990 or when all information has been received. ITEMS FOR ACTION 6. TENTATIVE SUBDIVISION MAP - 2807 HILLSIDE DRIVE Reference September 10, 1990 minutes. Letter in opposition (September 21, 1990) from Mary C. Evans, 1476 Alvarado Avenue was noted. Chm. Graham reopened the public hearing. CE Erbacher summarized his agenda memo, pointing out changes from the memo for the September 10, 1990 meeting. Joseph Karp, applicant, discussed his meeting with the neighbors; he had given them a data/site plan showing zoning requirements of the city and footprint of possible houses on Parcels 1 and 3; he reviewed the tentative map with the residents at this meeting, telling them he would meet the requirements for lot area, these lots exceed the size of most of the lots in the area except for two in the county on Hillside Drive, one of these has been annexed to the city. Mr. Karp stated three conclusions were reached at this meeting: neighbors would prefer that there be no development at all, he of course does not agree; he will build the new houses in accordance with all city codes and restrictions; he and the neighbors agreed as many trees and shrubs as possible should be retained, he will replace all shrubs and any trees that are removed. Regarding a neighbor on Summit with concerns about people on Lot 3 looking down on him, the people who build on Lot 1 will want the same privacy, applicant would make retention of trees on that side of Lot 3 a condition of the subdivision. Regarding enforceability of the city�s conditions, he will guarantee that any developer will save the trees on all the lots, this can be made a requirement of the subdivision agreement. Mr. Karp commented he and his sons are local businessmen, they are not speculators, they all own homes in the city, they will abide by all city restrictions, they are willing to meet all of the City Engineer�s suggested conditions, would prefer not to put in a sidewalk or widen the street because their arborist�s report stated this would harm the trees, they would like to preserve the woodsy ' / / / ' CORPORATE OFFICES 1649 ADRIAN ROAD BURLINGAME, CA 94010-2181 (415) 259-5200 September 26, 1990 Ms. Margaret Monroe City Planner City of Burlingame Planning Commission 501 Primrose Burlingame, CA 94010 Dear Ms. Monroe: � � S°FA'� �� liFO �,99 ,;,�Y'��. � �'L• This letter is in response to questions raised at the September 24, 1990 Planning Commission meeting with regards to the proposed expansion of The Good Guys! corporate offices at 1649 Adrian Road. Q: What is the reason for the expansion? A: To provide office and conference rooms for corporate office employees. Q: Are sales events planned at 1649 Adrian Road? A: No. Q: Is repair work being performed at 1649 Adrian Road? A: No. Q: Why does the warehouse operation not need this proposed expansion area? A: The proposed expansion area has never been used to warehouse selling stock inventory and is only used as a file storage area. Q: How many warehouse employees? A: 20. 4� A: Q� A: 4� A: How many office employees? 130 warehouse hours? 7:30 am - 4:30 pm Office hours? 8:00 - 6:00 pm Q: What is planned to provide for employees per the projected increase in personnel in 2 years? 5 years? A: The planned re-striping of the parking lot in connection with proposed expansion will accommodate employee parking. Burlingame Planning Commission September 26, 1990 Page Two R�G�rt�E� SEP � �' 1990 '�Y � tluRIINGqM -� � ��N�NCa L�Ei"_ If there are other questions you have concerning the proposed expansion, please feel free to contact me directly. I can be reached at (415)259-5335. Sincerely, The Good Guys: \ `�_ Theodore T. Meehan Manager, Real Estate TTM/ccw & Facilities TM450 I BAYSl�/OI�E �REEhIAy 173i �G35 /� 3a !� z5 A� R�R-N T�oA-D C��e Lz�� a.� ��Zi�.��n�e CITY HALL-501 PRIMROSE ROAD PLANNING DEPARTMENT BURLINGAME� CALIFORNIA 94010 (415) 342� 8625 The CITY OF BURLINGAME PLANNING COMMISSION announces the following public hearing on Tuesday, the 9th dav of October, 1990, AT 7:30 p.m. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. A copy of the application and plans may be reviewed prior to the meeting at the Planning Division at 501 Primrose Road, Burlingame, California. 1649 ADRIAN ROAD APN: 025-262-320 SPECIAL PERMIT TO INCREASE OFFICE AREA AT 1649 ADRIAN ROAD, ZONED M-1. 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. MARGARET MONROE CITY PLANNER September 28, 1990