HomeMy WebLinkAbout821 Cowan Road - Staff Report (2)City of Burlingame
Condominium Conversion Permit and Conditional Use Permit for Existing
Office/Warehouse Building
Address: 821 Cowan Road
Item # Lf
Study Item
Meeting Date: 3/27/06
Request: Condominium conversion permit and conditional use permit to convert a five-unit, 25,377 SF
office/warehouse building (currently under construction for a first floor remodel and second floor
addition) to five office/waxehouse condominium units.
Property Owner: Konstantinos Dokos
Applicant: One Stop Desigii, Inc.
Engineer: Dominguez Associates
General Plan: Commercial Uses — Office Use
APN: 024-401-560
Zoning: IB
Lot Area: 42,300 SF (0.97 Acres)
Inner Bayshore Area — Office and Warehouse Uses (Burlingame Bayfront Specific Plan and
Design Guidelines)
Adjacent Development: Office, office/warehouse and auto rental parking
Current Use: Two-story office/warehouse building addition under construction
Proposed Use: Conversion of existing building to office/warehouse condominium building
Allowable Use: Office/warehouse condominium with condominium conversion permit
History: On February 28, 2005, the Planning Commission approved an application for a mitigated negative
declaration, conditional use permits, parking and side setback variances to allow for a first floor remodel and
second floor addition to an existing office warehouse building at 821 Cowan Road, zoned O-M (since this action
the zoning has been changed to IB — Inner Bayshore) (February 28, 2005, P.C. Minutes). At that time, the proj ect
was also reviewed for compliance with the Design Guidelines of the Bayfront Specific Plan. The following
applications were approved: .
� 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);
� Conditional use permits to exceed the Specific Area Plan lancl 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);
� Parking variance for the aisle width at the north and south ends of the parking lot (12'-0" and 13'-6"
proposed where 18'-0" is the minimum required for traffic moving in two directions) (CS 25.70.025,1, fl;
and
� Side setback variance along the left side property line (as measured to new architectural column features
on first and second floors) (9'-3 existing, 8'-3" proposed, where 10'-0" is the minimum required) (CS
25.43.055, 3).
The proj ect approved by the Commission in February, 2005, included remodeling the existing first floor (13,552
SF) and adding a new second story (11,825 SF). The approved 25,377 SF office/warehouse building contains
13,552 SF of warehouse space on the first floor and 11,825 SF of office space on the second floor in a total of
five office/warehouse units. The project also included improvements to the exterior of the building, including
stucco walls on the exterior, new vinyl windows throughout the building, and a new pitched s-tile roof. In
addition, uncovered decks with wrought iron railing were approved on the second floor at the front and rear of the
building.
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Condominium Conversion Permit
821 Cowan Road
A building permit was issued on September 23, 2005, and construction is underway. The project being built will
be in compliance with building code requirements in effect at the time the permit was issued. The property
owner is now applying to convert the five office/warehouse spaces to condominium units.
Project Summary: The property owner has submitted an application for a condominium conversion permit to
convert an existing five-unit, 25,377 SF office/warehouse building to five condominium units. An application for
a condominium conversion permit is allowed for an office/warehouse building if it contains at least 20,000 SF of
building area (existing building contains 25,377 SF) (CS 26.32.025). An application for a condominium
conversion permit is evaluated and processed pursuant to the procedural requirements set forth for conditional
use permits (CS 26.32.020). With this application, there are no changes proposed to the February, 2005 approved
project, with the exception of converting the office/warehouse units to condominiums.
The February, 2005 project was approved when the O-M District Regulations were in effect. At that time, the
Design Guidelines of the Bayfront Specific Plan had been adopted so the proj ect was reviewed for compliance
with those standards. Conditional use permits were granted 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
(refer to attachment - Compliance with Bayfront Design Guidelines — Inner Bayshore Area). Since the project
was approved, the new IB District Regulations were adopted. Therefore, with this application for a condominium
conversion, the project must comply with the IB District Regulations. The proposed project complies with the
standaxds in the IB zone with the exception of floor area (see below). The following applications are required for
the proposed condominium conversion:
Condominium conversion permit to convert a five-unit, 25,377 SF office/warehouse building (currently
under construction for a first floor remodel and second floor addition) to five office/warehouse
condominium units (CS 026.32.020); and
• Conditional use permit to exceed the maximum floor area (0.60 FAR (25,377 SF) proposed where 0.50
FAR (21,150 SF) is the maximum allowed) (CS 25.43.030).
In a letter dated February 24, 2006, the property owner notes that initially his intent and cost estimates were based
on leasing the office/warehouse units. However, because of current market rental conditions and cost overnans of
the project (increase in cost of materials and labor), the property owner has decided it would be best to convert
the units to individual office/warehouse condominiums.
Each of the five units will contain warehouse space on the first floor and associated office space on the second
floor. Units range in size from 3,611 SF to 4,593 SF (office and warehouse). Please refer to Table 2 on page 5
for a breakdown of office/warehouse space for each unit. Units 1,2,4 and 5 have access to 273 SF balconies on
the second floor. However, there is no requirement to provide private open space or common open space for an
office/warehouse condominium.
Chapter 26.32, Condominium Conversion Permits, which includes application requirements and minimum
requirements, is included in the staff report for reference. Draft declaration of the covenants, conditions and
restrictions (CC&R's), specific information concerning the demographic characteristics of the project and a
physical elements report are required as part of this application submittal. The physical elements report and
demographic characteristics report, submitted by the applicant and date stamped December 27, 2005, is included
in the staff report for reference. Planning staff would note that the City Attorney reviewed the draft CC&R's and
has accepted them with one minor suggestion to change the wording in the Animals section from "guide dogs" to
"service dogs" since it is a protected right under the Americans with Disabilities Act (see attached merno from
Larry Anderson, City Attorney, dated February 3, 2006).
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� Condominium Conversion Permit
821 Cowan Road
Parking: The two-story office/warehouse building currently under construction was approved with 53 on-site
parking spaces (43 standard, 8 compact and 2 disabled-accessible spaces) where 53 are required, including
disabled-accessible parking. The approved parking configuration provides a 24'-0" clear back-up space for all
parking spaces. A parking variance was approved for the aisle width at the north and south ends of the parking
lot (12'-0" and 13'-6" provided where 18'-0" is the minimum required for traffic moving in two directions). The
approved parking lot layout requires traffic to travel in a counter clockwise direction through the parking area.
The City's traffic engineer reviewed the on-site traffic circulation and accepted the design. A shared access
driveway exists between this property and 837 Cowan Road (property to the south).
Landscaping: There are no on-site landscaping requirements for an office/warehouse condominium conversion.
However, the February, 2005, proj ect was approved with on-site landscaping to comply with the O-M zoning
district regulations in effect at that time. The proj ect will provide 15.9% (6,750 SF) on-site landscaping where
15% (6,345 SF) is the minimum required. Although front setback landscaping was not required, 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. The applicant notes the vines to grow on the walls of
the building will be incorporated in the final landscape design, but this landscape feature is not shown on the
landscape plan.
For a condominium conversion the code requires several issues be addressed at the public hearing (CS
26.32.100). Commission should ask questions at the study meeting to clarify these issues in your mind.
(a) The opinions of the tenants of the project as to whether the proposed conversion protects their interests;
(b) Whether or not the amount and impact of the displacement of tenants, if the conversion is approved,
would be detrimental to the health, safety or general welfare of the community;
(c) The role that the commercial, industrial, office or apartment structure plays in the existing rental market
for that use and whether this role is substantially altered by the proposed conversion in the light of the
tenant protection provisions in this code. Particular emphasis should be placed on the evaluation of rental
structures to determine if the existing building is serving low and moderate income tenants, or special
, groups of tenants such as elderly or handicapped;
(d) If applicable, whether or not lower cost home ownership opportunities will be increased by the
conversion of apartments to condominiums, stock cooperatives or community apartments; and
(e) Whether tenants will have substantial difficulty in obtaining comparably priced facilities.
Further specific findings must be made for a condominium conversion which are different from those required for
planning permits (CS 26.32.110):
(a) All provisions of this chapter are met;
(b) The proposed conversion is consistent with the city's general plan;
(c) The proposed conversion will conform to this code and other applicable code provisions, if any, in effect
at the time of tentative map approval, except as otherwise provided in this chapter or specifically
excepted by the planning commission; and
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Condominium Conversion Permit
821 Cowan Road
(d) The overall design and physical condition of the condominium conversion achieves a high degree of
appearance, quality, and safety.
At the study meeting the Commissioners should identify any additional information you might require in order to
be able to evaluate these required findings.
Staff Comments: See attached. A tentative condominium map has been submitted in order to create the parcel
for the condominiums. The tentative and final parcel map is being processed concurrently with the planning
application.
Table 1 below provides a comparison of the project to the IB District development standards. Table 2 on page 5
provides a comparison of the project to the condominium conversion requirements for an office/warehouse
building.
Table 1
Lot Area: 42,300 SF Com liance with IB Re ulations
Proposed { Allowed/Required
Floor Area Ratio: 0.602 0.50
25,377 SF � 21,150 SF
Setbacks Front: 19'-4" 10'-0"
Left Side: 8'-3"' 10'-0"
Right Side: 16'-0" 10'-0"
Rear: 66'-2" none
Parking: 53 spaces � 53 spaces
(43 standard) (8 compact)
(8 compact) 1:300 SF office
(2 disabled-accessible) 1:1000 SF warehouse
. ......._ .................................__. .__..��..�._...............�.�.....�.._.._._...................�............................._._—__�__._................................................��......�..__ ____........_..�_...,..............�.�_.........,........................................................................................
.Aisle Width: 12'-0" and 13'-6"3 ( 18'-0"
_._ .__��_...___.._........._........�.........�......�.. _..___.........� ............._ �.... .�..............................._�......_.....�.............._...__.._..------ ---- -----
Building Height: 32'-4" � 35'-0"
Front Setback Landscaping: 90% 60%
(3300 SF) (2200 SF)
1 Side setback variance approved in February, 2005 (8'-3" proposed where 10'-0" is required).
Z Conditional use permit to exceed the maximum floor area (0.60 FAR (25,377 SF) proposed where 0.50 FAR
(21,150 SF) is the maximum allowed) (CS 25.43.030).
3 Parking variance approved in February, 2005, for the aisle width at the north and south ends of the parking lot
(12'-0" and 13'-6" proposed where 18'-0" is the minimum required for traffic moving in two directions).
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Condominium Conversion Permit
Table 2
821 Cowan Road
Com liance with Condominium Conversion Re uirements
Proposed Allowed/Required
Unit Size: Unit 1: 2118 SF office �a
2475 SF warehouse
4593 SF total
I
Unit 2: 1879 SF office �
2637 SF warehouse �
4516 SF total �
Unit 3: 1717 SF office
1894 SF warehouse
3611 SF total
Unit 4: 1740 SF office
2637 SF warehouse
4377 SF total
,
Unit 5: 2121 SF office
2447 SF warehouse
4568 SF total
.�.�.�._ ............................................................................................._______.._..._ _____...............................................................................................__..�___............__...................._._..._------....._._....._._._._.�_—._________..._.�...__.__..........._..........................��......................
�
Parking: 53 spaces � 53 spaces
(43 standard, 8 compact, 2 disabled � (8 compact)
accessible)
ADA Parking: 2 disabled accessible spaces 2 disabled accessible spaces
Right Side Setback: 16'-0" 10'-0"
Left Side Setback: 8'-3"' 10'-0"
Front Setback 90% none required
Landscaping: 3,300 SF (including walkways)
Private Open Space: 273 SF in Units 1,2,4 and 5 none required
. _____._.�_.� ......................................................�,......�._._....�_�....�.....��__.........��_........�........_.....�......_.__._.��....�....�.._.,.._ ..__._..........................�.............�._.�..........
Commo�z Open Space: outdoor seating area at main � none required
entrance to building
1 Side setback variance approved in February, 2005 (8'-3" proposed where 10'-0" is required).
Ruben Hurin
Planner
c. One Stop Design, Inc., applicant
Konstantinos Dokos, property owner
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