HomeMy WebLinkAbout1230 Broadway - Technical StudyProposed Scope of Work
Transportation Analysis
For New Starbucks Coffee Company Store
1230 Broadway
Burlingame, California
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The following is our proposed scope of work to perform the analysis required as part of the
Preliminary Conditions of Approval for the above subject project, issued by the City of
Burlingame:
Fehr & Peers will collect 24-hour machine counts on Broadway, just east of the
project site, for two consecutive days in September 2003. The Florida Department of
Transportation (FDOT) has developed theoretical service levels for roadway volumes
based on daily and peak hour traffic volumes. We will use this information to report
the existing, or baseline, roadway level of service. We will repeat this data collection
approximately six months following the opening of the store. We will use this data to
develop and report the roadway level of service for this scenario.
2. Fehr & Peers will perform a parking occupancy survey within a two-block radius of
the proposed site. This survey will include all on-street parking spaces and public
lots within the two-block radius. The number of vacant spaces in the study area will
be reported for the AM and PM peak periods. One count will be conducted between
7:00 and 8:00 AM and another will be conducted between 5:00 and 6:00 PM. This
data collection will be conducted on a typical day in September 2003, and again on a
typical day six months following the opening of the store.
3. Fehr & Peers will conduct field observations on a typical weekday morning. These
observations will examine the extent to which illegal or unsafe turns are made on the
1200 block of Broadway. The observations will also examine the level of double-
parking that occurs on the 1200 block of Broadway. Finally, field observations will
also look at the eastbound queue on Broadway at California Drive. The queues will
be measured at the start of the signal green phase for the eastbound direction for
each signal cycle. Up to ten cycles will be observed. This data will be collected in
September 2003 and six months following the opening of the store.
4. The results of the baseline (September 2003) data collection and field evaluations will
be documented in a letter report to Starbucks, for submission to the City of
Burlingame. We will respond to one round of comments with respect to the baseline
letter.
5. The results of the future data collection (six months following the opening of the
store) will be documented in a letter report to Starbucks, for submission to the City of
Burlingame. This letter will make comparisons between the baseline and the future
operating conditions of Broadway near the Starbucks. We will respond to one round
of comments with respect to our final letter report.
6. We assume that we will not need to attend any meetings, public or staff-level, as a
part of this project. If needed, however, we can be available for meetings for an
additional fee, charged on a time-and-materials basis, based on our standard hourly
rates.
�
��� CITY o PLANNING DEPARTMENT
A
B���N���= MEMORANDUM
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�0 � 90
�H�r[a .w�a b.
DATE: May 18, 2004
TO: Planning Commission
FROM: Meg Monroe, City Planner
RE: Report on Traffic and Public Safety Impacts 6 Months Af�er Approval ofthe Business
at 1230 Broadway, Starbucks Coffee
On August 4, 2003, on appeal, the City Council up held the Planning Commission's action to
approve a conditional use permit for a change in type of food establishment and for size of seating
area at 1230 Broadway. Condition 18 of this action required that after 6 months in operation the
applicant, Starbucks Coffee, provide information to the City regarding parking and safety impacts
from the business on the area; and that the conclusions of this study be reported to the Planning
Commission.
Traffic and Parking
The applicant directed their traffic engineer, Fehr and Peers, to prepare a post-opening,
longitudinal study of the traffic and parking on Broadway and in the immediate areas six months
after the business opened. This report is attached. (April 2004 Conditions (Post-Opening) Report
for Starbucks Coffee Company, 1230 Broadway in Burlingame, California, Apri129, 2004) The
comparison of the existing conditions to the baseline established before Starbucks opened on
Broadway shows that the only measure which declined was AM (+8%) and PM (+2%) peak hour
parking occupancy. While the study showed an increase in parking occupancy in the area
adjacent to the Starbucks business, the parking occupancy in the area remains well below full
capacity. On the two days surveyed the highest AM parking occupancy was 43% and the highest
PM parking occupancy was 61 % where 90% is considered full. The baseline parking occupancy's
before Starbucks opened were AM 35% and PM 58%.
For traffic, the peak hour and daily traf�'ic volumes on Broadway are lower than they were before
the store opened, changing the level of service on Broadway from LOS D to LOS C. The total
number of daily trips dropped by about 1,600. "I'here were no clear reasons in the environmental
to explain this reduction in traffic. The Traffic Engineer thought that seasonal variations might
be at work.
Concern was also expressed about the queue lengths (number of cars) waiting to pass through the
Broadway/California intersection, particularly in the AM peak hour. The current condition
Report on Trafftc and Public Safety Impacts 6 Months AfterApproval of the Business at I230 Broadway, Starbucks
Coffee M�y l8, 2004
compared to the baseline for both AM and PM peak hours indicates that the queuing on
Broadway for east bound traffic at Broadway and California appears to have decreased some
since Starbucks opened.
Traffic Engineers were also asked to make observations of the roadway operations ( e.g. double-
parking, illegal or unsafe turns, level of congestion, etc.) on Broadway near the Starbucks site.
Observations were made in September 2003 and April 2004. In both cases there were no
incidences of double parking, or illegal or unsafe turns on Broadway caused by people parking or
waiting to park. The Traffic Engineers felt that these types of movements were not occurring
because "there is ample parking supply to accommodate existing parking demand" in the location
of this business.
h�� ��
Public Safety
For the period ofNovember 1, 2003, to May 11, 2004, the olice Department had received a
total of 9 calls from the Starbucks on Broadway. These call included a variety of circumstances
including suspicious persons/circumstance, non-injury accid nt, silent alarm check, found
property, dumping complaint, and violation of a city ordinance with follow up. For comparison
at the Starbucks on Burlingame Avenue during the same time period there were 32 calls to the
Police Department. These calls included silent alarms, alarm for hold up, disturbances including
verbal arguments, harassment not by phone, disturbance caused by customer/person, fights; and
other problems such as parking , speeding , medical calls, fraud, missing person, and non-injury
accident.
Conclusion
Based on the above the current traffic, parking and safety impacts of the Starbuck's on Broadway
appear to be within normal limits. Planning staff has received no complaints from neighboring
businesses about Starbucks' failure to comply with the conditions of approval. Staff will keep the
Planning Commission informed of any future complaints about the Starbuck's operation on
Broadway which might affect the neighboring businesses or which might place an unusual burden
on the Police or other city agencies.
Attachments
April 2004 Conditions (Post-Opening) Report for Starbucks Coffee Company Store at 1230
Broadway in Burlingame, California, April 29, 2004
Premise History for 1230 Broadway and 1160 Burlingame Avenue, November l, 2003 through
May 11, 2004, Police Calls
City Council Staff Report, Appeal of the Planning Commission's Approval of a conditional Use
Pernvt for a Change in Type of food Establishment and for Size of Seating Area at 1230
Broadway, Zoned C-1, Broadway Commercial Area, August 4, 2003
�
�
FEHR � PEERS
TRANSPORTATION CONSULTANTS
RECEIVED
MAY - 6 2004
April 29, 2004
Mr. Zeden Jones
Starbucks Coffee Company
455 North Point Street, 2"d Floor
San Francisco, CA 94133
Subject:
Dear Mr. Jones:
April 2004 Conditions (Post-Opening) Report
for Starbucks Coffee Company Store
at 1230 Broadway in Burlingame, California
`I PLANIV�ING DEPTME
The City of Burlingame placed a condition of approval that a minor traffic impact study be performed for
the Starbucks store that opened in October 2003 in Burlingame. A letter was submitted in September
2003 that examined the pre-opening, or "baseline," conditions of the surrounding transportation system
prior to the opening of the store. Then, six months following the opening of the store, a follow-up study
was to be conducted to assess the impacts, if any, that have occurred as a result of the Starbucks. This
letter describes the results of the follow-up analysis performed in April 2004, six months following the
opening of the Starbucks.
The analysis, as requested by the City, can be divided into four sections. First, an assessment of the
traffic volumes and associated roadway level of service was conducted. Second, a parking occupancy
survey was performed within an approximately two-block radius of the site. Third, the queue lengths of
vehicles traveling eastbound at the signalized intersection of Broadway and California Drive were
recorded. Finally, some general observations regarding the behavior of drivers on Broadway near the
project site were documented.
Summary of Results
A comparison of baseline conditions and the follow-up observations analysis results shows the following
differences since the opening of the Starbucks:
Average Daily Traffic Volume:
AM Peak Hour Traffic Volume:
PM Peak Hour Traffic Volume:
AM Peak Hour Parking Occupancy:
PM Peak Hour Parking Occupancy:
AM Peak Hour Queue Length on EB Broadway at California Drive
PM Peak Hour Queue Length on EB Broadway at California Drive
-1,676 vehicles
-79 vehicles
-235 vehicles
+8%
+2%
-1.2 vehicles
-4.5 vehicles
The only measure that showed a decline in service was the parking occupancy, which has increased
since the opening of the Starbucks. However, in both the AM and PM peak hours, the parking occupancy
in the area adjacent to the Starbucks remains well below full capacity. Further, it is unknown whether the
increase in parking occupancy can be attributed to Starbucks.
604 Mission Street, 4th floor San Francisco, CA 94105 (415) 369-0425 Fax (415) 369-0426
www.fehrandpeers.com
Mr. Zeden Jones
April 29, 2004
Page 2 of 6
�
FFHR & PEERS
TRANSPORTATION CONSULTANTS
In addition to the quantified measures shown above, qualitative observations of traffic conditions were
conducted on Broadway near the study location prior to the store's opening and six months following. In
both cases, observations indicate that double-parking is not frequently occurring. No double-parkers
were observed during the analysis times. In addition, traffic on Broadway did not appear to make illegal
or unsafe turns on Broadway. However, some friction did occur between the through-traffic and vehicles
entering and exiting parking spaces.
Traffic Volumes
Fehr & Peers conducted 24-hour machine traffic volume counts on Broadway near the project site
between Laguna and Paloma Avenues on April 21 and 22, 2004. Based on these counts, the AM peak
hour typically occurs between 7:45 and 9:00 am. The PM peak hour varied, occurring between 3:00 and
4:00 pm on Day 1 and between 4:00 and 5:00 pm on Day 2. The following table depicts the results of
these counts, and shows the average of the two days. The traffic volume count sheet is attached. The
average volumes should be used to compare with the baseline volumes.
TABLE 1
April 2004 Traffic Volumes
Day AM Peak Hour PM Peak Hour Daily
Day 1 866 827 11,918
Day 2 855 859 12,107
Average 861 (LOS C) 843 (LOS C) 12,013 (LOS D)
Roadway level of service was calculated using volume thresholds developed by the Florida Department
of Transportation for the AM and PM peak hours as well as the daily volume. Level of service is reported
for the average volumes. A table showing the volume thresholds for the level of service is attached.
A comparison of pre-opening baseline and foflow-up traffic counts shows that the peak hour and daily
traffic volumes on Broadway are lower now than they were six months ago (see Table 2). Therefore, it
does not appear that Starbucks has caused an increase to traffic volumes along the street.
TABLE 2
Comparison of Traffic Volumes
Observation AM Peak Hour PM Peak Hour Daily
Baseline (September 2003) 940 (LOS D) 1,078 (LOS D) 13,689 (LOS D)
Follow-up (April 2004) 861 (LOS C) 843 (LOS C) 12,013 (LOS D)
Net Change -79 -235 -1,676
Mr. Zeden Jones
Apri129, 2004
Page 3 of 6
Parking Occupancy
�
FEHR � PEERS
TRANSPORTAiION CONSULTANTS
For the Baseline study, Fehr & Peers conducted a detailed inventory of all parking spaces located within
approximately two blocks of the project site. This inventory included all public parking spaces, including
on-street spaces and public lots. Figure 1 depicts the study area and the associated number of spaces
(parking supply) identified by Fehr & Peers on each block and in each public lot. There are a total of 622
spaces in the study area.
On April 21 and 22, 2004, Fehr & Peers conducted parking occupancy observations within the study area
depicted on Figure 1 during typical AM and PM street peak hours (7-9 am and 4-6 pm). This inventory
identified the number of available (vacant) spaces. Figure 2 depicts the number of available spaces in
the study area during the AM peak hour for both count days. Figure 3 depicts the available spaces on
both days during the PM peak hour.
Table 3 presents the parking occupancy for the AM and PM peak hours on both study days and also
shows the calculated average parking occupancy. During the AM peak hour, an average of 265 spaces
(43%) were occupied, and an average of 357 spaces were available. During the PM peak hour, the
number of spaces occupied increased to 375 (60%), leaving an average of 247 spaces available.
TABLE 3
April 2004 Parking Occupancy
Day AM Peak Hour PM Peak Hour
Day1 42% 61%
Day 2 43% 59%
Average 43% 60%
Table 4 presents a comparison of the parking occupancy observed for Baseline conditions in September
2003 and for the follow up conditions in April 2004. From this comparison it appears that parking
occupancy in the immediate vicinity of the Starbucks site has increased. However, parking occupancy
remains well below full capacity. Therefore, the impacts of the increase in parking demand are not
significant. Further, the extent to which increases to parking demand in the area are due to the Starbucks
is unknown.
TABLE 4
Parking Occupancy Comparison
Observation AM Peak Hour PM Peak Hour
Baseline (September 2003) 35% 58%
Follow-up (April 2004) 43% 60%
Net Change 8% 2%
Mr. Zeden Jones
April 29, 2004
Page 4 of 6
Queue Lengths
�
FFt1R & PEERS
TRANSPORTATION CONSUITANTS
Recent studies performed by Fehr & Peers have indicated that the intersection of Broadway and
California Drive operates with a relatively high amount of delay to drivers, near the limit of what is
considered acceptable to the City of Burlingame. In particular, during the AM peak hour, long queues
occasionally form on eastbound Broadway, due to high volumes of vehicles accessing US 101 to the
east. This high traffic volume combined with an at-grade Caltrain crossing causes congestion at this
intersection. Therefore, the queues at this intersection were observed on two consecutive days, April 21
and 22, 2004 during the AM and PM peak hours.
Queue lengths (in terms of number of vehicles) for eastbound Broadway at California Drive were
recorded for ten signal cyc�es. The queues were recorded at the beginning of the eastbound Broadway
green phase for each cycle. This method approximates the maximum queue for each cycle. Table 5
presents the results of these observations.
The average maximum queue length for April 21 was 14.8 vehicles in the AM and 5.7 vehicles in the PM.
The average maximum queue for April 22 was 8.0 vehicles in the AM and 8.1 vehicles in the PM. Thus,
the average maximum peak hour queue lengths on eastbound Broadway at California Drive were
observed to be 11.4 vehicles in the AM peak hour and 8.1 vehicles in the PM peak hour.
Table 6 presents a comparison of the average maximum queues for eastbound Broadway at California
Drive observed for the Baseline conditions in September 2003 and for the follow-up in April 2004. As
shown in the table, queuing along this section of Broadway appears to have decreased somewhat for the
AM and PM peak hours in the six months that the Starbucks has been open.
General Observations
One of the City's conditions of approval required that observations be conducted on Broadway near the
project site to qualitatively describe the general operations of the roadway and driver behavior with
respect to double-parking, illegal or unsafe turns and levels of congestion. Observations were made
during the AM and PM peak hours on September 16 and 17, 2003 and on April 21 and 22, 2004. In both
cases, these observations indicated that there were no instances of double-parking. This is primarily
because there is ample parking supply to accommodate existing parking demand. In addition,
observations did not reveal instances of unsafe or illegal turns on Broadway. Some friction was observed
for through-traffic on Broadway, caused by vehicles entering and exiting on-street parking spaces before
and after the Starbucks opening.
Observations indicate that there has not been an increase to double-parking, illegal or unsafe maneuvers,
or other undesirable and/or unsafe traffic conditions since the opening of Starbucks.
Mr. Zeden Jones
April 29, 2004
Page 5 of 6
�
FEHR � PEERS
TRANSPORTATION CONSULTANTS
TABLE 5
April 2004 Maximum Queue Lengths
Eastbound Broadway at California
AM Peak Hour
Cycle Day 1 Day 2
� 4 8
2 13 7'
3 16 $
4 30' 8
5 17 8
6 28` 19'
� 7 4'
g 7 6
9 19" 6
10 7 6,
Average 14.8 8.0
PM Peak Hour
Cycle Day 1 Day 2
� g 8
2 9'' 8
g � 10
4 7 7
5 g 10
g 4 9
7 4 �
g 5 9
g 5 7
10 7 6�
Average 5.7 $ • 1
` Queue affected by Caltrain
Mr. Zeden Jones
April 29, 2004
Page 6 of 6
�
FFtiR & PEERS
TRANSPORTATION CONSULTANTS
TABLE 6
Comparison of Maximum Queue Lengths
Eastbound Broadway at California
Observation AM Peak Hour PM Peak Hour
Baseline (September 2003) 12.6 11.4
Follow-up (April 2004) 11.4 6.9
Net Change -12 -4.5
I hope you will find the results of this analysis useful. It is our understanding that this letter satisfies the
City's requirements for the traffic analysis and that no further work will need to be performed for this
project. If this is not the case, please contact me as soon as possible.
Please feel free to contact me at (415) 369-0425 if you have any questions or comments. Per your
instructions, we are forwarding this letter to the City of Burlingame.
Sincerely,
.�
.
� '� Ii�1i�
Chris Mitchell, P.E.
Transportation Engineer
Cc: Ms. Maureen Brooks, City of Burlingame
Mr. Augustine Chou, City of Burlingame
lcm
1037-0116
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F E E-1 R& P E E RS PARKING SUPPLY
TRANSPORTATION CONSULTANTS
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PLG-Monroe, Meg
From:
Sent:
To:
Subject:
I"""I
image001.gif
Vanetten, Jack [vanetten@police.ci.burlingame.ca.usJ
Thursday, May 13, 2004 12:38 PM
Monroe, Meg
FW: Starbucks
Meg:
These should be the stats you wanted on the 2 locations for Starbucks in
Burlingame. Please let me know if you need any further assistance or an
explanation of the information.
Thanks, Jack
-----Original Message
From: Caine, Ronda
Sent: Wednesday, May 12, 2004 9:35 PM
To: Vanetten, Jack
Subject: Starbucks
PREMISE HISTORY FOR 1230 BROADWAY FROM 11/O1/03 TO 05/11/04
Call...... DATE.... RCVD. Call Type........._. DR.......
501775 11/08/03
504952 12/O1/03
505548 12/06/03
505949 12/09/03
506155 12/11/03
512662 O1/29/04
514104 02/09/04
514269 02/10/04
519220 03/20/04
9 records listed.
Call......
500683
501974
503268
503522
504259
504307
15:37 ACC. NON-INJ_
19:51 SUSP PERSON
06:16 SUSPICIOUS
CIRCUMSTANCES
16:30 CITY ORDINANCE
10:11 FOLLOW UP
09:24 HOMELESS/TRANSIENT
14:06 DUMPING COMPLAINT
22:14 SILENT ALARM
12:14 FOUND PROPERTY
200304272
200400974
PREMISE HISTORY FOR 1160 BLGM AV FROM 11/O1/03 TO 05/11/04
DATE.... RCVD. Call Type........... DR.......
il/ol/03
11/10/03
11/19/03
11/21/03
11/26/03
11/26/03
504373
505512
507505
508623
510243
510405
510467
11/27/03
12/05/03
12/21/03
12/29/03
O1/10/04
Ol/11/04
O1/11/04
01:48 SILENT ALARM
00:17 SILENT ALARM
14:26 LOST/STOLEN PROPERTY
00:26 ALARM - HOLD-UP
00:18 SILENT ALARM
12:53 HARASSMENT NOT BY
PHONE
00:25 AUDIBLE ALARM
23:46 VERBAL ARGUMENT
01:53 CITY ORDINANCE
10:56 LOST/STOLEN PROPERTY
01:47 MEET CITIZEN
00:30 VERBAL ARGUMENT
13:58 SUSPICIOUS
CIRCUMSTANCES
200304465
200304543
1
510469 O1/11/04
511002 O1/16/04
511021 O1/16/04
512029 O1/23/04
512180 O1/25/04
512519 Ol/28/04
515729 02/22/04
515749 02/22/04
515759 02/22/04
516049 02/25/04
516164 02/26/04
517168 03/05/04
517238 03/05/04
517793 03/10/04
518918 03/18/04
519435 03/22/04
523165 04/20/04
523328 04/22/04
524224 04/29/04
32 records listed.
14:14 CITY ORDINANCE
01:39 DISTURBANCE/FIGHT
08:50 MEDICAL CALL
21:16 SPEEDING
02:13 MISSING PERSON
08:12 AUTO BURGLARY
18:25 MEDICAL CALL
21:41 PERSON CAUSING A
DISTURBANCE
23:15 DISTURBANCE/FIGHT
07:43 PARKING PROBLEM
03:11 AUDIBLE ALARM
13:36 ACC_ NON-INJ.
21:02 SUSPICIOUS
CIRCUMSTANCES
11:39 LOST/STOLEN PROPERTY
10:31 SUSP PERSON
13:03 DISTURBANCE/CUSTOMER
22:43 DISTURBANCE/NOISE
13:01 FRAUD
07:38 MENTAL PROBLEM
Officer Ronda Caine #6
Burlingame Police Department
1111 Trousdale Drive
Burlingame, CA 94010
650-777-4175
caine@police.ci.burlingame.ca.us
200400138
200400326
200400362
200400831
200401370
200401445
2
��`; CITY o� STAFF REPORT
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To: HONORABLE MAYOR AND CTTY COUNCIL
na�: JULY 25. 2003
�oM: CITY PLANNER
SIJBNIITTED
BY
APPROVED
BY
AGENDA
ITEM #
MTG.
DATE 8.04.03
sys.TECT: APPEAL OF THE PLANNING COMMISSION'5 APPROVAL OF A CONDITIONAL USE
PERMIT FOR A CHANGE IN TYPE OF FOOD ESTABLISHMENT AND FUR SIZE OF
SEATING AREA AT 1230 BROADWAY,ZONED C-1, BROADWAY COMII�RCIAL
AREA.
RECOMMENDATION:
The City Council should hold a public hearing and take action. Affirmative action should be by resolution and
include findings for the conditional use permit for a change in food establishment types and in operating
criteria. The reasons for any action should be clearly stated for the record. Action alternatives and the criteria
for findings for a conditional use permit are attached at the end of the staff report_
Conditions recommended by the Planning Commission to be Considered at the Public Hearing:
l. that the project shall be built as shown on the plans submitted to the Planning Department and date
stamped May 12, 2003 site plan, floor plan and building elevations; with a total tenant space of 2,147
SF;
2. that the conditions of the Recycling Specialist, City Engineer, and Fire Marshal's memos dated May
12, 2003 shall be met;
3. that this business shall be occupied by a limited food service with a total of 516 SF of on-site seating,
341 SF of indoor seating and 175 SF of outdoor patio seating, and seating and tenant space area shall
be enlarged only by an amendment to this conditional use permit;
4. that this limited food service may change its food establishment classification only to a full service
restaurant or bar with approval of a conditional use permit amendment;
5. that the business may be open Monday through Thursday from 5:30 a.m. to 10:00 p.m., Friday from
5:30 a.m. to 11:00 p.m., Satwday 6:40 a.m. to 11:00 p.m. and Sunday from 6:00 a.m. to lO:Oq p_m.,
with a ma�rimum of five employees, including the manager, on-site at any one time;
6. that this business shall be responsible for immediately cleaning any coffee or other beverages spills
that result on the public right-of-way in front of this location; and that if a cleanliness problem arises
the operator shall steam clean the public sidewalk on a schedule approved by the City;
APPEAL OF THE PI.ANNING COMMISSION'S APPROVAL OFA CONDITIONAL USE PERMIT FOR A CHANGE I1V
T1�E OF FOOD ESTAI3LISHMENT AND FOR SIZE OF SEA TING AREA AT 1230 BROADWA Y,ZONED C-1,
BROADWAYCOMMERCIALAREA AUGUST4, 2003
7. that all deliveries to the site shall be from the rear of the store, shall not result in double parking along
Broadway and shall not exceed 5 deliveries per week;
8, that should security become a problem or the use become a public nuisance the operator shall provide
on-site security during the hours of operation and shall work with the City to develop the most
effective solution to the problem and the applicant shall provide on-Osite 24 hours a day, a surveillance
camera with video and make this information available to the City for law and code enforcement;
9. that an amendment to this conditional use permit shall be required for sale of food prepared on this
premise;
10. that there shall be no food sales allowed at this location from a window or from any opening within 10'
of the property line;
11. that if this site is changed from any food establishment use to any other retail use, a food
establishment shall not be replaced on this site and this conditional use permit shall become void;
12. that the applicant shall purchase and maintain at least daily, more often if necessary, a trash
receptacle inside the door to the store and a trash receptacle on the sidewalk along Broadway at a
location approved by the City Engineer and Fire Department, and the trash receptacle on the sidewalk
shall be of the design approved for the streetscape improvements and installed as required by the
City;
13. that the applicant shall remove once a day or more frequently, if determined to be necessary by the
City, all debris on the sidewalk, in the gutter, and within 50' of the store in each direction;
14. the store operator shall have the sidewalk area in front of the store power washed once a month, or
more frequently as determined by the City should it become a problem;
15. that the applicant shall post signs at the front of the store to notify customers of the availability of
parking at the rear of the store and in public lots on Paloma;
16. that the indoor seating azea shall have no more than 23 seats and the outdoor seating area shail have no
more than 9 seats;
17. that a bicyclelstroller staging area shall be established within the outdoor seating area; the staging area
shall be separated from the seating area by a railing and shall be posted with a sign identifying it for
stroller/bicycle parking;
18. that six months after the store opens, the applicant shall meet with the City Planner to discuss security
and parking impacts from the business, the results of that meeting shall be reported to the Planning
Commission for review;
19. that before scheduling the final inspection of the tenant improvements the applicant shall provide a
traffic and parking study of the Broadway corridor between El Camino Real and California Drive, the
�
APPEAL OF THE PI.ANNING COMMISSION'S APPROt�AL OFA CONDITIONAL USE PERMIT FOR A CIIANGE IN
T�PE OF FOOD ESTA73LISHMENTAND FOR SIZE OF SEATING AREA AT I23D BROADWAY,ZONED C-I,
BROADWAYCOMMERCIALAREA AUGUST4, 2003
study shall include a baseline survey done prior to the store opening; and six months after the store
opens a follow-up study shall be done including observing if there are dangerous turns being made on
the street, occurrences of double parking or an increase in the queue length at Broadway and California
Drive; neither the baseline or follow-up studies shall be done during a holiday weekend or between
Thanksgiving and Christmas;
20. that the business shall be evaluated for compliance with the conditions 6 months after the store opens
and annually thereafter for five years or anytime upon complaint; and
21 _ that the use and any improvements for the use shall meet all California Building and Fire Codes, 2001
Edition as amended by the City of Burlingame.
Planning Commission Action
At their meeting on July 14, 2003, the Planning Commission held a public hearing and voted 7-0 on a voice
vote to approve the conditional use permit for a limited service food establishment with 516 SF on site. In
their action the commission amended the conditions of approval to have a review for compliance with the
conditions in six months after opening and an annual review of the permit for five years; to requue the
applicant to pick up "all debris" on the sidewalk and in the gutter at the front and for 50 feet on either side of
the business; required the applicant to prepare a base line study of existing parking and tr�c including
queuing on Broadway before the store opens and a follow up to determine impact six or more months after
the store opens-findings should be reviewed by the Commission; and applicant should create a staging/parking
area for bicycles and strollers in the outside seating area, reducing the number of seats to 9 in that area.
In their action the Commissioners found that it is not the Planning Commission's role to regulate competition
between businesses, but to look at the compliance with the city's zoning ordinance. The proposed application
meets the requirements of the zoning ordinance, the 516 SF of seating area is reduced by the creation of a
staging/parking area for bicycles and strollers; and if any unusual parking or traffic problems are created the
application will be reviewed within six to nine months of the business opening and the conditions of approval
can be amended by the Planning Commission.
BACKGROUND:
History:
In October 1999, the City Council adopted Ordinance 1619 which fixed the location of all food establishments
in the Burlingame Avenue and Broadway Commercial areas. This same ordinance made all food
establishment uses conditional uses. In March 2000, consistent with the recently adopted revisions to the
food establishment regulations for the Broadway Commercial Area a conditional use permit defining the
parameters of operation of the business including 900 SF of seating, was granted for a full service food
establishment at 1230 Broadway. Recently this business ceased operating at this location.
Under Ordinance 1619 a full service food establishment may change to a limited food establishment or bar.
Operating characteristics were adopted for each type of food establishment. In the case of a limited service
food establishment the performance criteria are: a business which sells food which is ready to eat such as
sandwiches, frozen deserts or beverages served in edible, plastic or disposa.ble containers with (1) no
commercial kitchen (2) no commercial dish washer; (3) take out food service only; and (4) an indoor seating
�
AP�EAL OF 7NE PLANNING COMMISSION'S APPROl�AL OFA CONDITIONAL USE PERMIT FOR A CHANGE IN
T'�PE OF FOOD ESTABLISHMENTAND FOR SIZE OFSEATINGAREA AT 1230 BROADWAY,ZONED C-1,
BROADWAYCOMMERCIfiLAREA AUGUST4, 2003
area of less than two hundred-fifty (250) square feet. With a conditional use permit approved by the City
some of these operating criteria may be modified.
Project:
The applicant, Vitae Architect�re and Zeden Jones of Starbucks Coffee, is requesting to operate a limited food
service business at 1230 Broadway, zoned C-1, Broadway Commercial Area_ The business will occupy one
ofthe three tenant spaces (the one farthest from the corner) in the building. The space is 2,543 SF with an
18'-2" storefront on Broadway. The storefront fa�ade will be modified to provide for 175 SF of seating on-
site but between the public right-of-way (sidewalk) and entry door to the business and 341 SF of seating area
inside the front door, for a total of 516 SF of on-site seating area.
The business will be open 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.. Goods would be
delivered to the store by truck 3 to 5 times a week. During the week and on the week end there will be 3 to 4
employees on site_ This number would increase in two years to 5 employees on site and in five years it will
increase to 6 employees. T'hey anticipate 300 customers a day on week days, and 275 customers a day on
week-ends. The maximum number of people on site at one time is expected to be 20.
The site is non-conforming is parking. There are five parking spaces on the site located at the rear of the
building. Two of the five have been limited by the property owner to 30 minute parking to accommodate the
high turn over parking demand of the customers of all the businesses on the site. Since the use in the vacant
tenant space will remain a retail use there is no requirement that more on-site parking be provided; the
nonconforming parking condition will continue.
The applicant is seeking the following:
o Conditional use permit for changing food establishment classification from a full-service to limited
food service with different operating conditions; and
o Conditional use permit for variation from the limited food service operating criteria (250 SF of on-site
seating allowed, where 516 SF —341 SF indoors and 175 SF outdoors on site) is proposed.
Stati Comments: All of the seating rec�uested in this conditional use permit is on-site, some of it inside the
recessed front door and some of it located between a low wall on site along the sidewalk and the recessed front
door. The sidewalk on Broadway is narrower than on Burlingame Avenue, and for this reason in many places
is not suitable for the 2 foot encroachment for outdoor seating seen along Burlingame Avenue. In addition,
the tenant space being leased has only an 18'-2" street frontage, as a result commercial design review is not
required. The commercial design review requirement is not employed until the store frontage is 25 feet long at
the entrance.
In their review the Planning Commission added a number of conditions. These reflect the issues that they
heard from the public and observed themselves. The issues for which additional requirements were added
included:
- Trash management, pick up and maintaining a clean sidewalk in front of the store including
monthly power washing.
- Parking impacts
AP�4L dF THE PLANNING COMMISSIDN'S APPROI�AL OFA CONDITIONAL USE PERMIT FOR A CHANGE IN
TYPE OF FOOD ESTABLISHMENT AND FOR S1TE OFSEATINGAREA AT 1230 BROADWAY,ZONED Gl,
BROADWAYCOMMERCIALAREA AUGUST4, 2003
- Circulation impacts including traf�ic backing up on Broadway, illegal maneuvers, jay
walking
- Providing a place on site in the outer seating area to keep customer bicycles and strollers
from blocking the sidewalk
- Being responsive and working with the city to promptly address any security problems
- Reviewing the operation on a regular basis
These concerns were discussed and addressed in revisions to the conditions of approval. The City Attorney
noted at the meeting that the type of ownership of a business (corporation, franchise, family, individual)
cannot be a factor in its review; the compliance of the business with the operating criteria designated for the
type of food establishment, in this case limited food service, is an appropriate basis for approval or denial_
ATTACffiVIENTS:
Action Alternatives and Criteria for a Conditional Use Permit
Monroe letter July 24, 2003, to Ted Koros, TST'N Partnership, setting appeal hearing.
Monro� letter July 24, 2003 to David Arimanino, setting appeal hearing
Planning Commission Minutes, July 14, 2003
Nicholas Koros letter July 14, 2003, to the Planning Commission, merchant survey attached
John Kevranian letter June 9, 2003, to the Planning Department
Planning Commission StaffReport, July 14, 2003, with attachments
Notice of Appeal Heazing, 71 mailed notices, July 25, 2003, notices posted on Broadway light poles
Resolution
Ly