HomeMy WebLinkAbout821 Cowan Road - Staff Report (3)` City of Burlingame
Environmental Scoping Session for a Item #11
Remodel and Addition to an Existing Office/Warehouse Building Environmental Scoping
Address: 821 Cowan Road Meeting Date: 12/13/04
Request: Environmental scoping session 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)
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.
Environmental Scoping: Environmental review is required for this project because the addition to the existing
office/warehouse building exceeds 10,000 SF (11,825 SF proposed), and therefore does not qualify for an
exemption. As a part of preparing the initial study for the environmental document for this project, staff is
requesting that the Planning Commission comment on any potential environmental effects which you feel should
be investigated. Potential environmental effects identified by staff include:
• 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.
The issues identified by the Commission will be incorporated into the initial study for the proj ect. The standard
list of items investigated in an initial study is attached for reference. The type of CEQA document required will
be determined by staff after the scoping session.
During preliminary review Planning staff identified the following applications required for this project:
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 the aisle width at the north and south ends of the parking lot (12' and 14'-3" provided
where 18' is the minimum required for traffic moving in two directions) (CS 25.70.025, 1, �; 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).
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
Scoping for Environmental Review � 821 Cowan Road
materials, liquids and equipment conducted wholly within an enclosed building, are pernutted uses in this district.
Therefore, the proposed office/warehouse building is a use permit by right in this zoning district.
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
projections) 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 is nonconforming because a 24'-0" clear back-up space does not exist
for all parking spaces (22'-8" existing). 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' and 14'-3" provided where 18' is the minimum required for traffic moving in two directions).
The project complies with on-site parking requirements for the proposed office/warehouse building (1:300 SF for
office and 1:1000 SF for warehouse). A total of 53 parking spaces are provided on-site, where 53 parking spaces
are required. The Code allows eight of the required spaces to be compact spaces, which are 8' x 17', and eight axe
provided. Two disabled accessible parking spaces are provided and the remaining 43 spaces are standard (9' x
20'). 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).
The proj ect complies with landscaping requirements by providing 15.6% (6,601 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 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 on the following page provides a comparison of the proposed project 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.
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Scoping for Environmental Review
Table 1- 821 Cowan Road
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"1 8'-3"2 `10'-0"
Lot Coverage: 33.8% 32.5% 60%
14,322 SF 13,788 SF 25,380 SF
Parking: 54 spaces 53 spaces 53 spaces
(no disabled accessible (8 compact) (8 compact)
space provided) 1:300 SF office
(24' clear back-up space 1:1000 SF warehouse
not provided)
Building Height: 17'-0" 32'-4" 35'-0"
Site Landscaping: 7.8% (3,300 SF) 15.6% (6,601 SF) 15% (6,345 SF)
1 Existing nonconforming left side setback (9'-3" existing where 10'-0" is required).
2 Side setback variance required (8'-3" proposed where 10'-0" is required).
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
the existing S foot wide sidewalk, city right-of-way is 8 feet wide).
• Seating areas should be encouraged within the front setback (none provided).
• Parking areas should be broken up with landscape fingers with no more than 6-7 spaces between the
fingers (landscape fingers not provided between parking spaces).
� 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 provided).
• 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 st�eets
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 Zighting
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.
Scoping for Environmental Review 821 Cowan Road
Table 2 Com liance with Sa front Desi n Guidelines — Inner Ba shore Area
Design Guidelines Compliance
Floor Area Ratio:
0.9 FAR for Office office: 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.
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 does not comply
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.
Conditional use permit to exceed the Specific Area Plan land use density (0.6 FAR for warehouse where 0.5 is allowed).
Scoping for Environmental Review 821 Cowan Road
Table 2 Com liance with Ba front Desi n Guidelines — Inner Ba shore Area
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, 15.6% of site
parking area and 60% of the front setback devoted to parking area: complies, 10% 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 avin .
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 enings to the bay across Bayshore Highwa .
Scoping for Environmental Review 821 Cowan Road
Table 2 Com liance with Ba front Desi n Guidelines — Inner Ba shore Area
Street Desig�z:
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 sarne on both sides.
Building Design:
Buildings should have entries directly accessible and visible complies
from the street.
Entries should be marked by architectural features such as complies
projecting 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)
height.
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Scoping for Environmental Review
821 Cowan Road
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.
Planning Commission Action: The Planning Commission should review the proposed project and the areas of
potentially significant environmental effects identified by staff. The Commission should identify any additional
effects of the project which you anticipate may be potentially significant to the environment. Any issues
identified by the Planning Commission will be added to the draft initial study for the analysis to be prepared by
Planning staff. The areas of investigation for environmental evaluation as defined by CEQA are listed on the
attached sheets immediately following the staff report.
Ruben Hurin
Planner
c. Greg Ward, One Stop Design, Inc.
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