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Home My WebLink About1731 Adrian Road - Staff ReportMID PACIFIC ENGINEERING, INC. Statement of Qualifications OFFICE LOCATIONS Mid Pacific Engineering Inc. maintains two fully staffed offices, both with accredited laboratories, to serve Northern California and the Central Valley. � �` a. ��.+ {-7 iv . .a"� `'�r P'w; `%'"S. `#_�.�; � � REDDING �'�`pa ;�r�-��,.E} .� ;�; zg�5 Innsbruck Dnve, Suite A ��=� �� , .� Redding, California 96003 �* � ''"� "� -�-'�� Office: 53o-z46-g499 1��` .� / `� •�� Y �� `; �: � ��. 5�;. `� �,t ': "�`.�-- �; Fax: 53o-z46-95Z7 �� `�-'�,`~.�� ;7 �; ' �.� �� .�� f � � `SW � �._. � 'U�1F;h.A �i101'��LI✓s Page 7 �� ,��-=---.�-�i , WESTSACRAMENTO � �� '?': �j�y,� �;��, 84o Embarcadero Drive, Suite zo ��`'�` � �f�""' � West Sacramento California 95605 ..�-~ . �,��, , ��' �"�,,..�-� �y-s;�f :� Office: g�6-9z7-7oo0 � �� f� �� , � -�� - Fax: g�6-372-ggoo ` � �� ` �,� � � �. � ��.� � �`�f �x - E��,� ��. � � � �: _,�„�� _ 4 � �� sJ � ! %� �^ �.+'# b ,b .�' �'�z* � j. . L � f ' . '4� � � / �t � 'y ♦ i N�'.� .ma��c�� , iM1��'i��. N N �l�.or -.� .3-"'�[' � �'- � � t � � � � � "_ .. r�'. � �. ,o >� �` � � �' �� <;� � e � .� . t �� j, � ' Fs s - . .�*w. {� 1 . b . _ . � '� - �' � ^ - �•�` '/ w� iF' .- . y �'� ,�a�.'_�-.�"�:r�'s �, �, B� _ �-" �� -d �� .,� � �:a. : � ��. . � �S � � . , �, — +v'-��; . ♦ �� v�, 1 �� ` ��` *� _ TO: DATE: � CITY 4� �'� 6URLINGAME �: P, ` :� S�'AF� REPORT �... Honorable Mayor and City Council October 14, 1987 SU6MITTED 9Y_ I Dept. of Public Works - City Engr. APPRO�o FROM: BY Tentative Warehouse/Office Condominium Map for S�e�E�T: parcel 2( P. M. 50 Page 27 )- 1731 Adrian Road Recommendation. ��,� ' AGENDA 6 A (`L� ITEM u P.M. 87-6 It is recommended that Council concur with the Planning Commission and approve the attached Tentative Warehouse /Office Condominium Map for fourteen (14) units subject to the following: 1. That uses shall be limited on the ma� to warehouse/office with table on the map showing square footage and percentage of of- fice for each amount and total average office space for de- velopment (14o maximum). 2. That parking spaces be assigned on the map by unit (one min- imum per unit) and that guest parking also be designated. As an additional condition, staff recommends the following: 3. That the map include a developmental condition on the map ex- cluding all H occupancies as defined by the Uniform Building Code. Backqround. The Planning Commission at their meeting of September 28, 1987, reviewed the attached Staff Report, Condominium Permit Plans and Tentative Map. The map and permit section attached a number of conditions of approval that affect this map as indicated above. The applicant, in responding to the map conditions, reiterated his concerns against the condition of H occupancy type construction at- tached to the condominium permit. The applicant has since met with staff and has submitted proposed deed and covenant restrictions which eliminated staff's concerns that the building be constructed for H occupancy. To ensure that this restriction not be removed without City approval, staff has recommended that the map have a developmen- tal condition prohibiting all H occupancies placed on it. At the Planning Commission meeting, the applicant indicated that the 140 office space was not for each unit but is an average used for the whole development. As a result, staff recommended and the Commission approved that the map have a table showing the square footages and percentages of office for each unit and the total for the develop- ment. MTG. l0/'p/O� I 1 � O OATE Staff Report - cont'd. - 2 - After review of the two map conditions, the Planning Commission re- commended this map to Council for approval. Exhibits: Staff Report and Tentative Map and Condo Permit Plans, Planning Commission Minutes. � � � Frank C. Erbacher - mg cc: City Clerk/City Atty. Mr. Kent, 1001 S. El Camino Real, San Mateo 94402 Survey Constr. Staking Co., Inc. 17705-H Hale Av. - Su 1, Morgan Hill 95037 September 22, lgg� MEMO - AGENDA TO: Planning Commission FROM: Dept, of Public Works - City Engr. Re: Tentative Condominium Map - Parcel 1(P,M, 50 Page 27) - 1731 Adrian Road - P. M. 87-6 Attached is the Tentative Condominium Map which together with condominium permit plans has listed a number of conditponseand1concerns1thatahaveEnotnbeenng addressed by the applicant's September 17, 1987 letter. discussed in the September 22, lgg7 memo to the Planning Departare ment. This map is ready to forward to Council subject to any conditions which the Commission wishes to place on this map. Conditions which staff recommends are as follows: 1• That uses shall be limited on the map and permit to ware- house/office with a table on the map showing the square footages and percentage of office for each unit and the total office square footage and percentage (14o maximum.) 2• That parking spaces be assigned on the ma imum per unit) and that guest parkin p by unit (one min- g also be designated. mg / — "-�-�:� �-� - �'�—��c Frank C. � � J �� Erbacher Encl: Map, Condo Permits Plans by reference cc: Mr. Kent, 1001 S. E1 Camino Real, San Mateo 94402 Survey Construction Staking Co., Inc. 17705-H Hale Ave. Su. 1, Morgan Hill, 95037 Chm. Giomi opened the public hearing. Robert Kent, applicant, addressed Commission: he noted the only issue seems to be that uses will oe restricted because of the on-site parking provided and yet there is a requirement to build to the highest, H-1 occupancy; this is the first office/warehouse condominium development in the city, there will be a certain amount of investment by the unit owners, these owners will be very protective of the building, H-1 occupancy uses could be restricted in the CC&R's and each owner would protect his investment. There were no further audience comments and the public hearing was closed. .r.� _.r.._--------------- --- __ _ _._ ._ . - ----------- -- --------- __..�--- �ur-��game Planning Commission Minutes Page 4 --�. September 28, 1987 (4) that a tempo�arx certificate of occupancy be required prior to close of escrow on eactr-anit. Second C. H.Graham. Further comment: in staff's opinion H-1 occupaac�r..requiraments would provide adequate sound attenuation, the slab would be-level with grade enabling autos, service vehicles and trucks to drive into ��tire.._st�age area when the door was raised. Motion was approved on a 7-0 roll call vote. Appeal procedures—w�re advised. --_-- �._---_ _---_ ______ `� 3. TENTATIVE CONDOMINI[JM MAP FOR A 14 UNIT �AAREHOUSE/OFFICE BUILDING AT 1731 �1DRI�1N RO�,D, PARCEL 1(P.M. SO Pa e 27) Reference CE�s staff inemo (9/22/g7), CE reviewed this map; the tentative condominium map together with condominium oermit plans complete the application. He requested two conditions be placed on the map. Responding to Commission questions, CE stated applicant had indicated he would allow parking by the roll up door, it is not required par;cing and would not block access there; CP confirmed architect had said average office use would be 14� for the total building but office space for any one unit may be up to 20�, actual office space will be shown on the map by square Footage and oercent. C. S.Graham moved that Commission recommend to City Council for approval this tentative condominium map with the following conditions: (1) that uses shall be limited on the map and permit to warehouse/office; that a table be included on the final condominium map indicating square footage and percent of office space for each unit and the total average for the development at 14� maximum; and (2) that parking spaces be assigned on the map by unit (one minimum per unit) and that guest parking also be designated. Second C. H.Graham; motion approved on a 7-0 roll call vote. Recess 3:40 P.M.; reconvene 8:52 P.M. --4 .---- Reference staff report, 9/2g/87, Witn attachments. CP �lonroe reviewed her staff inemo. With the aid of slides she discussed major changes Proposed and auto row areas addressed in the revision. , .' � RESOLUTION N0. RESOLUTION APPROVING CONDOMINIUM PERMITS RESOLVED by the Planning Commission of the City of Burlingame that: ' WHEREAS, application has been made for a condominium permit for a 14 unit warehouse/office building 1731 Adrian Road �APN 025-261-010 �, and WHEREAS, this Commission held a public hearing on said application on September 28 198 7. NOW, THEREFORE, it is hereby RESOLVED and DETERMINED by this Planning Commission that said condominium permit is approved, subject to the conditions set forth in Exhibit "A" attached hereto. ' It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. I �� i � �� , � / � 1,, �--`��!<(1(f .�� 1!'-1.1�7 '� N TT ANNE E M. GIOMI CHAIRMAN I, HARRY S. GRAHAM, 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 o� tne 28th day of September , l9s 7 , by the following vote: avEs: cortMtsstoNERs� GARCIA,GIOMI,H.GRAHAM,S.GRAHAM,ELLIS, HARRISON,JACOBS NOEs: coMraissioNERs: NONE ABSENT: COMMISSIONERS: NO N E , � << :�'�'`� �� , �/s%l,fL/� 6 ,' kAR4Y"Sr GRAHAM SECRETARY 0 �.hr Li�u IIf �ur1T�3�mr SAN MATEO COUNTY CITY HALL- 501 PRIMROSE ROA.� OURLINGAME, CALIFORNIA 94010 TEL�. (415) 342-8931 NOTICE OF APPEAL HEARING CONDOMINIUM PERMIT NOTICE IS HEREBY GIVEN that Monday, the 19th day of October, 1987 , at the hour of 7:30 P.�1., in the City Hall Council Chambers , 501 Primrose Road, Burlingame, California the City Council of the City of Burlingame will conduct a public hearing on the appeal of an application for a condominium permit for a 14 unit warehouse/office building currently under construction which �•�ill consist of 5,010 SF office space, 5,010 SF mezzanine storage and 26,951 SF warehouse space at 1731 Adrian Road, zoned M-1. At the time of the hearing all persons interested will be heard. For further particulars reference is made to the Planning Department. FIARGARET MONROE CITY PLANNER October 9, 1987 RESOLUTION V0. RESOLUTION AppROVING �en�omini��m Permit RESOLVED by the CITY COUNCIL of the City of Burlingame I that; ', Icondominium WHEREAS, apolication has been made for a permlt for a 14 unit warehouse/office building at 1731 Adrian Road and (AP� 025-261-010 WHEREAS, the Planning Commission held a public hearing I lon said anplication on September 28 ,198% , at which time said application was anoroved; i I, p i WiiEREAS, this matter caas appealed to �OUI1C1� and i i.a hearing thereon held on October I9 ,lgg] j; NOSP, THEREFORE, it is hereby RESOLVED and DETER:�SINED by I' condominium I �this Council that said � nermit is aPoroved, subject to the � conditions set forth in E:;hibit "A" attached hereto. � It is further 3irected that a certifed copy of this I resolution be recorded in the official records of the County of ,San Mateo. Mayor �, � I, JUDITH A. Mp,LFATTI, City Clerk of the City of � Burlinqame do hereby certify that the foregoin9 resolution was �i �introduced at a regular meeting of the City Council held on the ; l9th day of October ,198� , and adooted thereafter by I — the follo�aing vote: AYGS: COU:]CIL:IEN: NOES: COUDlCIL:IE`]: A[3SE�T: COU:dCILMEN: Citv Cler ��P l�x�� D.0 ��,ix.�IxC.��iixYY.P "�,�� CITY HALL-501 PRIMROSE ROAD PLANNING DEPARTMENT BURLINGAME, CALIFORNIA 94010 (415) 342-H625 October 6, 1987 Gerald S. Cauchi and Robert W. Kent 1001 South E1 Camino Real San Mateo, C� 94402 Dear Messrs. Cauchi and iCent: At the City Council meeting of October 5, 1987 the Council scheduled an aopeal hearing on your application for a condominium permit at 1731 Adrian Road, zoned M-l. A public hearing will be held on Monday, October 19, 1987 at 7:30 P.M, in th� Council Chambers, 501 Primrose Road. We look forward to seeing you there to present your project. Please call me if you have any questions regarding the appeal. Sincerely yours, 1��.,�--�}��n u� Margaret Monroe City Planner �SM/ s cc: George Avanessian, �IA City Clerk , � �/-1 �/ ► � ��F :: �'.��i September 29, 1987 Judy Malfatti City Clerk City of Burlingame 501 Primrose Rd. Burlingame, CA 94010 R�C��i��a:� SEP 2 9 1987 C�TY O BURLINGAME I hereby request an appeal through the City Council, Burlingame on the decision reached by the Planning Commission dated September 28, covering the condominium project at 1731 Adrian Road, Burlingame, �- L=/b C' ,�} Gr� Df' �� S . �a..�� t l nii I��I�I;�, ��Ililli lilil�l' Illlllllllflllillll ��Illlllllllililll il IIIIIIIIIIIIII lii�lllllllli ilil Ili�lllllillllllill i��llll IIIII li �IIIIIIIIIIIIIIIII' IlI��I�!�IIII i��ll�l �IIIiII ��IIIIII I �I':lill�� IIIIIIII ��inn Iliiiii �inill iiiii�� !iiiiii ilil ��innnl�li�i�. � � 0 � � � � � .� � Clt}� O{ PLlY1l1�c7lIT1f� Cltj� COL1riC11 501 Prirrnose Road ]3urlinqai*�, Califcarnia 94010 RI�; . T�cZt." CnLU1C11 M('I?1��E?Y S : G�pter�l�r 29, 1987 C�F:[icr/[^lareh�use Condartini.um 173]. 1�clrian Road Burlincran�, Cali.f_ornia ��IVED OCT 5-�9$7 GTY OF BURUNGAME P' R "NING DEPi. Ch1 the niqht of �1o�lday, Sez�i�cri}�r 28, 1.9 S7 the T'1anrlinq Ca�nnission �pprovecl the alxr�� n�nlion�Xi conc�ominitun projec� with the condition thz� Pacl� unit ccxrp�lies to II occupancy. i.h�cler L-he ilniforn� Builclinq Cocle, which is a crc-n�rninc� c,��l� t"or t:l�e ar_ea, this occupancy inclucl�s uees s�_ici� as storacie of hicThly fl��ble materials, r.e1>air claracJes, air craft hanqers a��cl Fzetori.es or. warehouses where loose ccanl�ustible f_iY�rs are m��nuLzctur.cd.. This use is very w�desirab.ie in rental builclincas �-�nd eve�i ��re so i�1 a concicmiinitm� erni�ley. Please note that t}1e pro�s�d C. C. & R.'s �ail1 not allow this use 1:o exi.st iii Lh_i.s cca�,pler.. Pie also ti-iecl to explain th�t such uses as repa-ir �hops would r_ec�tur.e more E�lrkinn (ca]cul�tion� indic�te 10 adciitioilal par);in�� sp�c�s will ]x recRur.ed) whic}i we c�nnot acccmnncxl�te on U�is sit�. This buildincr is desiqnecl to house 14`k of offices and P6�. o" �aarel�ouse. ?�e st.roncrly hel.iev� that is w�f.air to a develol�er to rcc�uire of_ him L-o builcl a stnacture for tlie use i�hat cannot 1� accorrxnodated . Z'he sound transmission throuqh demizinq wal]s is nol: a fact.o.r_ in tliis ty�� o.f_ buildiriR since �rir•i� unit has approxir*iatelV the san� amouni� of war.eholise ancl b�sic�llv a similar uG�, th�r.� wil.l t� nc, teiz-u�ts al�ave or ]�elc�� any of them. j�'e feel �hat tlie appli_cation o� the cR,iicletines fo:r res.idc�nl.i �l. condortii�iums to this project is wron� �u�d shoul_c7 1� r�or_l.i_fi.ecl. This office has designed sunilar type buildinqs in Tost_er Ci�y, Santa Rosa, San Ca.r.].os, Soutli S�n Francisco and San Prancis� without airy s}�cial condit,ions aL-tachecl otlzer th�1 rec�ulati.ons iny��cnl by the Uniforrt Buildinq Coc7e. i..i�� v�_ �.. _i.�_i,�,.�,_ �,._ City Council Septeml�er 29 , 19 £37 ??zc�P ?. Basecl on these reasons, .we- haE>e that the City Co�inc.il_ will approve our <-�ppe�l �n wr, n�r,}� F.,r-�x-c,�vl with the car��letion o:f. the project. Sincer.el.y, / / fI�`��` r '� ' /�/ i�"''"�'t,'�c.`" ('�or.c c�. l�v� lf, sian, nil� �Sl�: lcy ^. OTHEq OFFICES LOS ANGELES. CA LONG BEACH.CA NEWPpRT BEACM. CA PAlO ALTO. CA NEW YORK. NY WASNINGTON, OC RALEIGH. NC SINGAPpRE HONG KONG MILAN AFiI�InTEO OFFICE NUWAIT GRAHAM S� JAMES ONE MAF7ITIME PLAZA TF11RO FLOOR SAN FRANCISCO, CALIFORNIA 94111 TEIEPMONE (415i 954-0200 Septem�er 30, 1987 Mr. Jerry Cauchi Peninsula Brokers 1001 S. El Camino Real San Mate�, CA 94402 Re: Adrian Road Proiect Dear Jerry: TELEX W.U.3dOla3 GHALG.�.�Y SFO M.G.1.6�5�5 GJ SFO FACS�MILE GI/II(415� 391-5906 GII/➢Ci415) 391-2493 CABLE GHALGRAY, SAN FRANGISGO. CA WRITER�S DIRECT DIAL NUMBER (415) 954-0365 Per your request of September 29, 1987, we hava revised the CC&R's for the above project to pronioit type H(1) occupancy, as defined by the Uniform Building Code. Enclosed you will Find a new �age 5.1 to re�lace the old page 5.1. If you have any Lurtiza� requescs, please do not hesitate to ca11. Very truLy yours, `.iGi�t-�--cx:�.�, p . �/%L.c-�?r�G1_Glct-��/ Tamsen L. :�ScCracken for GRAHAM & JA�IES TLM/dm Enclosures Our Eile: CAUv2 RECEIVED ARTICLE 5 �C 1 p��7 USE OF UNITS CIT� OF�BNGDEP7M� S.1 USE OF UNITS: The Units sha11 be used solely for commercial, industrial and warehouse purposes which are permitted under the zoning and conditional use permits of the City as are applicable to the Project at a particular time. No Unit may be used for residential purposes. In addition, no Unit shall be used for any purpose which would, as of the date of commencement of such use, cause the total number of vehicle parking spaces within the Project to be less than that required by the Ordinances or Resolutions of the City. Each Owner shall be responsible for obtaining all permits and licenses required by law or local ordinance to establish and operate his business. Each Owner is also responsible for complyinq wi�h any other requirements of governmental or administrative agencies. 5.1.1 Notwithstanding the foregoing, whether or not permitted by zoning or use standards of the City, the following types oP uses within or about a Unit shall be prohibited: (a) Food service or preparation; (b) Medical veterinary office; (c) Junk or salvage operations; (d) Auto, truck or vehicle repairs or painting; (e) Manufacturing, refining and/or storage of chemicals, petro-chemicals or of any radioactive materials; (f) Slaughterhouses, tanneries, rendering operations, barns, stables or dairy operations; (g) Paper manufacturing, foundries, metal machining shops, heavy industrial or manufacturing; (h} Oil drilling, mining, or quarrying operations; (i)' Type H� _occupancy as defined by the UniForm Building Code applicable to the City;; (j) Any other use which will be offensive to other Owners or occupants oP Units by reason oF odor, fumes, dust, smcke, noise,"electro-mechanical or electro-magnetic disturbances, radiation, pollution, risk of fire or explosion or any other nuisance within the Project or to surrounding prooerty. 5.1.2 Restrictions on Conduct pE Business. The permitted uses described in this Section 5.1 shall be conducred unde� tne Eollowing conditions: > 7.� RECORDING REQUESTEDBY And wh<ry Rewrded Alail This Deed and, Unlesa O�herrise Sho�.�n Be1ow, S7aii TaR Siaicmems Tu: NAME � � SfREET ADDNE55 CITI. STnTE ZIP I I _1 Title Order No. E�crow Na. RECEtVED OCT 8-1987 CITY OF BURUNCAI�![ P' I "NING �EPT. SPACE �BO`/E THIS LIUE FOR RECORDER'S USF pOCt;MEti'TARY T0.wv5FER TA% S "ONE JOH� DOE DF.ED COMP�'TE� ON FI;LL VALL'E OF P0.0PE0.TY CO"��EYEO, OR COMPUTED 0Y FULL VwLUE LESS I.IEvS AtiD ENCU.MBPANCES RENAI`IIUG AT TINE OF 9ALE. Sl�n��ure ol Dec!aran� or A�enl Ee��rm�nin� ��. Firm Y�me GRANT DEED FOR A VALUABLE CONSIDERATfON, rcceipt of which is hercby acknowiedged, GERALD S. CaUCHI, AN UCR�fARRIED MAN AND ROBERT W. KEVT, A:�1RRIED `fA.Y �S HIS SOLE A;v`D SEPARATE PROPERTY hereby GRAYT(S) to JOHN DOE the following described real properry in the CITY OF BURLI�GP._`tE county of S�:I :tATEO , state of Califomia: PARCEL 1 OF "P:IRCEL 'fAP BEIVG PORTIO�S OF LOTS 12, 13 and 14, BLOCK 6, L'NIT N0. 3, 'fILLSDALE INDUSTRI.�L PARK,FILED FOR RECORD �fARCH 30, 19», IN 41 OF PLSPS �1T P�GES 47 S 46, RECORDS OF SA.�' ;L1TE0 COUNTY, CdLIFOR.VI��", WHICH P:1AC�L ?L4P WAS FILED FOR RF.COCiD ON JGLY 2, 1987, IN VOLU`SE �9 OF P�RCEL ?fAPS, PAGc 27, RcCORDS OF SAN MATEO COU;iTY. - APtiO. 025-2o1-010 (Portion) SPNO: 025-026-261-01� DEED RESTRICTION TO APPLY TO THIS .V�D ALL FUTURE GR4PiT DEEDS: NQ QCCUPAKCY.AS PROVIDEB�BY U.B C� CODE�IS�ALLOWF➢1 � �----�..�.�..� �.�_.._l. -= �-'- -'--.._..�.,� Dated Seotember 29. 1987 ST�TE OF UUfORtiIA i 55. COUNTY OF On belore ma �he under- siencd, a Notary Puhli< i nd for sa'd County nd Stale, p�r.o�any ,,Pp<ar�e _ Gerald S. C�uchi and Rober[ Id. Fent . known �o mc w be ihe persan_fl Who�e name_ d�Ls'_ suburihed to ihe �.uhfn ina rumcnt and actnuwlcdpcd ihal __ CfV_`� ca<Cuted Ih< tanic. Gerald S. Cauchi Robert W. Kent Namc (Typcd ur Pnnmdl Notary Puhli� in �nd (or Said Cuunty �nd Stale �5 hme for ntT:ial a. rial .c.il l �,.� �1AIL TAX ST��iE,�IF.NTS TO PnN1Y tiHQ�+"� Ou FOLLO�t�ItiG LI'�'F: IF Vt) P�1RTY" 50 SHO�+�ti, V�If {S DIuF�� F�� {HOVE �o•.-. No ]955 vrcc� � .n s S;.rc _— . - � Burlingame Planning Commission Minutes Page 2 September 28, 198 � 7 Chm. Giomi opened the public hearing. Thomas Newburn, applicant, was present. Responding to Commission questions, he stated their request for an 8'-9' fence height is because of the slope of their property and that the dec!c was put in at a 3' height, the existing fence on the west side of the oroperty is 6' tall plus lattice work on the top, this fence was constructed by the applicant and a neighbor to replace an older fence. There were no audience comments 3nd the public hearing was closed. Commission discussion/comment: it would appear applicants are not at fault with regard to the deck, they assumed contractor would get the necessary city permits; with the variance in grade, if contractor had applied for permits the deck would not have been raised, access under the house could be achieved in some other way, think contractor should come back and do it right; approval would set a precedent, all residents want privacy, if need crawl space under the house they could use a trap door; agree with the previous statements, if deck were at the same level as the brick patio or even 6" higher with a shorter fence even if over 6', would be more receptive to the pr000sal, cannot see granting a fence exception because a contractor made a mistake; originally favored the fence since it would add privacy, after listening to comments this evening would favor a denial without prejudice so that applicants could come back if the contractor does not rectify the error. Staff and Commission discussed possible actions. C. Jacobs moved to deny the fence exception and the side setback variance for the deck. Second C. H.Graham. Comment on the motion: it may not be the applicants' fault but granting the request would compound a mistake. Motion to deny was approved on a 7-0 roll call vote. �ppeal procedures were advised. �i ��'2. CONDOMINIUM PERMIT FOR A 14 UNIT WAREHOUSE/OFFICE BUILDING A'P 1731 ADRIAN RO�D, ZONED M-1 Reference staff report, 9/28/87, with attachments. CP Monroe reviewed criteria for evaluation of a condominium project as they apply to this project, staff review, Planning staff comment, applic�nt's letters, study meeting questions. Three conditions were suggested for consideration at the public hearing. Discussion: on-site parking provided, staff's requirement for a 14$ limit on office use, commercial standards for noise transmission will be used, issuance of certificates of occupancy, office areas are designated clearly on the plans, any permitted use in the �1-1 district may occur without a use permit in any of the units. Chm. Giomi opened the public hearing. George Avanessian, architect representing the applicants, was present. �iis comments: as a condominium the physical condition of the structure does not change, only the ownership; 14� office applies to the total building, not per unit; no individual unit will exceed 20$ office but on average this structure does not have more than 143 office which meets the parking Burlingame Planning Commission Minutes Page 3 September 28, 1987 requirement; regarding the requirement to build to H-1 occupancy standards which are required for storage of hazardous materials, auto repair, cabinet shop, etc., there would be a noise problem and that type of operation will not be allowed to locate in this structure, the site does not have parking for H-1 occupancy, to meet Building Code and Fire Code requirements for such occupancy is totally unnecessary; the typical buyer of a unit will be a business such as electrical contractor, plumbing contractor, import/export storage; requirement for 14 water meters seems overkill also, the association pays the fees, there will be no manufacturing on the site nor businesses which require large amounts of water. �rchitect asked Commission to waive the H-1 occupancy requirement. Commission/staff/architect discussion: architect stated the building was designed for storage uses and small service businesses; CE clarified utility connections required by the Building Department, separate meters were not required, seoarate shut-offs were; CP noted H-1 occupancy is being required in order to be sure any use permitted in the �-1 zone could occur, city does not want enforcement responsibility, this will protect future users; architect felt the condominium association itself could control uses and would not want hazardous materials, etc. in the same building, this would be better control than with a retail prooerty; CC&R's do not address uses in building. It was determined applicants had no problem with the other conditions suggested by staff. An additional condition was suggested that a temporary certificate of occupancy be required prior to the close of escrow on each unit; applicants had no problem with this condition. Fire Marshal commented his department would prefer sprinKlers designed to H-1 occupancy, they are concerned about auto repair, welding, paint storage, etc. uses by a future owner. In further discussion about 143 office use in this structure it was suggested a table be included on the final condominium map which indicates square footage and percent of office space for each unit. There were no audience comments and the public hearing was closed. Responding to Commission question, staff felt deleting by resolution H-1 occupancy uses from this development would be an unusual exception and cautioned against taking such an action. C. Jacobs found this project meets all condominium requirements and moved for approval of the condominium permit with the following conditions: (1) that the conditions of the Chief Building Inspector's September 21, 1987 memo, the City Engineer's Seotemoer 22, 1987 memo and the Fire tdarshal's August 26, 1987 memo shall be met; (2) that the developer shall prepare and have approved prior to receiving final inspection a sign permit for a master signage program on this site and that the standards of this program shall be included in the CC&R's for all of the properties on the original site; (3) that the project shall be built according to the plans submitted to the Planning Department date stamped August 18, 1987 with changes as requirad by Condition #1 and construction as described in the architect's letter of August 27, 1987 including that mezzaninz areas are designated solely for light storage, shall be open to the warehouse area below and Protected by a 42" high railing and accessed only from the warehouse area �eloa; and Page 4 Burlingame Planning Commission �inutes Seotember 28, 19g7 (4) that a temporary certificate of occupancy be required prior to close of escrow on each unit. Second C. H.Graham. Further comment; in staff's opinion H-1 occupancy requiraments would provide adequate sound attenuation, the slab would be level with grade enabling autos, service vehicles and trucks to drive into the storage area when the door was raised. Motion was approved on a 7-0 roll call vote. Appeal procedures were advised. 3. TENTATIVE CONDOMINICTM MAP FOR A 14 UNIT WAREHOUSE/OFFICE BUILDING �T 1731 �DRI�N ROAD, PARCEL 1(P.M. 50 Paqe 27) Reference CE's staff inemo (9/22/87). CE reviewed this map; the tentative condominium map together with condomini�n permit plans complete the application. He requested two conditions be olaced on the map. Responding to Commission questions, CE stated applicant had indicated he would a11ow parking by the roll up door, it is not required parxing and would not b1oc� access there; CP confirmed architect had said average office use would be 143 for the total building but office space for any one unit may be up to 20�, actual office space will be shown on the map by square Pootage and percent. Chm. Giomi opened the public nearing. Robert Kent, applicant, addresse3 Commission: he noted the only issue seems to be that uses wi11 be restricted because of the on-site parking provided and yet there is a requirement to build to the highest, H-1 occupancy; this is the first office/warehouse condominium development in the city, there will be a certain amount of investment by the unit owners, these owners will be very protective of the building, H-1 occupancy uses could be restricted in the CC&R's and each owner would protect his investment. There were no further audience comments and the public hearing was closed. C. S.Graham moved that Commission recommend to City Council for approval this tentative condominium map with the following conditions: (1) that uses shall be limited on the map and permit to warehouse/office; that a table be included on the final condominium map indicating square footage and percent of office space for each unit and the total average for the development at 14� maximum; and (2) that parking spaces be assigned on the map by unit (one minimum per unit) and that guest parking also be designated. Second C. H.Graham; motion approved on a 7-0 roll call vote. Recess 8:40 P.M.; reconvene 3:52 P.M. 4. REVISIONS TO SIGNAGE REGULATIONS FOR �UTO ROW Reference staff reoort, 9/zg/g7, Witn attachments. CP Monroe reviewed her staff inemo. With the aid of slides she discussed major changes proposed and auto row areas addr�ssed in the revision. P.C. 9/28/87 Item # 2 MEMO T0: PL��NING COMMISSION FROM: CITY PLANNER SUBJECT; CONDOMINIU� PERMIT FOR � 14 UNIT W�REHOIISE/OFFICE BUILDING, 1731 �DRI�N RO�D, ZONED M-1 George �vanessian, architect, representing Gerald Cauchi and Robert Kent, is requesting a condominium permit for a warehouse/office condominium at 1731 �drian Road, zoned �-1 (Planning Commission Resolution 5-80, Code Section 26.30). �lthough this building is under construction, there is enough remaining to be completed that staff has determined that for review it is new construction rather than a conversion of an existing building. Code Section 26.30 lists six criteria which should be used in evaluating any condominium project: (1) impact on community facilities including traffic and parking; (2) submittal and review of a detailed development p1an; (3) landscaping plan; (4) lighting plan; (5) review the conditions, covenants and restrictions (CC&R's); and (6) dedication oi public easements or right-of-ways where necessary (Code Section 26.30.060). These criteria are iollowed by Code Section 25.30.070 outlining the minimum requirements for criteria cited in Section 26.30.050. The plans submitted meet these minimum standards: off-street parking is provided to code standards; street repairs and required improvements are requir?d by the City Engineer's September 22, 1987 memo; side yard requirements of the �-1 zone are exceeded (10' minimum required, 15' to 24' provided); and the City Engineer has required access be inst�lled to city standards (City Engineer's memo, September 22, 1987). In addition the building will be built to H-1 occupancy standards which are the highest Uniform Building Code and Uniform Fire Code requir�ments for uses allowed by the �-1 zoning district regulations in this building. Therefore, all future users will be orotect2d. Statf Review City staff have reviewed the application. The Chief Building Inspector (Se�tember 21, 1987 memo) notes three items which the project will be required to address in final plans in order to complete construction as a condominium. The City Engineer (September 22, 1997 memo) identifies five items required to comolet2 the building as a condominium. The Fire Marshal (�ugust 25, 1987 memo) comments on the method of placing address`s on each unit and on the standards to 'oe used in installing the fire s�rinkler system. The City Attorney (September 15, 1987 memo) has reviewed the CC&R's and found them sufficient. Planning staff would note that as shown the plans conform to all the zoning requir�ments for the M-1 zone. Because these units, as condominiums, are considered individual buildings t�e amount of office oermitted in each is limited to 20�; for any one of the units to -a- exceed this 20� would require a use oermit. Parlcing provided on site is based on the amount of office per unit shown on the plans; increasing office in any single unit will require a use permit and providing more parking or a variance. Applicant's Letter There were two letters submitted from the applicant. One from Mr. Cauchi, �ugust 17, 1987, stating that he feels that there is need in the area for a condominium warehouse project and the area is well suited for this type of project. He feels condominiums demonstrate more pride of ownership than tenant. In a second letter from George �vanessian, architect, it is stated that the mezzanines included in each unit are intended for light weight storage. The access is from the warehouse area and the storage ar�a is open to the warehouse with only a railing for protection. The office area will be fully enclosed with walls. Study Questions The Planning Commission reviewed this request at study on September 14, 1987 (Planning Co�mission �inutes, September 14, 1987). �t study the Commission asked several questions. The applicant submitted a subsequent letter (September 17, 1987) addressing them. Planning staff has compiled a list of the office or warehouse condominium projects reviewed by the Commission in the past (Planner's memo, September 16, 1987). Of the three previously approved projects only one, 345 Lorton, an office building, was built. On1y one of those oreviously aporoved was a condominium conversion (subdivision of an existing building); tnat was 1745 �drian Road (approved in 1981 but never built). The code requirements for a conversion of an existing building are more strict than for new construction. The orimary reason for this is to ensure that the ownerships created ar2 developed as closely as possible to the current standards of construction. The maximum 20� office requirement is enforced through the approved �lans and recorded resolution of the Planning Commission or City Council action. These establish the base line of the amount of office at construction. Then the Fire Department in their annual site inspection of each commercial area check for new construction or any significant changes in or000rtional use of floor area. Staff chectied the �andicapped parking and the shared walkway. The Building Department determined code requirements would be met. From a st�ff point of view the most effective and satisfactory signage program would be one administ�red by the condominium owners. Therefore the oer unit and site signage standards should be written into the CC&R's, clearly d2lineating what each owner is entitled to and what his/her responsibility is toward maintaining the sit� directory sign. -3- (The CC&R's presently state each ownership is entitled to an identification sign on its site and identification on a directory sign.) If the developer applies for the sign permit before the properties are sold, each buyer will know what the standards are when he purchases the property which will simplify future signage issues on the site. Changes can be monitored by a11 the unit owners through their association ratner than by the city, unless substantial changes in amount of signage are desired by all the owners; then a new permit would be required. Planninq Commission �ction The Planning Commission should hold a public hearing. �ffirmative action should be by resolution. The reasons for the Commission's action should be clearly stated. �t the Qublic hearing the following conditions should be considered: 1. that the conditions of the Chief Building Inspector's September 21, 1987 memo, the City Engineer's September 22, 1987 memo and the Fire Marshal's �ugust 26, 1987 memo shall be met; 2. that the developer shall prepare and have approved prior to receiving final inspection a sign permit for a master signage nrogram on this site and that the standards of this program shall �e included in the CC&R's for al1 of the properties on the original site; and 3. that the project shall be built according to the plans submitted to the Planning Department date stamped �ugust 18, 1987 with changes as required by condition 1 and construction as described in the architect's letter of �ugust 27, 1987 including that mezzanine areas are designat�d solely for light storage, shall be open to the warehouse area below and protected by a 42" high railing and accessed only from the warehouse area below. ��,�V��(y��{y�',� �� Marg�tret Monroe City Planner �^� / s cc: Gerald S. Cauchi & Robert r7. Kent George �van2ssian, AI� PROJECT APPLICATION �r CEQA ASSESSMENT Application received ( 8/17/87 ) Staff review/acceptance ( ) .��`��T� °� 1731 ADRIAN ROAD BURLlNGAME project address ��,.�oW •'� Project name - if any 1. APPLICANT Gerald S. Cauchi & Robert W Kent 349-4484 name telephone no. 1001 South E1 Camino Real, San Mateo, CA 94402 applicant s address: street, city, zip code Same (cc: Georqe Avanessian, AIA, contact person, if different Avanessian Assoc S. telephone no. 2. TYPE OF APPLICATION 400 Oyster Point Blvd., St2. 2�%, So.San Francisco, S ecial Perr�it CA 94080) p O Variance* O Ccndomi�ium Pernit (X ) Other *Attach letter which addresses each of the 4 findings required by Code Chapter 25.54. 3. PROJECT DESCRIPTION COPJDOMINIUM PERMIT for a 14 unit warehouse/office building currently under construction which will consist of 36,971 qross square feet floor area, 5 O10 SF of which will be office space, 5,010 SF mezzanine storaqe area and 26,951 SF warehouse space The projcct mPats a11 �atha�k, lot coveraqe heiqht, parkinq and landscape requirements for the P�-1 zoninq district. (attach letter of explanation if additional space is needed) Ref. code section(s): ( PC Res.5-80� (C3-1�.ZCo,� ) 4. PROPERTY IDEtITIFICATION ( 025-261-010 ) APN � M-1 � zoning district Gerald S. Cauchi land owner's name ( 1 )( 6 )( Millsdale Industrial Park ) lot no. block no. subdivision name ( land a6 a;��are feet ) & Robert ld. 1001 So. E1 Camino Real � Kent Sane��ateo, CA 94402 Renuired Date received city zip code (yes) (�t�) ( S/27/87) Proof of ownershin (Copy of Grant Deed) (yes) (nol ( ) Owner's consent to apolication 5. EXISTIPIG SITE CONDITIONS Vacant parcel of land subdivided from 1649 Adrian Road Required Date received (Yes) #x� ( 8/18/87 ) �Yes) � � �� ) 6 Site plan sho��ing: property lines; public sidewall:s and curbs; all str�ctures and improvements; paved on-site parkino; landscaping. Floor plans of all buildings showina: gross floor area by type of us�`on each floor plan. (yes) ?�uj ( " ) Building elevations, cross sections (if relevant). (yes) � ( 8/31/87 ) 3ox��.x�xxacxico��xDc�scr>cxec��exaaroticx Landscape P1 an (other) ( g/17/87 ) Letter 9/15/87 —�� R'� *Land use classifications are: residential (show = dwelling units); office use; retail sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described). PROJECT PP,np�SAL (36,971 GROSS SQUARE FEET) Proposed censii-uction, Selo�•i orade ( _ sF) Mezzanine � �,�1� SF) qross floor area First floor ( 3 1,9 61 SF) Third floor ( - S�) Pro,ject Cod2 Project Code Pronosal Requiroment Proposal Requirement Front setback 15' 15' �tln. Lot cover�:�e 48°0 0°� mdX. Side setback 15' 2' ' ��in. F�;��'�" he;�nt 23' 35' max. Side yard _ _ Lacdscaoed area h,910SF 6,700 SF P,ear yarG 12' � 0' n^ site �k�sn,�ce� 49 49 6. PROJECT PROPOSAL (continued) Full tine employees on site Part tine employees on site Visitors/customers (weekday) Visitors/customers (Sat.Sun.) Residents on pro�erty Tri n ends to/from si te ` Peak hour trip ends* Trucks/service vehicles EXISTING IP! 2 YEARS IM 5 YEARS after after after 8-5 5 PM 8-5 5 PM 8-5 5 PM s� (� / *Show calculations on reverse side or attach senarate sheet. 7. ADJACENT BUSINESSES/LAND USES Good Guys warehouse/office buildinq to the east, warehouse/office buildinq currently under construction to the south office/warehousf uses to the west, Bayshore Hiqhwa_y to the north. Required Date received (yes) (no) ( ) Location plan of adjacent properties. (yes) (no) ( ) Other tenants/firms on property: no. firr�s ( ) no. er�ployees ( ) floor area occupied ( SF office space) ( SF other) no. employee vehicles regularly on site ( ) no. comoany vehicles at this location ( ) 8. FEES Special Permit, all districts 5100 () Other application type, fee 3 () Variance/R-1,R-2 districts 5 40 () Project Assessment $ 25 (X ) Variance/other districts 5 75 O Neoative Declaration S 25 (X ) Condominium Permit $ 50 ( X) EIR/City & consultant fees $ O TOTAL FEES $ i�� . �� RECEI PT N0. I9HO5 Recei ved by L. Gandol f i I hereby certify under oenalty of perjury that the information given herein is true and correct to the best of my Ijnowledge and belief. _ Signature � ,�,L,� (�J "'� Date -�'—�opl�cant '�� STFFF USE 0�lLY NEGATIVE DECLARATION File No. The City of Burlingame by on , 19 completed a revie�a of the proposed project and determined that: ( ) It will not have a significant effect on the environment. ( ) No Environmental Imoact Report is required. Reasons for a Conclusion: Categoricallv exempt reference Code Section 15301, Existinq Facilities l��i�" � �+l��n� �� . �� Si�r�ature of Processing Official T.i le Daie Signed Unless aopealed �vithin 10 days hereof the date oosted, the deternination shall be final. OECLARATIO^J OF POSTI`1G Dai;e Posted: I declare under penalty of perjury that I ar� City Clerk of the City of Burlingame and that I oosted a true copy of the above Ne�ati��e Ceclar�tion at the City Hall of said City near the doors to iha Council Chambers. �xecuted at 3urlingame, California on Apoealed: ( )Yes ( )P!o 19 JUD TiHTi. MFLF�ITTI, CITY CLERK, CIT`� n� �URLI"�GA.11E CC&R's okay STAFF REVIEW 1. CIRCULATION OF APPLICATIO�d Project proposal/plans have been circulated for review by: date circulated reply received City Engineer � g/24/87 ) (yes) (no) Building Inspector ( " ) (yes) (no) Fire Marshat ( " ) (yes) (no) Park Department ( — ) (yes) (no) City Attorney ( 9/15/87 ) (yes) (no) memo attached (yes) (na) (yes) (no) (yes) (no) (yes) (no) (yes) (no) 2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATIOP! MEASUP,ES Concerns Mitigation Measures Does the project comply with Request comments from Fire all Fire and Building Code Marshal and Chief Building requirements for condominiums? Inspector. 3. CEQA REOUIREt4ENTS If a Negative Declaration has not been posted for this project: is tne project sub�ect to CEQA review? No - categorically exempt IF APd EIR IS REQUIRED: Initial Study comoleted Decision to prepare EIR Notices of preparation mailed 2FP to consultants Contract awarded Admin. draft EIR received Draft EIR acce�ted by staff Circulation to other agencies Study by P.C. Review oeriod ends Public hearing by P.C. Final EIR received by P.C. Certification by Council Decision on project Notice of Determination 4. APPLICATIOf! STATUS Date first received ( 8/17/87 ) Accepted as complete: no( ) letter to aoplicant advising info. required ( 8/ 2 6/ 8 7) Yes( ) date P.C. study ( 9/14/87 ) Is application ready for a public hearing? �(yes�% (no) Recommended date (`?%��`��? ) Date staff report mailed to aoplicant (�ii_�5 ��) Date Comnission hearing (`.� -��Y7 ) Application approved ( ) Denied ( ) Appeal to Council (yes) (no) Date Council hearing ( ) A!�olication aporoved ( ) Denied ( ) ��, �.��;,�z��;- 1 i��'� �� a-�� signed date 26.30.010-26.30.025 SUBDIVISIONS Chapter 26.30 CONDOMINIUM SUBDIVISIONS � Sec6ons: 26.30.010 Purpose a�id intent. 26.30.020 New construction permit. 26.30.025 Conversion permit. 26.30.030 Community apartments. 26.30.040 Definitions. 26.30.050 Initiated projects. 26.30.060 Standards. 26.30.070 blinimum requirements. 26.30.010 Purpose and intent. Tlie city council finds and determines that condominiums and community apartments differ from apartments in numerous respects and, for the benefit of public health, safety and welfare, such projects should be treated differently from apartments. 11ie city council therefore states its express intent to treat such projects differently from apartments and like structures and to adopt standards for the protection of the community and the purchasers of condominiums and community apartments. (Ord. 1015 § 1(part); August 5, 1974). 26.30.020 New construction permit. Before final approval and issuance ( of any building permit for any condominium or condominium project, a ` developer, builder or other person seeking to constn�ct such a project shall first apply for and obtain from the planning commission a condominium permit. Such condominium permit shall Ue issued only (a) upon approval of the planning commission, or city council upon appeal or review, after it determines that such project conforms to all applicable zoning regulations as provided for in Title 25 of tlus code, and (b) upon ttie payment of a fee in the amount provided in Section 26.24.090. Applications for condominium new construction permits shall Ue evaluated and processed pursuant to the procedural requirements set forth for conditional use permits in Title 25 of t}us code. (Ord. 1015 � 1(p�u-t); August 5, 1974). 26.30.025 Conversion perniit. Any developer, builder or other person seeking to convert an e�isting structure to a condominium shall first apply for and obtain from the planning commission a condominium conversion pennit ptirstiant to the appropriate provisions of this code. Applications for condominitim conversion per�l�its shall be evaltiated and processed pursuant to the procedural requirements set forth for conditional use pern�its in Title 2S of this cocie. (Ord. 1015 � 1(part); August 5, 1974: Ord. 1206 � 1; May 4, 1981). � �a��g��,e ,-sz� 3?8-2 � � CONDOMINIUM SUBDIVISIONS 26.30.030-26.30.040 C 26.30.030 Community apartments. Community apartments shall be subject to the same restrictions, conditions, requirements and application fees as condominiums. (Ord. 1015 § 1(part); August 5, 1974). 26.30.040 Definitions. For the purpose of this chapter, the following words and phrases shall have the meanings respectively ascribed to them by this section: (a) "Condominium" means an estate in real property consisting of an C � 3�8-��.1 (Burlingame lo-is-75) � CONDOMINIiJM SUBDIVISIONS 26.30.050-26.30.060 C undivided interest in common in a portion of a parcel of real property together with a separate interest in space in a residential, industrial or commercial building on such real property such as an apartment, off ce or store. A condominium may include, in addition, a separate interest in other portions of real property. Such separate interest may, with respect to the duration of its enjoyment, be either (1) an estate of inheritance or perpetual estate, (2) an estate for life, (3) an estate for years, such as a leasehold or subleasehold, or (4) a right of use. For the purposes of this chapter, a townhouse is a condominium. (b) "Unit" means the elements of a condominium which are not owned in common with the owners of other condominiums in the project. (c) "Condominium project" means the entire parcel, or portion thereof, or real property, including all structures thereon, subdivided or to be subdivided, for the purpose of constructing or converting existing structures to condominium units. (d) "Common areas" means the entire project, excepting all units therein granted or reserved. (e) "Condominium conversion" means ttie development of land and attached structures as a condominium project, regardless of the present or prior use of such land and stnicture and regardless of whether substantial improvements have been made to such structures. (f) "Community apartment" means a development in which an C undivided interest in the land is coupled with the right of exclusive occupancy of an apartment located thereon. For all purposes of this code, community, apartments shall be subject to the same restrictions, conditions and regulations as condominiums. (Ord. 1015 § 1(part); August 5, 1974). 26.30.050 Initiated projects. No condominium project, regardless of when initiated, for which a building permit has been issued shall be exempt from the requirements of obtaining a condominium permit or condominium conversion permit unless actual construction lias commenced. (Ord. 1015 § 1(part); Aub st 5, 1974). 26.30.060 Standards. The following condominium standards shall apply to all land and structures proposed as a part of a condominium project and shall be evaluated and processed pursuant to the procedural requirements set forth for conditional use permits in Title 25 of this code. No condominium project or portion thereof shall be approved or conditionally approved in wttole or iii part unless the planning commission, or city council upon appeal or review, has reviewed and approved tlie following on ttie basis of tlieir effect on sound commtmity plannino, the economic, ecological, social and aesthetic qualities of tlie community, and � on public health, safety and general welfare: (a) T7ie overall impact on scliools, parks, utilities, nei�Jiborhoods, streets, traffc, parkinb and other community facilities and resources; (b) A detailed development plan of the project including the location, 328-3 (Budingame 1415-�4) � � 26.30.070 SUBDIVISIONS treatment and sizes of structures, parking layout, access areas, and exterior � elevations; (c) A detailed landscaping plan indicating types and sizes of landscaping materials; (d) A detailed lighting plan indicating location and nature of lighting and lighting fixtures in common areas; (e) A copy of conditions, covenants and restrictions and any condominium agreements for the project setting forth the occupancy and management policies for the project; (� Provisions for the dedication of land or easements for street widening, public access or other public purpose, where necessary, and in accordance with established planned improvements. (Ord. 1015 § 1(part); August 5, 1974). 26.30.070 Minimum requirements. Except as otherwise provided by law, in approving or conditionally approving any condominium project, the following shall be required: (a) PARKING. (1) There shall be off-street pazking as provided by Section 25.70.030(b) of this code. (2) Required off-street par}dng sapces, except guests pazking spaces, shall be included in the ownership of each individual condominium unit and � shall not be sold or transferred except with the sale of such unit. (b) SIDE YARD REQUIREMENTS. Side yards shall be five feet muumum or greater as determined by the planning commission. • (c) CONDOMIT1Ii1M AGREEMENTS. Condominium agreements shall contain, but not be limited to, adequate provisions for maintenance, repair and upkeep; pmvisions that in the event of destruction or abolishment, - reconstruction shall be in accordance with codes in effect at the time of such reconstruction; and provisions for dedication of land or establishment of easements for street widening or other public purpose. (d) ACCESS. All private streets, driveways and parking areas shall be improved and constructed with a structural section in accord with Buriingame engineering department standazds. They shall be designed and maintained to insure access for municipal services to any dwelling unit therein. (Ord. 1015 § 1(part); August 5, 1974). � �surt�,�me iais-�a> 328� � c PLANtdIT_7G DEPARi:'IE_IT CITY OF BUP.LIVG?.��, CALIFOF.NIA RESOLITTIOV 1V0. 5-0"0 ADOPTION OF GUIDELIN�S AND FEVZE�nI CRITERIa FOP. THE EVALUATZON OF CO:�DO'rII2dIUi1 PEP�?IT APPLICATIONS n WHEREAS, the City Council has determined that con- dominiums and community apartments should be treated differently i from rented or leased properties for the benefit of public health, safety and welfare; and I WHEREAS, Chapter 26.30 of the Burlingame :iunicipal Code requires that a condominium new construction periait or a condominium conversion permit is to be obtained before issuance of any building permit for a condoninium project; and WHEREAS, condominium perciits are to be evaluated and � processed pursuant to the procedural requirerients set forth for � i conditional use permits in Title 25 of said Code; and j WHEREAS, Chapter 26.30 of said Code established stand- ards and minimum requirements; NOW, THEREFOP.E, IT IS HEREBY RESOLVED that: 1. The Planning Coumiission hereby makes the findings set forth in EXHIBIT A, attached hereto and made a part of this resolution by reference, and adopted by this Planning Commission ' I as its review criteria to evaluate condominium subdivisions. i 2. The Planning Coumission recommends to the City � Council that review criteria to evaluate condominium subdivisions ! i be accepted, approved and utilized by the City in the process of � granting condominium permits. I2�1�8� 0 1 � , 3. This resolution supersedes Resolution No, 16-75. � 4. The Secretary of the Planning Commission be, and I i he is hereby,ordered to transmit to the City Council a certified � � copy of this resolution together with its attachments. . , ' �� Q� �� /. � Chairman o� Planning Commission City of Burlinga�e ; I, JOSEPH E. HARVEY, Secretary of the Planning Commis- ' � sion of the City of Burlingame, do hereby certify t.iat the fore- going resolution was introduced at a regular meeting of the I Planning Commission held on the 8th day of December, 1950, and wai adopted thereafter by the following vote: I AYES: COP1t1ISSI0NE�S: CISTULLI,fRf1NAh1,HARVEY,JACOBS,FIIPJK,TAYLOR,SIPJE NOES: COMP4ISSIONERS: PIOPdE ABSEi7T: CONP•fISSIONERS: PlONE � EXHIBIT A FIP7DIITGS The Planning Commission of the City of Burlingame finds � that: 1. Review criteria for condoninium permits are needed to adequately evaluate residential, cou�ercial and industrial con- dominium subdivisions. 2. All condominium projects sha11 be reviewed on the basis of their effect on soun d conmunity planning, the economic, ecological, social and aesthetic qualities of the co�unity, and on public health, safety and general welfare. 3. A new condominium. project shall conforn to all applic- , able zoning regulations. 4. A condominium conversion project sha11 conform to a11 applicable zoning regulations and a11 other city requirements. � 5. There shall be a finding that the_condominium project is in conformity with the General P1an and the density permitted by zoning regulations_ 6. The site plan shall include the proposed location and use of common areas, driveways, parking spaces for owners, guests, , employees and customers; landscaping, co�on recreation areas or other designated open space. 7. Project plans shall indicate accessibility for owners guests, employees and customers to parking, storage, recreation and service areas; separation between living units and along property Iines; provisions for security; and the orientation with respect to surrounding buildings and land uses. 8. Condominium unit floor plans shall indicate: the total floor area; the number, type and size of rooms; the type of separa- tion walls and provisions for achieving sound control and privacy; EXHIBIT A 1 0 0 c 0 and provisions for insulating exterior wa11s and roof from heat and co1d. 9. Condominium project plans shall indicate the location and type of utilities, building services and separate facilities for individual units and access easements to make repairs. (a) Separate gas and electric meters and separate water shutoff valves. Individual residential unit climate � controls and any proposed climate zones (based on types of unit uses) for non-residential condominium projects. (b) Shock mounting of inechanical equipment to reduce sound transfer. (c) Flexible connectors for electrical and plumbing connections. 10. Sound levels shall satisfy adopted noise element criteria and all State standards. 11. Covenants, conditions and restrictions sha11 describe: (a) Powers, duties, rights and obligations set forth in Civil Code Section 1355. � (b) The proposed form of owners' association. (c) Suggested by-laws, maintenance agreements, use restric- tions, and special funds to cover emergency repairs. 12. Other reports may be required as a condition for ap- proving a condominium permit not limited to, the following: Such reports may include, but are (a) Economic report: financing arrangements, taxes, maintenance charges and assessments. (b) Social impact: relocation procedures. (c) Report of structural condition. (d) Report on building compliance with municipal codes for proposed uses. (e) Certificate of occupancy. 13. Applications for condominium conversion permits sha11 include sufficient additional information to.evaluate the soundness of the conversion. This information shall be verified through thorough inspection and report by a licensed architect or engineer EXHIBIT. A Z . 0 prior to public hearing on the special permit. This report shall provide information concerning: (a) The condition of existing improvements, structure, wiring, plumbing, mechanical equipment, roof, paint, landscaping and paved areas. (b) Conformance with existing building, fire and zoning codes and regulations. (c) Prospects for providing separate utilities for individual units. (d) Off-street parking for owner, guests, employees and customers. c EXHIBIT A 3 ORDINANCE N0. ]015 AMENDING THE MUNICIPAL CO�E OF iHF CJTY OF RURLINGAME BY ADDING CHAPTER 26.30 TO TITLE 26 ISUBDIYISIONSI PROYIDING f6A PERMITS AND REGULATION OF CQNDOMINIUM SUBDIVISIONS The Gty Ccunal cl the C�ry ef Burhogame tloes ordain as follows: Sec6on 1. ihe Idumr.�al Code oi the Ciry of Budingame is hereby amended by adaing Chapter 26.30 to T�tle 26 (Subdivisions) which shall read as follows: CHAPTER 26 30 CONDOMINIUM SUBDIVISIONS Sectians 25.30 O10 Pu�pose and intent 26.30 020 New consiruchan permit 26.30 02S Canversmn permit 2fi.30.030 G:mmumry apartmenis 26 30 0:0 DetmiUons 26 30 0�0 Inihatea Proiects 26 30 050 S:anaards 26.30 010 1Aimmum Requirements 516.30.010 Furpose and �n!enl. The City Counul 6nds and Getermmes that condominmms antl tommunity apartments tldter trom apartments in numerous respects and. for me ceneht ol ubhc health. safeN and welfare. such pro�ects should be treated d�fierently Irom apartments. The Gty Councd therefore states ds express mtent to treat such projects ditferently from apartmenls and l;ke siructures and to atlopt stantlards for �he pro�ection of the commumry and the purchasers af candomimums and commumty aoarlmenis. 526.30A20 New conztrucimn permit. Befcre final approval and issuance el any building permit (or any condomimum or contlominmm pro�ect. a developer. builtler or other person seeking to tanstruct such a pro�ect shall first apply for and o6tain Irom the Plan�mg Commission a condominium permd. Such [onaommmm Cermit 5hall he asuetl only lal upon approval o( Ihe Plamm�g Commission. or City Councd upon aOPeal or review. afler it determines Ihat such pro�ect cenforms lo all applica6le iamng regulations as proviGed for in Chapter 25 0l the hluninpal Code and @I upon Ine paymen� ol a lee m �he amount provitled in S26 24 090 of ihis code. Appli[aAons for contlominium new construchon permi�s shall 6e evaluateo and processetl pursuant to the proceaural reQwrements 5et forth for contlihonal use permds in Title ZS of ihis cotle 526 30 025 Ganve�s�on permit Any develeper. oudder. or other person seeking to comert an ezisling siruc;ure to a condommmm shall first apoly lor and obtam from t��e Plamm�g Commission a condominmm convers�on permn Such contlominmm conversion permit shall be issuetl only Iai upon ihe approval of the Planning I;cmmasion or Gty Counnl upon appeal or review. a(ter rt has C=term�ned that Ihe exishng s�ructure con(orms to all applicaole zemng regular�ons and ail o!ner C�ty reQwremen�s and Ibl upon G�e payment of a lee in ihe amo�unt provided in S26 2d 090 0l tha code. Applicatmns lor contlominwm converson permds shall be evaluated and piocesseC pursuant to the procedural reqwrements szt forlh tor conddional use oermits �n Ltle 25 of this code. S2fi.30.030. Communny Aoartments Community Apanments snall be subled to the same iestr�chons_ cond�hens reawrements and applicatwn fees as condommmms. S26 30 040 �ef:nit�ars For t�e purpose ef this Chapfer. the Iailowing words and phrases shall have �he meamngs respec6vely ascri�ea to ihem by ims sechon: I11 �CU�I�Ot11NIUM An es,ate m real property consisting of an undrvitled mferest m common m a por6on ol a Oarcel of real property loge�her x�lh a seoaraie mterest in space in a residenlial. mtlustnal or commeraal bwlomg on such real property such as an apartment. ofhce or store. A rondommium may mclutle. m adddwn. a se�ara!e interest in o(her poruons oi real propery Such separate inlerest may. with respect to �he duralior. ot its en�oymenL be edher (]I an estate of inhentance or perpetual estdte. 121 an eslate for hfe. �31 an estate for years. such as a leaseholtl or subleasenald. or 141 a nght ol use. For the purooses ol th�s Chapler. a townhouse is a cnntlom�nium i2i ur+ir The elements of a condominium which are not owned in [ommon with the owners ol olher condominmms m the pro�ect. f31 �CONDOIdINIUM PRO1ECi� TCe enure ;arcel or por6on Ihereof. of real properry nciutling ail strucNres thereon. subdiwdetl or !o be suodivitletl. lor the purpase of constructing or converhng existing strucWres t0 [C�CGminium uN�S. �41 �COhittON AREAS' The emue pro�ect ezce0hng all unds iherein granted or reserved I51 �CONDO�dINIUM CONVERSION' The Ceve!ocment o( land and atlachetl StmcNres as a cerdomimum pro�ecl. regardiess of the Oresent or pnor use ol sucltlantl and structures. and rezartlless of whethe[ substan6al imorovements rave ceen maae !o sucn strucWres. (61�C0".ih1UNITY APARTIIENT' A tlevelopment ��n which an undivided m!erest in the land is couGled �Mth the nghl of exdusrve occupancy of an apartmem loca:eo thereon. For all purposes of the �.lunicipal CoOe commun�ry aoartments shall be su��ect to ihe same restnchons. cond�nons and regWaUons as ccndomimums. SZ6 30A50 Inipated Pro�ects No conaominwm prelect. regar412s5 of when imiiated. for wmch a bwlaing permil has C?en issuea shall be exempt from Ihe reqwrements ol o�taimng a con0ommwm permit or cendommium conversion permil MIPSS 3Cludl COOSIfl1CIl00 tld5 C01➢rtIAOCPd. S26 30 060 Standaras The following candommmm standards shall aODly io all lana and strucWres oroposed as a part of a[ondominmm prolect and shall be evaluatetl antl processed pursuant to Ihe proce�ural reqmrements seb forth lorconddional usepermits �n Tille 25 of this Coae. No condomimum pro�ect or portion thereof shall be approved or conditionally approvetl in whole cr in par� unless the Planninq Commission. or City Counul upon appeal or review, shall have reviewed ana apOroved t"e followmg nn Ihe basis of their elfect on sound commundy planninq, ihe economic. ecological. social and aesihetic quald,es ot the commumry. and on pubhr. health. sa(ery and general welfare a. The overall impact on schools. parks, utilities. ne�ghborheods. streets. traftic parking and other commumty (anldies and rescurces. b. A detaded development plan of the pro7ed induding the lacation !rea;ment and sues of stmctures. parking layout. access areas. and extermr eievat�ons c A de!adetl lantlscapmg plan indicating types and sites af IandscaGing ma!enals. d A deiailed lighting plan indicating location and nature of IighLng and hghting hxNres in common areas. e A tcpy of Conatlions. Covenants. and Restnctions and any Condomm�um Agreemenlr 'ar ihe proIect se�(mg forth Ihe accupanty antl management Dol�aes fo/ fhe pro�ect. f Provismns for ine detlication of land er easement tor street Nidenmg public attess or other public purpose. where neressary. and m accordance wdh established planned ��mpravem?ms S2ti 3U.070 '.imimum Repwrements. Except as otherwise p:owtled by law. in approving or [onditionally approving any condominmm pro�ect. Ihe follow�ng shall be reqwred: d. VAHNINI; IU lhere snail be ofhstreet parking as provided by S25 70 030io� ef m�s CaCe 121 Requirea off streei parking soaces ezcepl guests parkinq spaces. snall be mduoea �� Ihe ownershi0 of each mdiwdual cenoomimum umt a��d cnall not be sold or transferred except wnh !he sale of such unit. D SiDE YARD REQUIRE�AENTS Sitle yards shall he five I5) leet mimmum or greater as determineA bq the Plamm�g Commissir,.� c CONDOMINIUFd AGREEMENTS Condaminium Agreements snall Cen�ain oul �^.ot Ge hmitetl to. a�equate provis,ons tor main!er.znce repau. and uGkeep: provisions for mamtenance. reoair ana upMeep_ provisions that m tne event of desiruc6on or a�ohsnment recensirucnon shall �e m accortlance wiN codes �n euect at the hme� ol such rxonstruciion: and �rovisions lor tletl¢ation of land m estaolishment ol easemenis fa sireet u+iC=n�ng cr olher puolic purpose. d ACCESS AII pnvale streets. Cnveways and Oarking areas shall De imprevea and cons!ruttea wdh a s'rucWrai section in accerd �.v�th Burhnqame Engineenng �eparfinent standards. They shall be des:&netl ano maintained lo msure access ter muniapal services !e any owell��ng um1 Iherem. Sechon Z Nolallon antl penaity. Any person violahng any ot the provismns of !hi5 artlinance s�all be gmlry af a mistlemeanor and upon conv�cl!on fherecf. shall he sub�ec! to a fine not exceeding F•ve Hunored i550000i Oallars or six �61 months m Ihe County Jail o( San Mateo Caunry. or �y both wch line antl �mpnsonment at the discretion oi the Ccurt Szcaon 3. Repeal. Ordinance No. t009 adopted as an urgency erdinanc=_ on hlay 6. 1974 and Ordinance No. I010 adepted May 20. 191J. each entn!ed ��An Ormnance Prov�tlmg for a hloramnum on the Cenvers,cn of S'rucWres ro Condommwms and Ordinance No. ]0l4 enh!lec -4mending the Mumcipal Code of !he City ol Burlingame 6y Adding Chapier 26 30 (o Tdle 26 ISubtlivisioo5l Provitlmg for Permds antl Regulanons ol Conaomimum Subaivismns�� adopted as an urgency ortlman�e on July 24 1914. antl any pwvision of Ihe Burhngame �dunic��pal CoCe incons�stent herewith. ,o the exlent ol such inconsisiencY ana no further are hereby repea�ed cz�rien 4 SzveraDddy. I( any section. subsection. subdivision. paragrapn. sente^ce dause or phrase of this Chapter or any part thereo( is for any reason held lo be unconstitutional or invalid. or inef(echve by anv court of compelent �unstlichon. such decismn shall nol atlect the vailtlity or eflectrveness of Ihe remaimnq portions of this ChaOter or an� pan thereol. The City Counnl hereby tledares that it woulC have Cassed each sechon. subsechon. suhtlrvision. paragraon. sentence clause or phrase �hereof. irrespec6ve of Ihe tact Ihat any one or more sectmns. subsechons su0divisions. paragraphs. sentences clauses or phrases be declared unconslitutional or invalid or mefieu�ve. �Secno� 5 Pu�hcanon This Ordmance shall 6e published once as reqwred by Icw / s / Irving S. Amstrup I HERBERT N'NHIiE Gty Clerk of the City af BurlingameaYdo hereby cerliry tna! ihe loregomg OrCinance was introduced aI an atl oumed regular meeling ol the City Council held on the 2ath day of 1u�Y 197! aoa ado0�eo Iherealter al a regular meelmg of the City Cauncd heia on ;�-.e Sth tlay o( AugusL 191d. by Ihe lollowing vote: AYES� COUNCILUEN AmstrupCusick�Mangim NOES �OU�iC;I;fEN� 4one ABSENT�. COUNCIL!.1EN. Crosoy Harnson ISEALI / s/ Herbert K. Whde Pubh<retl in The Burlingame Villager_ Burlmgame. CA 9401�0� p�ugk 13 197J ' � . . . � � . � . , ' Ci ty of �url i nc��mc • ' . `., Engineering Dcpt. Condo. � �. . , Permit Cf�ec{:list • • Septembcr 1977 . 0 l. Site Plan A.. Parking � K. Significant adjoining topograpf�ic Q. Drive�rays details. C. Gates L. Accessibility to "common" utility 0. Corrmon Areas & S.F. services ' � E. aldg. Area & B1dg, layout " M. Easements F. Lot Area S.F. - N. Orainage . G. Ground Elevations 0. Flood Protection (t�Jhen in Flazard Zone N. Utility services . P.' Side�•ralk to be adjacent to curb I. Unii; shutoffs Q. Proposed improvements off-site J. ,lJti 1 i i:y l�tai ns & Si zed Drai ns , Seti�rer; !•later, Comnuni cati ons , � F. A.�,lighting � _ 2. Drive�vay Profile . . � •� .. ' 3. Structural design of drive�•�ay.pavement. (T.l. = 5 min.) .4. Geological Special Study (In Sp. Study Zone) 5. Suitable 7oading zone (Prefer on-site) 6. Noise Control A. t�fechanical Equipment • � B. Garage area to living area shield ' C. Unit separation _ '7. Landscaping Plan ' • 8. !ighting Plan . _ 9. �teet Pending Conditions � . �.• A. Parcel htap i n process? . ' B. Plartnin� action pcnding • • C. IIldg. Dept. requirements pending. � 0. Fire Dept. requirements pe��ding CONVERSIO�y DETAILS � 1. Plumbine� plan (ldater, SaniCary, Drainage, Gas, Electic) 2. Heatine� System pl�in and details 3. Electrical plan � , 4. Conununication plan (Phone, Fire Alarm) � �. � � � BURLI;fGP?°?E PLA;;:`dI'.:G COi:MISSI0i1 RESOLUTIOf1 *;0. 7 - 79 RESOLUTIO?I ESTABLISHI:IG OP�iI SPP.CE STAP�DARDS F02 tZ�,SZD?':;:I�i, CO"•�POi'?i"IIU:`�1S RESOLVED by the PI.AP1:dING CO`Ih?ISSIO;d of the City of Burlingame as follows: WHEREAS, this Cor.i.*nission has previously adopted its � Resolution Pio. 16-75 ;�aking var_ous findin�s regarding the design I and construction of condo:niniur.. projects within the City of ' Burlingame; and I WHEREAS, it appears that it is necessary and desirable � that open space requirements for condominiums be ,r.ore specifically�I detailed so that the intentions of that ordinance and Chapter � 26.30 of the Burlingame Municipal Code raight be particularly carried out; NOL�, THEREFORE, BE IT RESOLVED t'�at the Planning Comr.iission of the City of Burlingame hereby adopts t:�e following standards for open space design and construction for residential condoninium projects in the City of Burlingame: 1. DEFItIITION OF OPEti SPACE Open space is that area of a lot which is: a (a) Open and unobstructed fron the ground to tne sky. (b) Open and unobstructed from the ground to roof eaves or balconies of units above the ground floor. Cc) Covered by swirnmin� 000l equipment, or other recreation oriented construction and equip�:ent, accessory structures or decks. � � 12/4/79 ii 2. STAiID:1RDS FOR R�SiP�;IT�AL CG:1�O:�fIiiIJ.*±S (a) Front setbac;; laa�'scanini ; 0 . � . Landscaping is required 3etween the front property ! line and face of the buildin6 equal to not less than 60 I I per cent of the lot area within the minimum front setback. ! (b) Private onen space: Private open space shall be provided for each unit �j i and shall be contiguous and directly accessible. The i following minirnun star.dards sha11 apply: 75 square feet for eac?� ground floor unit; I 75 square feet for each unit above i the ground floor. i i Private open soace areas may be paved or landscaped and shall be screened or fenced for the privacy of the resident when located within 4 feet of established grade. � Decks and balconies when designated for outdoor use ' may be used to satisfy this requirerient. I (c) 6eneral ooen snace: I In addition to private open space, open space accessible to or enjoyed by all project residents sha11 be Drovided at I not less than 100 sq_uare feet per unit. Such general areas raay be designated for passive or I active use, and include landscapin� or paving, provided i such paving does not exceed 50 per cent of the required i area. All such areas shall be at or within 6 feet of � established grade; roof top areas shall not qualify as general open space. . (d) Vehicular driveways and oarkin� areas: Private o�en space and general open space at ground i level is exclusive of all vehicular driveways and parkin� ; areas. Only tempora^y parking for service vehicles shall be allo:aed between the front property line and the �, 2 �1 ' , 1 . 3, This resolution supersedes Planning Com.�ission Resolution No. 4-79, face of the building. _ ��j�l� SL-/ �' _ ,l� � cc �-�� ' R�:H E. �^ 03S � Chairrr,an I I, CiiARLES 41. MIIJK, Secretary of the Planning Cor.unission of the City of Burlingar,ie, do hereby certify that the roregoing I Resolution was introduced and adopted at a regular meeting of tne Planning Commission held on the lOth day of December, 1979, by the following vote: ' AYES: ^IAYE S : ABSENT: CO�IMISSIONERS: COMMISSIO'vERS: COMMISSIONERS: U STULLI, F�ANC.4P.D> HARVEY, JACOBS, MINK, SIPlE, TAYLOR ` ��t ��i' �<<__,� . Charles W. :1ink Secretary � � 0 �; 3 R��fyE� AUG 1 '� 1�� AU�USt 1�, 19H% CITYOFBURIINGAME c� ��+wr ncoT Ci ty of Burl inc�ame 501 Primrose Road Qurlin�ame, California 94010 To whom it may concern: The idea for develo�in� Industrial Warehouse Condominiums is to attract the smaller business person. 4Je feel a need exists for this t.ype of pro.iect in the area, and that the area is well suited for this ty�e of oro,ject. In lookina at simular Condominium projects �ae have noticed r�ore of a pride of ownership exists than in rental units. Lookinct forward to your approval. Yours t ly, ,� _ � ' � �� _ Gerald S. Cauchi ' � � � � = — — = Aucrust 27, 1987 The Citv of_ F3urlina�me planninq Departrnent 501 Prir.trose Road Burlinqarme, Calif_ornia 94010 Attn: r.Criana �aref.alos RE: 1731 Adrian Road Burlinc?ar?te, California �R��iv�� u� s 1 t�� CI7Y OF BURLINGAME a e 4MING DEP7. Dear Adriana: The rtezzanine is desicmed for liqht storaqe equivalent to 125 lbs ner sc�uare foot. "'he access to it is {r� the warehouse ar_ea only an� it has a 42" hiqh ot�en railinct separatinq it fr� the upper portion of the warehouse. The of_fice area is separated frcan the warehouse with a �aood stud wall, ��hich is bearin�7 the rtezzanine load and has crypswn lx�ar.d on each side of it. I believe this clarifies the questions that you had on �his project. Sincerely, �/ GSA:lcy DATE : f :.-Z I —,� � a MEMO T0: CITY ENGINEER CHIEF BUILDING INSPECTOR FIRE MARSHAL DIRECTOR OF PARKS F-R6M--J�� PLANNING DEPARTMENT SUBJECT: � � . j / ,��!,�, �, ;_ An application has been received for the above project for review by the Planning Commission. The application will be scheduled for at their your corrffnents by meeting. We would appreciate having 0 r % � �'— /��c.L iL H i �.c. y ��/ ol cC }G� 7 P.c %L . Thank you. %�C�, � � ' /i' •/?�o�< j �c � � �� N � : � � "� /�% �.�-E - � ` ` � �> li Y.-, �.-�- e z ,'�S • �/ ,% / < . C-F�� f liC / C �/ ^ �i C I Gr ` j G"G v� `r EG �; `\c�� c� , �C f.� �c� S � �,/GC/ � Lvd /G� / ✓� ,( /� �! � �� 4C�u d K c'i e.� �� .c�/!o x.S' ��c'� «<•[ F.f �, iyr £ e/� cG° !ti[ oS� � / Ct/� � [( I'� � . / � , �- j,! /1 r � /ht S _�v s�G'� /'�� d i'�G�Uw� ��` QCGNi1dn[�/ /�.f/Uw.��' %% .( 1� � �X / >c� / � �' � //`- d t�G��-FCT*s !'J c.� ;' .� r I�UG',.s " �,�/ i� J iNd�y j!2 i/0a7nC�.�/�, ,` ,/ / 1 / /�� ir� � z � �� /i/ � I !� V / � ' � ✓Lt�- w ��1' Gva ��,� � h j� . : � � �/�] � t%/��"i/��i'"- ��aurc;�id�,i1' � /c� C . �� i _ r/ ' �-£C� s� < � .� � ,%� i y ,, ��.i'cG�� l CC/�� 1 I � �: / /, � ` � �� ,� I ,L.,ti-�'! ; � �,'/:_ ,e� , , '� � �1' l.� � ��:��.o ..� September 22, 1987 �� r MEMO CI7`/ OF �URUiJGAM,� � ,��•,�a n=:�r TO: Planning Department FROM: Dept. of Public Works - City Engr. Re: Condominium Permit - 1731 Adrian Road Mr. Kent has only partially responded to my memo of August 25 and still have the following conditions and recommendations that should be placed on the condominium permit: l. That uses shall be limited on the map and permit to warehouse/ office, 14% limit on office as shown on approved plans and al- lowed by on-site parking. 2. Separate water shut offs shall be provided for each unit to to avoid the problem of shutting off all for a repair on one unit. 3. Unless the Commission decides otherwise, staff recommends that parking spaces be assigned on the map by unit (one space min- imum per unit) and that guest parking be also designated (Commission to determine number of guest spaces.) 4. That all curb, gutter and sidewalk shall be replaced by applicant. 5. That the failed pavement areas fronting this site be dug out and replaced by the applicant at the same thickness asphalt as approved by the City Engineer. � �' - % i ` � � � '� � � ,�� Frank C. Erbacher mg c The Fire Marshal has the following requirements for 1731 Adrian Road: 1. Building address shall be provided as detailed in plans submitted. In addition, each individual unit shall be identified separately by number or letter in a permanent manner on both front and rear doors. This iden- tification shall be not less than 12 inches in height. 2. The building fire sprinkler system shall be designed to extra hazard #1. This will allow prospective occupants maximum use of the property. Should the developer not install system to H-1 requirements, then the building use shall not permit H Occupancy. K. P1usso ��W�� AUG 2 61987 �1 �Y Of BURLI��Cp,ATME J 17�1 �l r. ` , ) � � � �.��- �.1��3-� s� _ Page 2 Burlingame Planning Commission Minutes September 14, 1987 C. Jacobs moved for approval of the variance application with the following condition: (1) that the project as built.,shall be consistent with the plans submitted to the Planning Depa�tment and date stamped July 30, 1987 as amended by the plan revis,yesn submitted and date stamped August 31, 1987 showing the re_��ation of the laundry facilities to�-the front portion of -tf"e garage. Motion was seconded by C. Harrison who in'ca��porated b eference the City Planner's findings in the minor modification:�_.. tion approved 7-0 on roll call vote. Appeal procedures were ise�:-... ITEMS FOR STUDY `'�--,. 2. FENCE �CEPTION AND V�1RI�,NCE - l SANCHEZ ��IE�IUE J�st: clarify side setback for the fence, will applicant� eet the 3' uirement of the CBI. Item set for hearing September 28, 1�. ' 3. CONDO'�IINIIJ'�1 PERMIT FOR � 14 UNIT W�REHOUSE/OFFICE BUILDING �`t--... CURRENTLY UNDER CONSTRUCTION - 1731 �1DRI�N R0�1D In discussing the application CP advised each unit in the condominium would be required to meet the 20� office regulation in the M-1 zone. Requests: are there any similar projects in the city; how is the 20� office regulation policed; building code requirements for handicap spaces, is walkway seoarating the two handicao spaces shown on the plans level or a ramp up to the curb, will this meet handicap requirements; will master signage program be required. Item set for public hearing September 28, 1987 if CC&R's are received for City Attorney's review for the packet. PL�NNER REPORTS -�Auto Row Signage CP reviewed regulations Commission revision. her staff covered by discussion s-,_` report and noted significan,,�-ch� anges in the staff's draft ordinanc_e!� She requested on specific wording and requirements of the draft Discussion included: courtesy hearing on the proposed changes prior to recommendation to City Council and who should be noticed of this hearing; a few parcels not included on the auto row maps and advisability of adding or deleting some lots. C. Ellis moved to accept the auto row maps as presented by staff deleting the Union gas station site on Cadillac Way and Rollins Road. Second C. S.Graham; motion failed on a 3-4 roll call vote, Cers Garcia, H.Graham, Jacobs and Giomi voting no. C. H.Graham moved to accept the auto row maps as presented by staff excluding the gas station at Cadillac Way and Rollins Road and including one additional lot on the corner of Highland and Howard (now a used car lot). Second C. Harrison; motion failed on a 3-4 roll call vote, Cers Ellis, Garcia, Jacobs and Giomi dissenting. ,�,2ESPONSES TO CITY II�IGINEFI�' S MII�1fJ OF AUGUST 25, 1987 i l� 1 ---, `=-_ ?�'-=� �'_�' l_ T?T' -,. Tm 1 , `" � �^_�_ CT' ��"�T Ti, . �LTT?•I�i._`s , ;, ' ; � ; . ;;cu � � ,,, . � �, ( ,,. � • J Of?�1C� :�,�iaC2 .';1� � ._;CC'n!� c�..� � Of .`,_:3 SaUaI'? ;OOta��' :t �ac : co~_do u�i�. _�• �'=12 J'_1��' CO'1��0.':'1:�1'.1::1 01,11��1'_i�� OI^C11i=aY!C" i=i �'1� "�,_tj JS �UT'11�."aT'1� �',�BY"� �•:ritten i0Y' residential �1::1tS '.':f11C.. �:.T'� dras�ically .�iTfererit i:� so:�e r�spects �o �;�are�ouae/of=ic� U_^.1 �s. ��nerat� ut1� lt� �S f�T' rater li: ^�.31C�'1t1Ell '�iP1i,: ','I:1�Y'? �:?�1T' OU�' �':"O J^��:^.I^00.",'.Sy i:1tC!13:?S� �: Cw Ic�Ui:C.2'� :��.C111i.18S c�eierat:� -:-:eter� are :�c�ssary. ��.� a::nr...:o::��/:��fic� t��e�r is oy:'ly �r_e :; �'_� ar:a one lavey and ther�i�r .�ec�rate -�eters �1'� ^_O �; '2@C?.�Sctr'�J• .�.1� � �'L1�T' L;t1� 1+1�S ��l'2 ,. -�r.i 2tt:?• �• :�.�� ^•.@.S1.:��a-G�CI=.�.c�.i1(:-'C�i:; �:'!u �UESt :`32'li�- � 2.1�� ^.a'.�uoY'�;! •J� t_ze co::a.o .�a-;. '`. 'ac : u_�� ._as _t:� .,;�:� _^��t r�o:r. j. _ll �raU_ -��c�_ tac=�� ..� _ t :e r��s_ o�si., ;._� :;; ��i �ac:_ ,.�i_�r �2:� aT'� ;7 _ ...ict� -r' -�--'�1�A� �:i?'_r ll:ilt U?=t11. :1C�i: ;aa}' _ , • �'_'?1? ) :i C::`!"l^oi�; � l L 1.� �`• �• �',' � �• �Ot:;?'O11 JaLG00=' I�Cl��_ �13•'.. CI'�'ul,�? �� :_.�1tia=:C� ..11' `:� ,.:1�.Ut:?OY'l��ta :!;.F1'�11.;`. �. ,ar`�, ��. � ;�r �..;��i �_...e:;a-�� i � l '.�a _ns;,a=�� a -.��r ��.�air �� i.::C .:'i'_(:�. ___ _ -,c.C.3 �O tP'';aV:i��; �I' .:UY"�..ii �nu�J. .'? ____ Lii�L _ ?Y`'^a�:� ��zi.C(1= .�� i,(10 �aV2i:1@%1t ,�1Y':?C ��' L. ::i O'_:t �� '- J �:1� �.r0'�r'Z't� :��t:J!, !`lOIC? 2.'.�_�Y`O?'=Lit3. '?es-_,�ectiu� 1;;� ':'our.� '' / �CtLGr`-_ G��_ c�;.�../C'�-- a' � � , ��.: 'T''; �'_:t T0: City Planner FROM: Planner - A. Garefalos SUBJECI': 1731 Adrian Road - CondominitAn Pennit DA'I'E: Sept�nber 16, 1987 In response to the Planning Commission study questions at their September 14, 1987 meeting regarding this project, I have been informed by the Chief Building Inspector that the handicap parking spaces shown on the plans are 9' wide each, and the walkway in between is 5' wide and level with the parking spaces. The proposed handicap spaces meet building code requirements. Fourteen percent of the gross floor area in the buildinq is being used for offices (20% allowed). Per applicant's letter dated August 27, 1987, there is a wood stud urall separating the office area from the warehouse space. In order to add more office space, additional parking would have to be provided, which does not seem feasible based on the parking plan proposed. Attached is a description of other ca�nercial condominium projects which have been reviewed in the r�ast, in addition to the current proposal. �I�)NI1��i��l��I�iDI� �7u11�i�iuf��rl��IT1.7:�91iI�01$I�I��Cl't1Y:1��IM1 ZONING DISTRICT C-1 �1DDFt�SS : Y�Al2 APPROVED: PR0.7�CT DESCRIPTION: PARKING: CODE REQUIRIIKII�]TS • Front Setback: 0' Side Setback: 0' Rear Setback: 0' Lot Coverage: 75o max. Bldg Height: 35' max. Landscape Area: 0' • 345 Lorton Avenue 1981 16 unit, 4 story, 21,300 SF Office Condominium 21 spaces required/21 spaces provided 0'-5' 5' 1'-6" - 5' 600 40'-5" * 36% *Special Permit approved by P.C. 1-26-81 for maximum bldg height of 40'-5" and maximum gross floor area of 21,300 SF ZONING DISTRICT M-1 1424 Chapin Avenue * 1981 8 unit, 3 stozy, 15,000 SF Office Condominitun 0 spaces required*/7 spaces provided *site within Burlingame Ave. Parking Assessment District 59' 0'/5' 0' 58-a 31' 15% *Approved but never built. ADDIt�SS : Y�AR APPROVF�: PROJ�CT DESCRIPTION PFIF2KING : CODE REQUIRIIKENTS: Front Setback: 15' Si_de Setback: 10' Rear Setback: 0' Lot Coverage: 60% max. Bldg Height: 35' max. Landscape Area: l0o min. 1745 Adrian Road 1981 Condominium Conversion of exist.25,300 SF office/warehouse into 18 condo. units 46 spaces required/47 spaces provided 24' 0'*/46' 40'-0" 48.20 17'-9" 60 *It was determined that non-conforming sid was not germane to conversion applicatio 1731 Adrian Road Proposed 14 unit warehouse/office building, totaling 36,961 �F 49 spaces required/49 spaces provided 15' 15'/24' 12' 480 23' 10.3% =yard n. t M ., i.,.. .�, � _. %�. � � ` �� • ` �.� � � - �' � - , ` . � � ,, �. � ry�� . ` . t�!'� r :' _ � 3 ��y.. 1*' i V �"l, �E` �c�:� " �,�t . -�, f _ �� r `*'^ � � • �,,,, � . T � J � � - s� : � �� ..,.�t J �" A� �a � �,; � . - � °;,� `� � � � �.t � f �' � � � % , ?: � . 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