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HomeMy WebLinkAbout821 Cowan Road - Staff Report (2)City of Burlingame Mitigated 1Vegative Declaration, Conditional Use Permits, Side Setback and Parking Variances for a Remodel and Addition to an Existing Office/Warehouse Building Address: 821 Cowan Road Item # ( Study Item Meeting Date: 1/24/OS Request: Mitigated negative declaration, conditional use permits, side setback and parking variances for a first floor remodel and second floor addition to an existing office/warehouse building. Property Owner : Konstantinos Dokos APN: 024-401-560 Applicant &' Designer: Greg Ward, One Stop Design, Inc. Zoning: O-M General Plan: Office Use Lot Area: 42,300 SF (0.97 Acres) CEQA Status: Refer to attached Mitigated Negative Declaration No. ND 536-P Adjacent Development: Office, office/warehouse and auto rental parking Current Use: One-story office/warehouse building Proposed Use: Two-story office/warehouse building Allowable Use: Office/warehouse use with adequate on-site parking. Project Summary: The applicant, Greg Ward of One Stop Design, Inc., is proposing a first floor remodel and second floor addition to an existing office/warehouse building at 821 Cowan Road, zoned O-M. Currently, the re is an existing one-story, concrete tilt-up office/warehouse building (13,522 SF) on the site. The site is bordered by one and two-story office/warehouse buildings to the north and one-story office/warehouse buildings to the south. One-story and three-story office buildings and an auto rental parking lot are located to the west, and one- story office/warehouse buildings exist east of the subj ect property. The proposed proj ect includes remodeling the existing first floor (no new floor area added) and adding a new second story (11,825 SF). O-M Code Sections 25.43.020 (9 and 11), state that office uses and warehousing; storage, distribution of goods, and wholesale of materials, liquids and equipment conducted wholly within an enclosed building, are permitted uses in this district. Therefore, the proposed office/warehouse building is a permitted use in this zoning district. The following applications are required for this project: • Mitigated negative declaration (required for this project because the proposed addition to the existing office/warehouse building exceeds 10,000 SF [ 11,825 SF proposed] and therefore does not qualify for an exemption); • Side setback variance along the left side property line (9'-3 existing, 8'-3" proposed, where 10'-0" is the minimum required) (CS 25.43.055, 3); • Parking variance for nuxnber of parking spaces (51 parking spaces proposed where 53 parking spaces are required) (CS 25.70.040); � Parking variance for number of compact parking spaces (11 compact spaces proposed where 8 compact parking spaces are allowed) (CS 25.70.044); • Parking variance for the aisle width at the north and south ends of the parking lot (12'-0" proposed where 18'-0" is the minimum required for traffic moving in two directions) (CS 25.70.025, 1, fl; and • Conditional use permits to exceed the Specific Area Plan land use density (0.6 FAR for warehouse where 0.5 is allowed) and to vary from the design guidelines for Bayfront Development (CS 25.43.030, 1). Mitigated Negative Declaration, Conditional Use Permits, Side Setback and Parking Variances 821 Cowan Road The proposed 25,377 SF office/warehouse building will contain 13,552 SF of warehouse space on the first floor and 11,825 SF of office space on the second floor. With the proposed remodel and addition, the applicant is proposing to make improvements to the exterior of the building. The proposed exterior will include stucco walls, new vinyl windows throughout the building, and a new pitched s-tile roof. In addition, uncovered decks (141 SF to 302 SF each) with wrought iron railing are proposed on the second floor at the front and rear of the building. The uncovered decks are set into the building and do not cantilever over the first floor. The existing roll-up doors will be retained and painted to match the trim color on the building. The proposed building, as measured to the roof ridge, is 32'-4" above average top of curb (35'-0" height allowed without a conditional use permit). Currently, the existing building covers 33.8% of the lot (includes the canopy at the front of the building). With this project, the applicant is proposing to remove the existing canopy and add architectural features (one-foot proj ections) to the exterior of the building. With these proposed changes, the lot coverage will decrease to 32.5% where 60% is the maximum allowed. The existing building is nonconforming with regard to the left side setback (9'-3" existing where 10'-0" is the minimum required). With the proposed architectural features (one-foot projections) added to the sides of the building, the left side setback on the first and second floors will be decreased to 8'-3". Therefore, a side setback variance is required (8'-3" proposed where 10'-0" is the minimum required). The existing on-site parking configuration provides 54 parking spaces, but is nonconforming because a 24'-0" clear back-up space does not exist for all parking spaces (22'-8" existing) and disabled-accessible parking is not provided. In addition, the driveway aisles at the north and south ends of the parking lot are also nonconforming (12'-0" and 15'-6" aisle widths existing, where 18'-0" is the minimum required for traffic moving in two directions). The proposed parking configuration will provide a 24'-0" clear back-up space for all parking spaces. However, because the use is being intensified on the site with the addition of more office/warehouse space, a variance is required for the aisle width at the north and south ends of the parking lot (12'-0" provided where 18'- 0" is the minimum required for traffic moving in two directions). The proposed plan will require traffic to travel in a counter clockwise direction through the parking area. The City's traffic engineer reviewed the proposed on- site traffic circulation and accepted the design. As part of the project, the applicant is proposing to install one- way directional signage throughout the parking area to clearly define the vehicular direction for employees and visitors to the site. The City's traffic engineer noted that prior to submitting for a building permit, the applicant should work with the City's traffic engineer to determine the required signage and markings on the pavement to clearly identify the on-site vehicular direction. A total of 53 parking on-site parking spaces are required for the proposed office/waxehouse building (1:300 SF for office and 1:1000 SF for warehouse). With the proposed proj ect, the parking area will be re-striped to comply with current code requirements, including providing disabled-accessible parking. However, the number of parking spaces will be reduced. The applicant is proposing 51 on-site parking spaces (38 standard, 11 compact and 2 disabled-accessible spaces). Parking variances are required for the number ofparking spaces (51 proposed where 53 are required) and for number of compact spaces (11 proposed where 8 are allowed). The applicant proj ects that a maximum of 30 people is expected on-site at any one time. The parking variances axe in part due to the landscape fingers added in the parking area. This landscape feature was not incorporated as part of the project at the December 13, 2004 scoping meeting, but the felt it was important based on the Planning Commission comments. A clear back-up space of 24'-0" is provided for all on-site parking spaces. A shared access driveway exists between this property and 837 Cowan Road (property to the south). A copy of the deed provided by the applicant indicates that there is a 12-foot wide non-exclusive easement on both properties for pedestrian and vehicular ingress and egress, drainage, and construction and maintenance of underground utility lines (see survey sheet). 2 Mitigated Negative Declaration, Conditional Use Permits, Side Setback and Parking Variances 821 Cowan Road The proj ect complies with landscaping requirements by providing 16.5% (7,000 SF) on-site landscaping where 15% (6;345 SF) is required (includes walkways at the front of the site). Although the O-M District does not require front setback landscaping, Planning staff would note that 90% (3,300 SF) of the front setback is landscaped (including walkways). The applicant indicates that the proposed landscaping includes ornamental shrubs and hedges, including Viburnum arrowwood, Horizontal plumosa, Japanese barberry and Rhododendron maximum planted along the front, left side and rear of the property and throughout the parking area. The Landscape Plan (sheet L.1) provides details on the proposed plantings throughout the site. The three existing sycamore trees (10 to 12 inches in diameter) at the front of the site will remain. Table 1 below provides a comparison of the proposed proj ect to the O-M District development standards. Table 2 shows how the proposed project meets the Design Guidelines of the recently adopted Bayfront Specific Plan. Table 1- 821 Cowan Road Lot Area: 42,300 SF Com liance with O-M Re ulations Existing Proposed Allowed/Required Setbacks Front: 15'-0" to canopy 19'-4" 15'-0" Side (Left): 9'-3"' 8'-3"z 10'-0" Lot Coverage: 33.8% 32.5% 60% 14,322 SF 13,788 SF 25,380 SF Parking: 54 spaces S l spaces3 53 spaces (no disabled accessible (38 standard) (8 compact) space provided) (11 compact)4 (24' clear back-up space ;(2 disabled-accessible) 1:300 SF office not provided) 1:1000 SF warehouse Building Height: 17'-0" 32'-4" 35'-0" Site Landscaping: 7.8% (3,300 SF) 16.5% (7,000 SF) 15% (6,345 SF) ' Existing nonconforming left side setback (9'-3" existing where 10'-0" is required). z Side setback variance required (8'-3" proposed where 10'-0" is required). 3 Parking variance for number of parking spaces (51 parking spaces proposed where 53 parking spaces are required). 4 Parking variance for number of compact parking spaces (11 compact spaces proposed where 8 compact parking spaces are allowed). Table 2 on the following page indicates whether the proposed project complies, partially complies or does not comply with the intent of the recently adopted Bayfront Design Guidelines. A copy of the design guidelines for this area of the Burlingame Bayfront is included in the staff report. This project is required to comply with the guidelines set for the Inner Bayshore Area. The goal is to create a mixed district of industry and business with pedestrian-oriented buildings and streetscape and focused nodes of activity. Design guidelines which have been partially met or not met are identified with italics in Table 2 and are also listed below. • Businesses fronting on all other streets should have at least a 6 foot wide sidewalk (no changes proposed to the existing S foot wide sidewalk, city right-of-way is 8 feet wide). 3 Mitigated Negative Declaration, Conditional Use Permits, Side Setback and Parking Yariances 821 Cowan Road • Seating areas should be encouraged within the front setback (none provided). • Parking should be screened with landscaping and/or low screen walls (partially screened with shrubs). • Encourage pervious surfaces in all site paving, particularly pedestrian traffic areas such as entry courtyards, etc. (information on surfaces not provided). • Landscape features should not just be visually appealing, but also should function as open space amenities to be used and enjoyed (no open spaces amenities pNovided). • Pedestrian plazas should be incorporated in the design of view corridors (none provided). • Streets should be designed for both the automobile and the pedestrian / bicyclist (no changes to stYeets design proposed). • A variety of lighting features should be used to accommodate both the driver and pedestrian. Lighting should also help increase visibility of businesses, but not flood their facades (no changes to street lighting proposed). ■ The design of the sidewalk and setback area should create an urban character and should feature amenities such as street trees with tree grates, planters, benches and removable cafe furniture. Table 2 Com liance with Ba front Desi n Guidelines — Inner Ba shore Area Design Guidelines Compliance Floor Area Ratio: , 0.9 FAR for Office ofiice: complies (0.6 FAR for office) 0.5 FAR for Warehouse warehouse: does not comply (0.6 FAR for warehouse) Building/Street Relationships: Building entries should face the street, and should be easily complies identifiable. , Businesses at important intersections should locate their not applicable entrances at the building corner. Curb cuts should be limited to ease pedestrian/vehicular complies conflict. Businesses fronting on Bayshore Highway should have an not applicable attractive 15' landscaped front setback and a 8'-10' wide sidewalk. Businesses fronting on all other streets should have an landscaping: complies (15' landscaped front setback) attractive 10' landscaped front setback and at least a 6' sidewalk: does not comply, no changes proposed, right- sidewalk. of-way on this block is 8' wide Seating areas should be encouraged within the front does not comply, no seating area proposed setback. Conditional use pernut to exceed the Specific Area Plan land use density (U.6 rAK tor warehouse wnere u.� is allowed). 4 Mitigated Negative Declaration, Conditional Use Permits, Side Setback and Parking Variances 821 Cowan Road Table 2 cont'd Com liance with Ba front Desi n Guidelines — Inner Ba shore Area Design Guidelines Compliance Parking: ' Parking is not allowed in front setback. complies Parking should be screened with landscaping and/or low partially complies screen walls. Truck loading areas should be located to the rear of complies buildings, and screened from view. Parking entry drives should be encouraged to be shared with complies, share access easement existing with adjacent adjacent businesses to minimize multiple curbcuts. property Parking areas should be broken up with landscape fingers complies with no more than 6-7 spaces between the fingers. Encourage pervious surfaces in all site paving, particularly information notprovided pedestrian traffic areas such as entry courtyards etc. Landscaping: Landscaping should protect and enhance view corridors. complies Landscaping can be used as a visual buffer to shield parking complies and loading areas. Landscape features should not just be visually appealing, does not comply but also should function as open space amenities to be used and enjoyed. Landscaping should enhance the site, but not obscure complies building signage and entrance areas. Building signage should be incorporated into the not applicable landscaping. ' 15% of the site area shall be landscaped, with 5% of the site area: complies, 16.5% of site parking area and 60% of the front setback devoted to parking area: complies, 11.7% of parking area landscaping (front setback landscaping may include front setback: complies, 90% of front setback hardscape features such as walkways and seating areas). Parking isn't allowed in front setbacks, only driveways and complies accent aving. Mitigated Negative Declaration, Conditional Use Permits, Side Setback and Parking Variances 821 Cowan Road Table 2 cont'd Com liance with Ba front Desi n Guidelines — Inner Ba shore Area Design Guidelines Compliance View Corridors: Views may be framed by buildings. complies View corridors may terminate with a landmark building. not applicable Pedestrian plazas should be incorporated in the design of does not comply, site is adjacent to Cowan Road view view corridors. corridor Any new development should respect existing view complies corridors. View corridors at the ends of streets shall tie into visual complies o enin s to the ba across Bayshore Hi hwa . Street Design: Streets should be designed for both the automobile and the no changes proposed to street pedestrian / bicyclist. A variety of lighting features should be used to no changes proposed to street lighting accommodate both the driver and pedestrian. Lighting should also help increase visibility of businesses, but not flood their facades. The design of the sidewalk and setback area should create does not comply an urban character and should feature amenities such as street trees with tree grates, planters, benches and removable cafe furniture. Bayshore Highway should receive priority in any not applicable streetscape program. The street should be designed as a "Grand Boulevard" with landscaping, lighting and sidewalk standards the same on both sides. Mitigated Negative Declaration, Conditional Use Permits, Side Setback and Parking Variances 821 Cowan Road Table 2 cont'd Com liance with Ba front Desi n Guidelines — Inner Ba shore Area Design Guidelines Compliance Building Design: Buildings should have entries directly accessible and visible complies from the street. Entries should be marked by architectural features such as complies proj ecting overhangs, special lighting, awnings and signage that emphasize their importance. Building facades should be designed to have a rhythm and complies pattern and should be articulated as an expression of the building use. The use of reflective or dark-tinted glass should be complies discouraged, especially at ground level, because it creates an effect which lacks the visual interest of clear window openings. Building facades should be articulated with a building base, complies body and roof or parapet edge. All visible sides of buildings should be designed with the complies same level of detail. Exterior building materials and finishes should convey a complies sense of integrity, permanence and durability, rather than applique. Building should be no more than two stories, 35 feet in complies (32'-4" proposed) hei ht. Staff Comments: See attached. Planning staff would note that the applicant has been working with the various city departments to address their comments. Many of the comments have been addressed on the proposed plans. The applicant submitted letters in support of the proposed proj ect from five businesses in the area including 839 Cowan Road (adjacent property), 840 Cowan Road, 849 Cowan Road, 895 Mitten Road and 1815 Bayshore Highway. These letters are included in the staff report. Scoping Session (December 13, 2004 Meeting): On December 13, 2004, the Planning Commission held an environmental scoping session to identify any environmental concerns they may have with the proposed proj ect (December 13, 2004, P.C. Minutes). Planning staff identified several items to be included in the environmental document, including potential impact of noise during construction on the adjacent office and warehouse buildings, on-site circulation and aesthetics (impact on the existing visual character of the site and its surroundings). In addition, the Planning Commission identified the following items to be considered in the environmental document. These items have been addressed in the attached mitigated negative declaration. The responses to the Commission's comments are sununarized and found in italics below each of the Commission's comments (see also applicant's letter dated January 18, 2005). 7 Mitigated Negative Declaration, Conditional Use Permits, Side Setback and Parking Variances 821 Cowan Road 1. What is the role of the barrier areas at the rear of the building, how are they designed? • The barriers at the rear of the building are designed to prevent parking at these locations. The barriers are raised curbs with landscaping within the curb to create a softer look. 2. Should call out the materials, what will the columns at the front be made of? • The columns at the front entry will be 12 inches square and will have a stucco exterior to match the rest of the building. 3. There is an arch at the front which looks blank, what is going on there? • The arch at the front of the building is part of the covered portico element at the main entrance to the building. 4. Is the location of the disabled parking correct? Is the number of disabled accessible spaces appropriate? • The applicant discussed the disabled-accessible parking requirements with the Building Department before submitting the project and confirmed that two disabled-accessible parking spaces are required for this project. At that time is was determined that this was the closest location to the building entrance. 5. Is the elevator access at the front or the rear of the building? • The elevator access is at the front of the building in the lobby. 6. How closely will theproject be required to comply with the Inner Bayshore design guidelines, don't think will get perfection, this looks like a good place to start? Check list is good. • As was pointed out by a commissioner at the scoping session on this proj ect, the design guidelines for this area are suggestive of the design objective. All of the guidelines may not be applicable to this project. What is important is that the project is consistent with the intent and objectives of the guidelines as they apply to this subarea of the plan. 7. More landscaping integrated into parking is positive given the design guidelines. Not looking for flowers but more massive screening plants, vines on building effective, automatic irrigation on all. • The Landscape Plan was revised to included an additiona1400 SF of landscaping within the parking area. Landscape 'fingers' were added to the parking area which meets the intent of the Bayfront Design Guidelines (parking areas should be broken up with landscape fingers with no more than 6-7 spaces between the fingers). Three, five-gallon Viburnum arrowwood shrubs were added in the landscape area between the parking spaces facing each other. The applicant notes that vines will be incorporated into the landscaping. • Ruben Hurin, Planner Greg Ward, One Stop Design, Inc. Konstantinos Dokos, property owner :