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Home My WebLink About1230 Broadway - Staff Report (3)Item # �} � 5 Study Calendar City of Burlingame Conditional Use Permit for Food Establishment Address: 1230 Broadway Meeting Date: 6/9/03 Request: Conditional use permit for a food establishment reclassification from a full service restaurant to a limited food service with indoor seating exceeding 250 SF (C.S. 25.08.264-4; C.S. 25.36.042(e)(1);). Property Owner: TSTN Partnership APN: 026-094-160 Architect: Vitae Architecture Lot Area: 13,772 SF Applicants: Vitae Architecture/Zeden Jones, Starbucks Coffee Zoning: C-1, Broadway Commercial Area General Plan: Commercial, Shopping and Service Adjacent Development: RetaiUService/Sales Previous Use: Golden China — Full Service Food Establishment Proposed Use: Starbucks Coffee — Limited Food Service Allowable Use: RetaiUService- Food Establishments Require Conditional Use Permit Ordinance: In October 1999, the City Council adopted Ordinance 1619 which made all food establishments in the Broadway Commercial Area and Burlingame Avenue commercial area, Sub area A, conditional uses. The City Council also adopted Resolution 111-1999, a Food Establishment Table that established the location, type and seating area for each food establishment in each commercial area. The ordinance required that these establishments included in the resolution obtain conditional use permits to reflect the requirements of the new ordinance. All the food establishments existing on the list in October 1999 now have conditional use permits. History of Restaurant Use at This Site: A conditional use permit was granted by the Planning Commission in March 2000, for a full service restaurant with 990 SF of on-site seating at 1230 Broadway (March 13, 2000 P.C. Minutes). This was the Golden China Chinese Restaurant. The Golden China conditions of approval dated March 21, 2000 are also attached for reference. Summary: The applicant is requesting a conditional use permit to change the food establishment classification from a full service restaurant to a limited food service at 1230 Broadway, zoned C-1 in the Broadway Commercial Area. The property is approximately 100 feet wide by 140 feet deep, located at the northwest corner of Paloma Avenue and Broadway. There are three separate tenant spaces on site, 1230 being the last space, located away from the corner. The storefront for 1230 Broadway is 18'-2" wide. Code Section 25.57.015 states that any fa�ade that has 25 feet or less of frontage along a parking lot or public or private street is exempt from commercial design review, therefore this project is not subject to commercial design review. The site was previously occupied by Golden China Chinese Restaurant which was classified as a full service restaurant. The Code defines a full service restaurant as follows: "a food establishment which sells food prepared indoors on the premise with a full menu and provides an indoor seating area of at least two hundred and fifty (250) square feet. The operating criteria which defines a full service food establishment include some or all of the following: served by waiters to seated customers and where payment is made at the end of the meal; presence of a full commercial kitchen and commercial dishwasher; and food is served on ceramic plates with metal flatware and cloth napkins." T'he proposal is to change to a limited food service. The tenant will be Starbucks Coffee, which is classified as a limited food service. The Code defines a limited food service as follows: "a business which sells food which is ready to eat such as sandwiches, frozen deserts or beverages served in edible, plastic or disposable containers. Operating criteria to define a limited food serve include some or all of the following: no commercial kitchen; no commercial dish washer; take out food service only; and an indoor seating area of less than two hundred-fifty (250) square feet." Code Section 1 Conditional Use Permit 1230 Broadway 25.36.042(e)(1) allows a full service restaurant to change food establishment classification only to a limited food service or a bar upon approval of a conditional use permit. The Starbucks proposal includes a classification change from a full service restaurant to a limited food service, and a conditional use permit is required. As proposed the business complies with the requirements of selling food in disposable containers. The business will not have commercial kitchen, commercial dishwasher and it will provide take out food service only, e.g. pick up food at a counter, pay and eat on-site or take away. The proposal does not conform to the seating requirement for limited food service. The proposed use at the site will have 341 SF of indoor seating and 175 SF of outdoor seating, for a total of 516 SF of seating on-site. As stated above, a limited food service is defined as having less than 250 SF of indoor seating area. Therefore, a conditional use permit is required for variation from the limited food establishment seating operating criteria. The hours of operation will be Monday thru Thursday from 5:30 a.m. to 10:00 .p.m., Friday from 5:30 a.m. to 11:00 p.m., Saturday from 6:00 a.m. to 11:00 p.m. and Sunday from 6:00 a.m. to 10:00 p.m.. There would be 3-5 deliveries per week. During the week and on the weekend there will be three (3) to four (4) employees on site. It is anticipated that in two (2) years the number of employees would grow to five (5) employees and in five (5) years the number of employees would grow to six (6). It is anticipated that there will be approximately 300 customers visiting the site per day during the week, and 275 people visiting the site per day on the weekend. The maximum number of people expected on site at one time is twenty (20). The parking requirement for a food establishment is one space per 200 SF of gross floor area, (C.S. 25.70.040). The site is non-conforming with five (5) parking spaces on site, located at the rear of the building. Two (2) of the five (5) spaces at the rear are limited to half-hour parking. Since the tenant space will still be used as a food establishment, no additional parking is required. The applicant is seeking the following: • Conditional use permit for changing food establishment classification from a full service restaurant to a limited food service; and • Conditional use permit for variation from the limited food service operating criteria (250 SF of on-site seating allowed, where 516 SF of on-site seating is proposed. Proposed Existing Allowed/Req'd. Use: Limited Food Service' Full Service Restaurant Conditional Use Required for change in Food Establishment Classification Area: 341 SF indoor seating2 990 SF of indoor seating N/A 175 SF outdoor seating Parking: No change 5 spaces* 11 spaces (1230 Broadway only) -1 space for each 200 SF food establishment * Existing Non-Conforming 1 Conditional use permit required for change in food establishment classification from full service restaurant to a limited food service. 2 Conditional use permit for variation from operating criteria for a limited food service, 250 SF of indoor seating allowed where 341 SF of indoor seating proposed. 2 Conditional Use Permit 1230 Broadway Staff Comments: See attached. It should be noted that while the applicant is proposed to move the front of this store out 3.5' to properiy line by installing a 30 inch high decorative railing to separate the enclosed porch seating area from the sidewalk, they are not proposing to place any tables of chairs in the public right-of-way. Catherine Barber Planner c: Vitae Architecture, applicant and architect TSTN Partnership, property owner Zeden Jones, Starbucks Coffee, tenant 3 CITY OF BURLINGAME Planning Department Plan Review Comments phone: (650) 558-7250 • fax: (650) 696-3790 Job Address: Date of Plans: Job Description: 1�301�rov��lc��c``� 5 ia v;� �- C.y� t1 c.�- �- i � � ��- . ` � �, : �- � � � , -G � � �.. � , C�,-, �'r' �' 1�_;�. t..,: . 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