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Home My WebLink About819-845 Cowan Road - Staff Report (3).� TO: HONORABLE MAYOR AND CITY COUNCIL DATE: NOVEMBER 23, 1993 FROM: �PUBLIC WORKS SUBMITTED BY � I sus.�ecr: TENTATIVE AND FINAL PARCEL MAP FOR LOT SPLIT - LOTS 25 THROUGH 30 AND THE NORTHWESTERLY 60 FEET OF LOTS 5, 6& 7, BLOCK 2, UNIT NO. 1 EAST MILLSDALE � INDUSTRIAL PARK - 819 THROUGH 845 COWAN ROAD - PM 93-10 RECOMMENDATION: At their November�22, 1993 meeting the Planning.Commission recommended approval of the attached Map as both a Tentative .and Final Parcel Map and with the following conditi:ons: 1. That new sidewalk (per City standards) be installed fronting this site. Any damaged curb and gutter shall also be replaced to the satisfaction of the City Engineer.. � � 2. 3. That each of the existing buildings will have separate uti�lity connections .independent of one another. � That a covenant be placed'on the Final Map to create the access, drainage and utilities easements shown on the Tentative Map. 4. That all.conditions of the Planning Department memo dated 10-13-93 be � satisfied. 5. That no site development is approved by approval of this map. BACKGROUND: At their November 22, 1993 meeting the Planning Commission reviewed the attached Tentative Map and Staff Report. They recommended that Council approve this.request as indicated above. EXHIBIT: Planning Commission Staff Report; Tentative Map / . rank C. Erbacher, P.E. City Engineer pa ._ _ _ ,'� STaFF REPO RT cc: City Attorney, City e�lerk, Owner, Engineer �` (� CITY OF BURLINGAME `x' AGENDA ITEM # 9 E MTG. 1 7 /R/9� . --------y-_-__.-_ ,.,,,>..�.�...,.,�.�-..�-.:. � 0 Burlingame P].anning Commission Minutes Page 2 November 22, 1993 ITEMS FOR ACTION • 6. TENTATIVE AND FINAL PARCEL MAp FOR LOT SPLIT - LOTS 25�THROUGH 30 AND THE NORTHWESTERLY 60 FEET OF LOTS 5 6 NO. 1 EAST MILLSDALE INDUSTRIAL PARK 819-845�COWAN ROAD 2� �IT Reference staff report, 11/22/93, with attachments.. CE Erbacher discussed the request, review criteria, Planning Department comments, study meeting questions. If recommended to Council for approval, five conditions were suggested. Chm. Deal opened the public hearing. Larry Weinstein, applicant, was present. There were no audience comments and the.public hearing was closed. C. Jacobs found this proposal meets all the review criteria of the subdivision regulations, it is compatible in size with existing lots in the neighborhood, accessibility requirements will be met with the suggested conditions. C. Jacobs moved to recommend this tentative and final parcel map to City Council for approval with the following conditions: (1) that new sidewalk (per city standards) be installed fronting this site; any damaged curb and gutter shall also be replaced to the satisfaction of the City Engineer; (2) that each of the existing buildings shall have separate utility connections iridependent of one another; (3) that a covenant shall be placed on the final map to create the access, drainage and utilities easements shown on the tentative map; (4) that all conditions of the Planning Department memo dated October 13, 1993 shall be�satisfied; and (5) that no site development is approved by approval of this map. Motion was seconded by C. Graham and approved unanimously on voice vote. Staff will forward to City Council. SPECIAL PERMITS FOR A HOME ACCUPATION USE IN AN ACCESSOR'� STRUCTURE AND VARIANCES FOR SIDE AND REAR SETBACKS AT 1304`"'�'MILLS AVENUE, ZONED R-� _. Reference�`s�aff report, 11/22/93, with attachment�s.��CP Monroe reviewed details of � �e request, history of use��-�"of this ro ert comments, study�meetin p P Y, staff m g questions, rectuir`ed findings. Seven conditions were suggested for onsideration�:at"'�the public hearing. - � Commissioner questio �� o�ion #6 and revocation of the s ecia permits if the main dw 1°�.�i'� is removed or enlarged by more than 50� of the existing gross �Y or area, would this.action by implication revoke the variances�,� p,,.L"A advised he ould prefer "review'� rather than "revoke�� . CP commented the conce to revoke . the use aspect of the proposal is�""to remove the office port of the accessory structure, the front�part of the garage also requir the variances. C. Graham ..�"" �: ,f 1 � �� r�rT`/�Gz, .�_d MEMO TO: FROM: DATE: P.LANNING CONIlKISSION DEPARTMENT OF PUBLIC WORKS NOVEMBER 15,1993 P.C. 11/22/93 Item # 6 SUBJECT: TENTATIVE AND FINAL PARCEL MAP FOR LOT SPLIT - LOTS 25 THROUGH 30 AND THE NORTHWESTERLY 60 FEET OF LOTS 5, 6& 7, BLOCK 2, UNIT NO. 1 EAST MILLSDALE INDUSTRIAL PARK - 819 THROUGH 845 COWAN ROAD - PM 93=10 This application proposes to subdivide one 73,800 square foot parcel into two parcels in the M-1 zone. Proposed Parcel "A" is 31,500 square feet and proposed Parcel "B" is 42,300 square feet. Presently there are two 13,300 square foot buildings on the property. The,proposed split places one building on each parcel. The original lots 25 through 30 and the northwesterly 60 feet of lots 5, 6& 7 were combined into one parcel in 1964 (see attached Planning Commission minutes of 8-24-64). The Subdivision Code, Section 26.24.050 provides-four (4) review criteria that need to be addressed�in the Commission's review of the proposed map. It states:. "The Commission shall make its decision upon such consideration as, but not,limited to, the following: (a) Recommendations of the City Engineer; (b) Compatibility of proposed lots to pattern of existing lots in the neighborhood; reverse corner lots or key lots shall not be introduced into a neighborhood where such lots do not now exist; (c) Accessibility to safety services. The Commission may consider grade of access roads or easements and require�that such grade is not excessive or beyond the capacity to traverse by safety equipment; (d) Proposed grading and contours of �the finishec'1; sites. The Commission may require as a condition� that the finished contour of the building site or sites reasonably conform with the neighborhood pattern where such pattern exists." The recommendations of the City Engineer are listed in the proposed conditions of approval. The Commission will need to determine compatibility of the proposed lots with the pattern of the existing lots in the neighborhood. The attached assessor's parcel map is provided to illustrate the pattern of the existing lots in the neighborhood. From the standpoint of accessibility to safety services and grading, there are no proposed changes. � �'R , . C The Planning Department, Building Department and Fire Department have reviewed the proposal. Both.the Building and Fire Departments had no comment. The attached Planning Memo noted that: • A shared access easement shall be recorded with each parcel. • There shall be no new office space installed or created without review arid approval from the Planning Department. • That landscaping shall be installed and maintained in the 10' x 87' strip along the north side of 819_Cowan Road to achieve 10% landscaping for this site. Planning Commission Ouestions The Planning Commission had �the following questions -at their November 8, 1993 meeting: l.) Does this project end up with enough parking as required by code for uses? � Yes, ,Parcel "A" requires 32 spaces and provides 34 while Parcel "B" requires 33 spaces and provides 49. Please refer to the attached memo from Planning dated Nove7nber 15, 1993. 2.) A proposed condition requires a special permit to build any new office, what is the purpose of that condition? This condition was included because each of the structures has more than 20� office use. This means that they are currently existing non-conforming. The Planning Department is requesting review of any proposal to increase the existing non-conforming office use to determine what the requirement might be at that time. Again, please refer to the attached memo from Planning dated November 15, 1993. Action Meetina The Planning Commission should hold a public hearing and make a recommendation to Council. The fol�.owing conditions should be considered for attachment to this map. � . 1. That new sidewalk (per City standards) be installed fronting. this site. Any damaged curb and.gutter shall also be replaced� to the satisfaction of the City Engineer. � 2. That each of the existing buildings will have separate utility connections independent of one another. 3. That a covenant be placed on the Final Map to create the access, drainage and utilities easements shown on the Tentative Map. 4. That all conditions of the Planning Department memo dated l0- 13-93 be satisfied. 2 . . ,� �, . ,� 5. That no site development is approved by approval of this map. 0 Staff would also recommend that if this map is forwarded for approval that it be both a tentative and final map. Staff would see that the Final Map would be prepared in accordance with any approval. u� .v . �, Phili B. Mon n, P.E. Exhibits and Attachments: Project Assessment; Planning Minutes of 11/8/93; Planning Minutes of 8/24/64; Planning Memo of 11/15/93; Planning Memo of 10/13/93;. Building Department Memo; Fire Department Memo; Assessor's Map; Aerial Photo pa b:\819cowan.pbm � � 3 .� . , STAFF REVIEW OF APPLICATION TO THE PLANNING COMMISSION I. II. Project Address: 819 through 845 Cowan Road Proiect Description and Permits Requested: Tentative and final map for the subdivision of one 1.7+ acre parcel into two parcels (0.72 acres and 0.97 acres) . - There are two buildings on the site. Proposed Parcels "A" and ��B" would each have one of the existing buildings. III. Property Identification: Assessor's Parcel Number(s): 024-401-390, 480, 490 Lot No.: 25 through 30 and the northwesterly 60 feet of Lots 5,6 & 7 Block No.: 2 Subdivision: East Millsdale Industrial Park, Unit No. 1 Lot Size: 1.7 acres Zoning: M-1 General Plan Designation: Industrial and Office Use IV. V. Existina Site Conditions and Adjacent Land Uses: Existing site has two buildings. Adjacent land uses are industrial and office. CEOA Status•� . Categorically Exempt, CEQA Code Sect. 15315, Minor Land Divisions, Class 15 VI. Project Data: Proposed lot sizes: Parcel A 31,500 Sq. Feet � Parcel B. 42,300 Sq. Feet :�g�.� „ Burlingame Planning Commission Minutes � - November 8, 1993 . . Page 2 is area being occupied by someone as office or�as storage spa fo office equipment.; lot of features a2iout structure which are ot up t current code and will be difficult to get to current c de, conce ed structure may have to be rebuilt to bring up to code, have Chi f Building Inspector review plans and determine wh needs to be don to bring, up to code; if needs to be rebuilt, ex ain why an additio to the house isn't the appropriate thing to do. Item set for publ' hearing on November 22�, 1993. 2. CONDOMINI PERMIT, NEGATIVE DECLARATION AND OUR VARIANCES FOR A MIXED E DEVELOPMENT AT 1128 CHULA VI A AVENUE, ZONED C—l. 3• TENTATIVE MAP FOR A�IIXED USE DEVELOPM�T AT 1128 CHULA VISTA AVENUE, ZONFn r—� \ Requests: City Engineer comn�nt on v. icle maneuvers,� applicant says he can do in 3, we say 4-5; 'nclude a copy of the auto template used by.the City; susp ct we will be seeing more mixed •uses, briefly describe criteria we use to review these mixed uses; what variances have been requeste ibr other mixed use projects we have reviewed; does residential. condom'i�ium use take precedent over commercial use as far as land'scaping i concerned;.why is 7�-6” . tall area under stairs not counted as� en space; with housing element discussion earlier his year will b movement toward mixed uses, need some guideline for review; do we ave any idea how late businesses will be open concerned condominium arking stalls would be used by commercial ustomers; does any reside tial parking need to be designated as andicap; parking stall #1 be w grade doesn't seem to work, che vehicle maneuvers; can more andscaping be provided�at the ont of the property; if one of the units can be designated for ow or moderate income by Commission b condition, how would sta manage that; how will homeowners associ tion and CC&Rs be str tured to represent shared residential and co ercial problems; 11 units be separately metered for utilities. Items set for blic hearing,`on November 22, 1993 provided that all informa on is received.�` 4• PECIAL PERMIT FOR TAKE-OUT SERVICES AT 1147 B CALIFORNIA .� ZONED C-2 tem withdrawn by applicant. � as� 5. �TENTATIVE MAP FOR LOT SPLIT AT 819-845 COWAN ROAD ZONED M-1 �...it Requests: does this end up with enough parking as required by code for uses; a proposed condition requires a special permit to build any new office, what is the purpose of that condition. Item set for public hearing November 22, 1993. . m o Tho son nain�ained his i;;asition that tl�e structure should not i er� :re ioi�h is neighbo�s btit, i.n an ef-io�'� to mect the objec�ions, tated �hat e iaould he willing to make some modifications in de gn, �fexring to ti�e eciaration of Res�rictzons per�aining to A' ls F:s�ate ubdivision ;�oo. 13.p Commi.ssioner Pierce inquired whether ch restricti.ons re officially recog 'zeci by �he P2anning Commissiono � he Cz�y A��orney replie 'n t�e negative explaini that tihe.deed res'trica ions are a contr�.c�c entere in�o by the propert owners ;�the ci�y is .either a paxty to �he contrac nar enforces t restric�ionsa �ollawin� a rieriod of � disjcNssion dti :ommission znnuiry cancerni.n� the c �ented that although the building c ieed not recognize -�he deed ��'i. �he rxope�c�y owners and theiY co e �idered� n� �`a.ons , rn f o�' �h t�ira Thampson rePlied �to tion, Co�nmissioner Brauner com� egally built and the Commission his opinion the position of th aMeni'�ies should be con� )n the basis tha't tihe buil �.r.g proPer �rou3.d be unde 'rable in the area� �ommissiane� Brau�e� in ociuced a motion to den� the p rmit for tl�e use�, �fotion seconded by Co issionex Edwards and declared car "ed unanimously on roll call vatea . The applicant The hearin advised af his xigh� of agPeal to tlie City Ca icil, as de�cl.ared cancludede P. L M��vur�.r �-1 s�- `� RESUBDI�ISI�No Com�ining Lo�s in B1oc�: 2y Eas� i�Sillsdaie Indus�rial Parks Unit �Noo la A resuUdivzsion�map �of prop.er�ies in ii�ock 2, East t�4illsdale Industrial Park, Uni� No, 1, filed i,ri�h the Ci�y Engineer by the awners q Ryan:. and Company, e�c al�, proposed �o combine the northwesterly 60 fee� of Lo�s S, 6 and 7 tvith a pxeviou�Iy resubdivided parcel �cansisting of'�Lots 2S �hrough 30 to cr.eate a s�.ngle la�rge parcel, designated Parcel. A, liavin� street frontage on Cowan Road; and �o combine the remainin�g sou�h� easterly Ii5 fee� of Lots S� 6 and 7 in�o one paxcel to be designated - Parcel "B" �aith fran�tage on h7i��en Road, t�tr� Roi�er� Ryan�;rep.resenting the appiicants � stated tha� �the area to be added ta Parcei A will,provide additional onQsite parking �or �the exist= ing building; a.ne� building and the required parki.ng wiil be constructed on Parcel B, - The Ci�y Engineer �and �i�y Planner 5.ndicating that fhexe were no problems� of cancern to their�departmen�s ancl.there being no comments £rom the fla�r0 prb or conB a�m�otion i�troduced by�Commissioner Kindig, seconded by Commissioner Norberga approved�th� resubdivision in accordance with the ma� o� file witih the Cit}� Engineer� rfotion carried unanimously on roli call voteo _ � 03� MEMORANDUM TO: ENGINEERING DEPARTMENT FROM: PLANNER DATE: NOVEMBER 15, 1993 TOPIC: PLANNING COMMISSION NOVEMBER 8, 1993 STUDY MEETING QUESTIONS - TENTATIVE PARCEL MAP FOR LOT SPLIT AT 819 THROUGH 845 COWAN ROAD COMMENTS: At the November 8, 1993 Planning Commission study meeting the commission asked whether the applicant had enough parking as required by code for the proposed uses. Parcel A, 835 -845 Cowan Road, requires 32 parking stalls for the existing uses and there are 34 parking stalls (31 standard and 3 compact stalls) provided on site. Parcel B, 819 - 831 Cowan Road, requires 33 stalls for the existing uses and there are 49 stalls (45 standard and' 4 compact stalls) provided on site. With the lot split each parcel will have enough parking to code for the proposed uses. The commission asked about the proposed condition of approval for Planning Department review of any new office space proposed in each building. Since each structure has more than 20% office use they are currently existing nonconforming in office space (819 - 831 Cowan Road has 62� office and 835 - 845 Cowan Road has 37� office). If the amount of office use is increased then a special permit and/or parking variance may be required. The Planning Department is requesting review of any proposal to increase the existing nonconforming office use to determine what the requirements might be at that time. � � - . � � MEMORANDUM TO: ENGINEERING DEPARTMENT FROM: PLANNER DATE: OCTOBER 13, 1993 , RE: TENTATIVE PARCEL MAP FOR LOT SPLIT AT 819 THROUGH 845 � COWAN ROAD � We recommend the following conditions of approval: Conditions�of Approval: 1. A shared access easement shall be recorded with each parcel; 2. As indicated on the Tentative Map plans date stamped October_..._�� 5, 1993, there shall be no new office space�stalled or ,�.�� created in either buildi'ng, 819 through 831 Cowan Road (8,221 f,n SF existing office space - 62% of to�l structure) , or 835 �s�-yi�'� � through 845 Cowan Road (4,911 SF ex� ing office space - 37% � 5 Y�o E� of total structure) , without rev��ew and approval from the ��l�Y„ Planing Department; and � ,�-�- , r�,��iS � � 3. .Landscaping shall be installed and maintained in the 10' X 87' �`� (870 SF) strip along the north side of.the structure at 819 through 831 Cowan Road, Parcel B-93, to achieve a total of 10� landscaping for the site (minimum of 4,230 SF for the entire site) . . � 0 ! ROUTING FORM , DATE: TO: FROM: SUBJECT: �_ �- �• 9J ---- -----__....... . — - _ x CHIEF BUILDING OFFICIAL �-i� s j 1 n�+'� AHL PARRS DIRECTOR � CITY ATTORNEY � �/i/(!/N EE.C/ir � /�/`//t REQUEST FOR _ /�IVT/9'j/�/E /�j�iQCCL /�I,4/� AT _ 8/� `�7 S 4� � W9:✓ %�0�9,7 SCHEDULED PLANNING COMMISSION ACTION MEETING: REVIEWED BY, STAFF IN MEETING ON MONDAY: �l� —/Z. �, THANKS, . Jane/Sheri/Leah � �� Date of C .� i� ' � m omments , RECEIVED OCT 0'� 1993 gU1LDING DEPT• E �1T_(. O� B�EaUNC� 0 � p ROUTING FORM DATE : _ �D- �• 9J TO : PG/9NXiN� -� OFFICIAL _ k FIRE M�,RSHAL . � + , �- - =PARKSJ-DIRECTOR ' CITY ATTORNEY � � FROM : �Ni!/�t/EE�//Y � /�/S�/C. 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" ra; s e . ._. _ . , � w��. . . . � e i.c,.f , � .e.a � - � � w.. r� � R � � � r. �� ; � [ � : { F � t<a:�'^��.FSv.�'n`c.;'�. • P i ' � CITY OF BIIRLINGAME 501 PRIMROSE ROAD , (415) 696-7250 NOTICE OF BEARING � BORLINGAME� CA 94010 The CITY OF BIIRLINGAME PLANNING COMMISSION announces the following public hearing on Mondav, the 22nd day of November, 1993, 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. 819-845 COWAN ROAD APN: 024-401-390 024-401-480 024-401-490 APPLICATION FOR A TENTATIVE �AND FINAL MAP FOR THE SOBDIVI80N OF ONE PARCEI, INTO TWO AT 819-845 COWAN 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. Please note, when possible, and when multiple family development is involved, this notice shall be posted in a public place on the project site and on neighborinq buildinqs with tenants. MARGARET MONROE CITY PLANNER November 12f 1993 0 !1