HomeMy WebLinkAbout1234 Broadway - Staff ReportU ;--
CITY OF BURLINGAME
SIGN EXCEPTION
Sign Exception for Number of Signs and Area
Address: 1234 Broadway
Meeting Date: 10/28/96
Request: Sign Exception for number of signs and area at 1234 Broadway, zoned C-1, Broadway Commercial
Area.
Applicant: Michael Lai APN: 026-094-160
Property Owner: Theodore P. Koros, TSTN Partnership
Lot Area: 6,881 SF Zoning: C-1
General Plan: Commercial, Retail Shopping and Service
Adjacent Development: Commercial, Retail and Food Establishment
CEQA Status: 15301 - Existing Facilities Class 1(g), New copy on existing on and off-premise signs and
15311 - Accessory Structures Class 11(a), (b), consists of construction, or placement of minor structures
accessory to existing commercial, industrial, or institutional facilities, including but not limited to:
(a) On premise signs.
Summary: The applicant, Michael Lai, is requesting a sign exception for number of signs and area of signage
for Broadway Cleaners at 1234 Broadway, zoned C-1, Broadway Commercial Area. Broadway Cleaners has
16' of frontage on Broadway and occupies approximately 1,048 SF of retail space. In May 1996, the
applicant became the new owner of the business and remodeled the retail space. In the process, five new signs
were added without permits to three original signs, bringing the total to 8 signs on the site. A sign exception
is required for 8 signs, where a maximum of 3 signs are allowed on the primary frontage. The sign exception
is also required for 63.6 SF of total sign area, where the code allows 50 SF on the primary frontage.
Presently on the site are three existing signs. There is one existing non-conforming double faced roof sign
(7' tall X 1' long, 14 SF in azea) and one existing wall sign (2' tall X 6' long, 9.5 SF in area). These three
original signs are to remain. The applicant is proposing to add five new signs to the site. There are three new
wall signs (1'-2" tall X 13' long, 15.17 SF in area) (1'-2" tall X 10' long, 11.7 SF in area) (1'-2" tall X 3'-2",
3.7 SF in area) and two new window signs (4" tall X 10' long, 3.3 SF in area) (2'-6" tall X 2'-6" long, 6.25
SF in area). The total amount of sign area proposed on the primary frontage is 63.6 SF where the code allows
50 SF. All other sign code requirements have been met. This item came to the attention of the Planning
Department as a code enforcement item.
Staff Comments: The Chief Building Official, City Engineer and Fire Marshal had no comments on this
project. Planning staff would note that the application does not include the existing blade sign hanging below
the existing double faced, non-conforming roof sign. The size of this double faced blade sign is unknown.
1
., ��-, ��
1234 BROADWAY
SIGN EXCEPTION
1234 Broadwav
Primary Frontage Size/Area Height Number
(Broadwa )
ORIGINAL SIGNS
Broadway Cleaners 7' X 1' 18'-0" Height 2
Double Faced (2X) 2 X 7 SF =
14 SF
Broadway Cleaners 2' X 6' 15'-6" Height 1
Wall Si n 1�� s� � 2-
ADDITIONAL SIGNS
We Operate Our Own Plant 1'-2" X 13' 9' Height 1
Wall Si n 15.17 SF
Professional Alterations 1'-2" X 10' 1'-6" Height 1
Wall Si n 11.7 SF
Wash and Fold 1'-2" X 3'-2" 1'-6" Height 1
Wall Si n 3.7 SF
Fresh As A Flower... 0'-4" X 10' S' Height 1
Window Si n 3.3 SF
Broadway Dry Cleaning 2'-6" X 2'-6" 5'-6" Height 1
6.25 SF
TOTAL ALL SIGNS *63.6 SF 18' Hei ht *8
,
* Sign �xception for number of signs and area on the primary frontage.
Required Findings for Sign Exception: In order to grant a Sign Exception relating to height, area, location
or number of signs the Planning Commission must apply the following circumstances (Code Section 25.06.110
a-b):
(a) any exception granted shall be subject to such conditions as will assure that the adjustment
thereby authorized shall not constitute a grant of special privilege inconsistent with the
limitations upon other properties in the vicinity and the district in which the subject property
is situate; and
(b) because of special circumstances applicable to the subject property, including size, shape,
topography, street frontage, location or surrounding land use; the size or height of the building
on which the sign is to be located; the classification of the street or highway on which the sign
is located or designed primarily to be viewed from, the strict application of zoning regulations
is found to deprive subject property of the privileges enjoyed by other properties in the vicinity
and under identical zone classification.
2
1► �. �. � -, , �
fi�� � ,., , ,
Planning Commission Action:
The Planning Commission should hold a public hearing. Affirmative action should include findings made for
the sign exceptions requested. Reasons for any action should be clearly stated for the record. At the public
hearing the following conditions should be considered:
1. that the project shall be built as shown on the plans submitted to the Planning Department and date
stamped September 19, 1996; and
2. that the double faced blade sign hung on the botton of the roof sign shall be removed; and
3. that the project shall meet all California Building and Fire Codes, 1995 Edition as amended by the City
of Burlingame.
Ruben G. Hurin
Zoning Technician
c. Michael Lai, applicant
3
(`��P f�t#� IIf �uritrc��xme
CITY HALL - 501 PRIMROSE ROAD .e� (4i5) 696-7250
PLANNING DEPARTMENT BURLINGAME, CALIFORNIA 940i0-3997 r�x (4i5) 342-8386
October 17, 1996
Michael Lai
Broadway Cleaners
1234 Broadway
Bu�lingame, CA 94010
Dear Mr. Lai,
At the request of your representative at the Planning Commission meeting of October 15, 1996,
the Commission moved to continue your application to their October 28, 1996 meeting at 7:30
p.m. in the Council Chambers, 501 Primrose Road, Burlingame, CA., noting for the record that
this is a code enforcement item and that the applicant should be present for that meeting. This
application is for a sign exception at 1234 Broadway, zoned C-1.
We look forward to seeing you there to present your project. Please call me if you have any
questions.
Sincerely yours,
I�'1 G��� �I�+�
Margazet Monroe
City Planner
MM/s
1234IIROA.con
c: TSTN Partnership
49 Magnolia Drive
Atherton, CA 94027
..
A
������ L�
Bur7iagamt Planning Cammitsion Minults OaoGe� 15, I9SK
The applicant noted the code allows 2 separate age doors, one forward at 21', one back at 23',
however, the applicants felt one door woul ook less "boxish" and be aesthetically preferable. A
letter signed by the neighbors indicating objection to the project was presented to the commission
and entered into the record. Mr. and s. Gilbert have lived in the house since 1991�'and if thPrP
was any remodeling done previous they are n
the garage door at 21 feet was ' cussed becau
the structure, applicant's azc ' ect noted that t
eliminate it would reduc e size of the bedro�
because of the suppo needed; cantilever coulc
proportion to the f nt of the structure and woul
doors by the arc ay; people will see the arch
side of the bu' ding. The garage is oversized,
space; need or storage of tools, play equip�
requireme and still have storage area; would a:
were no ther comments and the public hearir�
discussion.
Deal noted a business
t aware or when or by whom. e azchway over
e from the side elevation it ' creases the mass of
is wall supported the s nd floor cantilever, to
m over the garage; ' ars were not an atternative
be retained wit t archway but would be out of
f loose the s ter/shadow given the double garage
rom the eet as a design benefit, will not see the
27' d p where 20' required, why the additional
ien • could reduce depth by 2' and meet code
� t size of bedroom above from 14' to 12'. There
was closed.
�
with the applicant and will abstain from the vo� �
Commission discussed the pro' t: hard to find exceptional circumstances when the age shown
on the plans is 27' long wh e only 20' is required. Moving the bulk back 2' d improve the
break line without loosin he architectural integrity. This would make t bedroom above only
12' or the cantilever co be increased to retain the 14' length. Difiicul o grant on basis that this
is the most convenie place to put the wall. There are other ways to this project without a wall,
could use pil s which would be more open.
C. Galli , based on the comments and noting there are no ompelling reasons for the anting
of this plication without the appearance of granting a sp al favor, moved for the de 'al of this
front tback variance application. The motion was seco ded by C. Key and passed a 4-1-1-1
(C. offey dissenting, C. Deal abstaining and C. Mink absent) roll call vote. Appeal procedures
were advised.
�4. APPLICATION FOR A SIGN EXCEPTION AT 1234 BROADWAY, ZONED C-1,
HEODORE P. KOROS PROPERTY OWNER AND MICHAEL LAI APPLICANTI
The applicant was advised that 6 of the 7 Commission members were now seated this evening and
4 votes are needed to approve a motion. Koon Wong, representing the applicant asked to be
continued to the October 28, 1996 meeting, as he was not prepared to answer any of the
commission questions since he was a friend representing the applicant who could not come to
tonight's meeting.
C. Galligan noted this is a code enforcement item, he then moved to continue this item to the
October 28, 1996 Planning Commission meeting stating that the applicant should be present for that
meeting.
The motion was seconded by C. Wellford and passed on a 6-0-1 (C. Mink absent) voice vote.
-3-
PUBLIC HEARING - SECOND READING - ORDINANCE 1554 AMENDING PARKING TIME
LIMITS ON PALOMA AVENUE NORTH nF RR(�AT�WAv
City Engineer revie d the memo of September 10 which recommended council hold a public
hearing and take action. At the request of residents on Paloma Avenue, the TSP commission
considered a change in th rdinance designating two hour parking along Paloma north of Broad-
way. They reconunended th two hour signs be removed but the poles remain in case the residents
change their minds.
��
Mayor Harrison opened the public h ing. There were no comments and the hearing was closed.
Vice Mayor O'Mahony moved to adopt O INANCE 1554. Seconded by Councilman Spinelli and
carried unanimously. �" ;
PUBLIC COMMENTS
Rollins Road sidewalks. Roger Jackson, resident of Sa"�l��ateo and property owner in Burlingame,
complained about the lack of sidewalks on Rollins Road; e� appeared before council two years ago
arding the same subject and thought there would be impr�n;ement by this time; it is dangerous for
pe le to be forced to walk into the street to avoid shrubs, tree�� and other obstacles on that street;
traffi is heavy and fast. Council recalled the earlier discussion; s�aff hoped the sidewalk project
would in in 1997. �
`�
BART Speal�`i�g in opposition to the BART agreement: Todd Becker, 2T�16 Hillside; Harriette
Fitzpatrick, l lbfl Clovelly; Iry Amstrup, 2708 Trousdale; Terry Huebner, �h708 Davis; Marilyn
Canon, 1545 How�d; Ernie Hills, 2278 Shasta, San Mateo; Jeff Carter, 1720,Adeline; Glenn
Mendelson, 1816 Barr�ilhet, who presented a written copy of his statement; Adam Mickevicius,
2726 El Prado; and Bob��:�Ohnson, resident: noted BART does not have the funds �to proceed; signing
agreement will give BAR`�' �a document saying it has agreement from opponent; signing would give
BART a powerful propaganda tool to use in Washington DC; BART uses different standards in
West Bay than in East Bay; Willie Brown and Quintin Kopp want to see BART go all th� way down
Peninsula; BART says it will not impact traffic but have never seen any traffic studies; no� enough
notice to the public about this agreement coming to council; BART proposes to eliminate CSa�rain;
Caltrain is better and faster to San Francisco than BART; spoke of crime at BART stations an�'end
of line" cities, will be bad for our city. Speaking in favor of the BART agreement: Karen Key,
1412 Drake; Carol Groom, President of the Chamber; and John Root, 1471 Montero; noting BART
is coming and we can get more for our city by signing the agreement, but we need to review the
fine print.
Broadwa�i,�n permit. David Hinckle, Broadway merchant, spoke to the letter listed under
acknowledgements from Broadway Cleaners about this new merchant's perception of being treated
unfairly because of a sign code enforcement action; the new merchant is willing to comply but
would like to see the sign code enforced uniformly for all business in the area.
.
:.
City Planner's memo of October
discussed between city staff and
V BURLINGAME "�
lded council consider the ag�.�ment with BART as
over the past several months. B�sides addressing the
October 7, 1996 4 Burlingame City Council
4�` O�
eV nuHp.�.rec
l��..... ._. • �
CITY OF BURLINGAME
PLANNING DEPARTMENT
SIGN PERMIT APPLICATION
696-7250
1. PERSON/COMPANY COMPLETING THIS APPLICATION
, �'�,�=1��' LC
Name N%i �/#' -``� %�= L � I Telephone_ 3 � % - �/ , 3
✓'�Cr��)lti'.?r �.�c�� �•��
Company and Address �� � 4 �������� ;��<<•��-�-�n�t ��%���� FAX #
I hereby certify under penalty of perjury that th�information given herein is true and conect to the best
of my knowledge and belief.
,%
2. BURLINGAME ADDRESS OF
A Building Permit is Requireti
Before A Sign Can Be Installed
Date �-- � � � % �
TION RECEIVING NEW SIGN(S)
3. OWNER OF BUILDING, STRUCTURE OR LAND
�� � -� � � � � ,
' Name , . ` � ; , Telephone � " , , ; , (.
� ��
- , , .
. ,. �
Address ' � � ' ' � ' - �
{ I �
I know about the proposed sign(s), and hereby authorize the above applicant to submit this application.
,� .
I
4 Signature _ ' , � � � ; ` Date � ! �
4. PROPERTY INFORMATION APN
Building Width 1�' Building Depth �; S. 5'
Lot Width Lot Depth Height
5. SIGN INFORMATION (PHOTOS CAN BE HELPFUL)
Number of existing signs on property Number of existing signs to remain
Number of proposed new signs Total#
SIGN CONSTRUCTION DETAIIS (TURN TO BACK OF TIiIS SHEET�
C� ADDITIONAL INFORMATION TO BE SUBMITTED WITH APPLICATION
Site plan of property with all existing and proposed signs labeled.
� Elevations drawn to scale with all existing and proposed signs in conect sizes and
locations. Dimension all letterin�.
J� TO BE COMPLETED BY THE PLANNING DEPARTMENT y
Maximum sign area permitted by Title 22: 1
—
Primary Frontage ' �S � �%�.S �'Z� `-S� ^ Secondary Frontage � S'I C 1�I-S S;�%
Total sign area proposed by this application:
Pnmary Frontage Secondary Frontage
Signed: Date
Building Permit may be issued: YFS NO Fee to be collected by Building Department $
SIGN A: ( ) New sign (�) Existing,no change ( ) Existing,new copy
Sign type: Sign Specifications:
wall sign ( ) �
ground sign () Area: (� SF) L( �� ) x W( � z�� )
pole sign O Sing:z Faced ( ) Double Faced (� ) Clearance ( i i�)
projecting � Overall Height from grade ( i°v' )
awning sign ( ) or other
Copy
/ �T il�t, neh���'`'> '_ ^j�;; +�f`Z` .
Copy color '��� Method of support Illumination Type� Hours �"
SIGN B: ( ) New sign (��' ) Existing,no change ( ) Existing,new copy
Sign type: Sign Specifications:
W111 Sig11 (�'� >C �' � r� - � 5 ,� Z�" . _
ground sign O Area:( `�. �,� SF) L( 7 z,) x W( ���' )= 7=; �'T .
po le sign O Single Faced (�) Double Faced ( ) Clearance ( l�� )
�r�j c;c►ir�g % ) � . e� � 11 �?Pibh: ! TOP.: ��� A �- " !�.)
awning sign ( ) or other
coPy _ ���� ��� �� � 7" �:: �c ��-� F.� s
Copy color ��L -- Method of support ���? Illumination Type �' .,r �' Hours
SIGN C: ( � ) New sign
Sign type:
waii sign (�j
ground sign ( )
pole sign ( )
projecdng ( )
) Euisting,no change ( ) Existing,new copy
Sign Specifications:
Area:(�'S� �T SF) L(l5-� �) x W( �`f „)
Sin�;le Faced ( � ) Double Faced ( ) Clearance ('� ����
OvE:rall Height from grade( � ' )
awning sign ( ) or other
Copy l ti�
Copy color ��� T�- Method of support � a' ^' � Illumination Type Hours
SIGN D: (�' ) New sign ( ) Existing,no change ( ) Existing,new copy
Sign type: Sign Specifications:
wall sign (p�
ground sign () Area:(f1.E� SF) L(/�?L ") x W( /K ")
pole sign O Single Faced ( J� ) Double Faced ( ) Clearance ( C� ��)
projecting O Overall Height from grade( i�s" )
awning sign ( ) or other
Copy / C>: � i r�J�}� ,��T�': �fi�Ti a.ti'�'
Copy color L,,�E���.-� _ Method of support � p"J � Illumination Type /� ���� Hours
� � /�..lJ� :,Cl�e �Z �Q-r�'�o( �i Q�Z� 2 ,. ��a � �'
�� � �
� q�
�.s `.� L
SIGIv A: ( ) New sign
Sign type:
wall sign ( )
ground sign ( )
pole sign ( )
projecting �
awning sign ( ) or
Copy � �
( �) Existing,no change ( ) Existi.ng,new copy
Sign Specifications:
r
Area:( SF) L( �'u ) x W( /� �)
Singte Faced ( ) Double Faced (x )
Overall Height from grade ( �°v� )
Clearance ( f I � )
J ��� �� � ;
Copy color �� Method of support �� ��� Illumination Type N� �'� Hours_ ,/
�-
0
SIGN B: ( ) New sign ( X' ) Eacisting,no change ( ) Existing,new copy
Sign type: Sign Specifications:
wall sign (�- 36" x to" = Z.s �' Z-�" - ;�_--
ground sign ( ) Area: ( �• � SF) L( 7 � �� ) x W( ��'' ) = 7 s� . �r . � �
pole sign ( ) Single Faced ( �, ) Double Faced ( ) Clearance ( !� )
pr�j�;tir,g i i '� e:?11 HAibh� fror�: a*�de�= /�.�
awning sign ( ) or other
coPy �R� �� h� y G�G �r �.e S
Copy color �t� — Method of support ���? Illumination Type /� �'•r�' Hours ,�
SIGN C: ( �) New sign (
Sign type:
waii sign (a(}
ground sign ( )
pole sign ( )
proj ecting i )
awning sign ( ) or otl
Copy L�l�
) Exisdng,no change ( ) Existing,new copy
Sign Specifications:
Area: ( �,f", i l SF) L(l5 6 j x W(� S` ,� )
Sin�le Faced (�) Double Faced ( ) Clearance (`�"�o��
OvE:rall Height from grade( � ' )
Copy color � Qt� Method of support `� ��^f Illumination 'I�pe Hours
SIGN D: ( j� ) New sign ( ) Existing,no change ( ) Existing,new copy
Sign type: Sign Specifications:
wall sign (p()
ground sign () Area: ( 11.6 � SF) L( /d e`�) x W( /!='� )
pole sign () Single Faced ( x) Double Faced ( ) Clearance ( Cc�� )
projecting () Overall Height from grade( I k" )
awning sign ( ) or other
copy ��2 � �� ��T��7�a nls
Copy color �4-��.-� Method of support � p�'�� Illumination Type W ��� Hours
C`/�-C��-� �e �z��a��r'��c,
2.
� � �L ��� ��
��—t
STGN �� ( �) New sign
� � Sign ype:
� wall sign
ground sign �
pole sign ( )
projecting ( )
awning sign ( ) or
) Existing,no change ( ) Existing,new copy
Sign Specifications:
A.rea: ( 3: (� � SF) L( �� r) x W( ��V )
Single Faced ( �; ) Double Faced ( ) Clearance ( �{- � � )
Overall Height from grade (� �;' )
�
Copy ln1 /�� � ����
Copy color ��2��J Method of support ��''�� ��
�
IGN • ( ) New sign
Sign type:
1'v l ���� sign
ground sign
pole sign
projecting
awning sign
) Existing,no change (
Sign Specifications:
Illumination Type Hours
) Existing,new copy
�
() Area: ( 3�� SF) L( I��) x W( Ji" )
( ) Single Faced ( �( ) Double Faced ( ) Clearance ( )
( ) Overall Height from grade( �`)
( ) or other
CoPY-��`fi �i ��,Cv�,oZ Z�1 1KS1 �''I'� , OtiZ 9A'`� S�cUrGL-�
Copy color l��fc7(.� Method of support �a��5'�1 Illumination Type iv,;�,lz,-- Hours
SIGN � ( � ) New sign (
Sign type:
��� �o� wall sign
ground sign
pole sign
proj ecting
awning sign
) Existing,no change ( ) Existing,new copy
Sign Specifications:
��
( ) Area: ( �, � 7� SF) L( � ` � � ) x W( � ��v � )
( ) Single Faced ( � ) Double Faced ( ) Clearance ( )
( ) Overall IIeight from grade( 'S� `�,.�
( ) or other
,.a4�v .�,� y
Copy 8�.��, �; � y ��- y C��z-�-�, ,�v% ( V= S� ��L7
Copy color �� R'' Method of support �'�N�� �T= Illumination Type �, ��/�' Hours
SIGN D: ( ) New sign ( ) E�cisdng,no change ( ) Existing,new copy
Sign type: Sign Specifications:
wall sign ( )
ground sign () Area: ( SF) L( ) x W( )
pole sign () Single Faced ( ) Double Faced ( ) Clearance ( )
projecting () Overall Height from grade( )
awning sign ( ) or other
Copy
Copy color Method of support Illumination T�pe Hours
)<� -1
evRUNp�u,n
�`ti.. .J
CITY OF BURLINGAME
PLANNiNG DEPARTMENT
1. PERS0�3T/COM
Name `
�
\
Company anc
I hereby certi
of my knowlE
Signature
2. BURLINGAME
' FAX �
penalty of perjury that the information given herein is t�u
belief. ,
OF BUSINESS/ORGAIVIZATION
3. OWNER OF BUII.,DIIVG, STRI�TURE OR LAND
��N PERMIT APPLICATION
696-7250
A Building Permit is Required
Before A Sign Ca� Be Installed
ANY COMPLETING THIS APPLICATION
I know about the proposed sign(s), and
4. PROPERTY INFORMATION AP:
Building Width Bui
Lot Width �t
5. SIGN INFORMATION (PHOTOS CA�E HELPFUL)
Number of existin�; signs on propert N�
Date
Height
of existing signs to remain
Number of proposed new signs Total# �
SIGN CONSTRUCTION DE AILS (TURN TO BACK OF
SHEE7�
6. ADDITIONAL �INFORMATI TO BE SUBMITTED WITH AppLI TION
Site plan of }�roperty ith all existing and proposed signs label .
Elevations drawn t scale with all existing and proposed signs in ect sizes and
,__ . �.. . ---
1 TO BE
Maximum sign area per�
� �
Primary Frontage i� _
Telephone
[PLETED BY T�� PLANNING DEPAR
by Title 22:
Date
and conect to the best
NEW SIGN(S)
the above applicant to submit this application.
Secondary
Total sign area p�oposed by this application:
l '
Primary Fronta,�e Secondary Frontage
l
Signed: Date
Building Permit may be �ssued: YES NO Fee to be collected by Building Department $
SIGN EXCEPTION Date Fi le� �"� ��� E�
Fee Received By
APPLICATIO TO THE PLANNI G COMMISSION Receipt No.
Address t Public Hearing Schedule�i.�
- �✓1 E
1. PERSON/COMPANY COMPLETING THIS APPLICATION P!ANNING UEPT.
Name /►�1/ �'7`fi�L L �� / Te lephone � �' �-' � � � �
F i rm /�R o ii ��/l y C' {, ���v ��,� f.
Firm's Address �� �� �2��1v�A-y i /�h-�'.Lr�vf���ZZ ; C-�i %�o/ o
2. Has applicant read Section 22.06.110 of the City Ordiance Code?
yes �C no
3. Describe the exceptional circumstances or conditions applicable to your
property which do not generally apply to other properties in your area,
and the extent to which you may deserve special consideration to which
your neiqhbors are not entitled.
_�`,
�
4. Describe why the exception is necessary now to preserve the
continued use and enjoyment of the property.
�' ��-�-,e �.� : t ;� �'s. �— ` .�`: " �
, .-�-� � �> c�-tis' �
GC.C'k%C.' ,G.:zZ� ��-�... j•,_."L.Q �d /L�M-t-Z,...¢ .Q� ��� .Gv, "�-
.
G �='�-� t��o ���.2-rT �l.��I �F <� :7�t �� /2.�n . � �
5. What hardships would result if your request were denied?
(,ct 1 ,(�c��L.�-r-���-�_,.1� �-c'.2� -
I /� / 1%/X ��t�c. r?�t: i-� 1L.. _,, . �! �. i' .._ � .. .� _/ .
"L'�-�1 -�.> �Q.�L �.p '�^�'C'Z " �'p-+n'1 .
6. Attach denied sign permit application. G
7. EVALUATION BY CITY PLANNER
Code section(s) relevant to this application
An exception has been requested because ...
SIGNEXCG.FRM
�
� � t � 1G • o�-✓
`9 � � � ���
,�.o �. � _
� � ���
� .� ��..� -� ���
� .�-�r ��.�� ,�, . �--�..�Q c� ��--�
C . '�`� G�tie �k.o—� . .-��l -�
2�_.�� � •
Tf D .�-�....,' ,Q��� /C1-v--G�.�.�,., s�, .-� �.P ��, ��"�'�
/
,L�-z.t�-� � .-��� ��..e��a-z�L � .-�'--�-�/'�"-�-e--^z..�--�-a� .
-`�,� � -- ��.-`�Q---�--�-r �-� --C�d .
/
��C � �� ��,.C� .�-� ..�Lea.�'�- v-v
��-�-►� � ��� �l .�l� .�� ,. � .�.rr�---e-d
��-�-� �z ���("_�� �. -1��-..-c� o -�.l�-� -G-��,-e���
/�-�-� ,Grw�; �---��..� �, �.ti� � G�o no� ,G�%Tl�l �
�t �;��..��---� .
3, ��.. /1rL�. ,
.�����.�
_ . � ���.�
. a-� � �� � � � .
.� �`- ,
r '
ROUTING FORM
DATE:
TO: CITY ENGIlVEER
�_ CHIEF BUII.DING INSPECTOR
FIRE MARSHAL
PARKS DIRECTOR
CIT� ATTORNEY
FROM:
SUBJECT:
AT
� iL��
�
SCHEDULED PLANNING COMMISSION ACTION MEETING:
REVIEWED BY STAFF MEETING ON MONDAY: � � C
� T
THANKS,
Jane/S heri/Leah
_--
�� ����
L��
c� �
CITY PLANNER/PLANNER
� ._
REQUEST FOR
�������1"� Date of Comments
L
ROUTING FORM
DATE:
TO: CITY ENGINEER
CHIEF BiJILDING INSPECTOR
�_ FIRE MARSHAL
PARKS DIRECTOR
CITi' ATTORNEY
FROM: CITY PLANNER/PLANNER
� ._
: ' � � � � ���1'�.��
AT
�
n
SCHEDULED PLANNING COMMISSION ACTION MEETING:
REVIEWED BY STAFF MEETING ON MONDAY: � � C
� T
THANKS,
Jane/Sheri/Leah
__---
� �Ji.� '� N �''.;; �U ,�
��.V"�;� �
�,� C,,.o .,.-.,- ,.�...1-1 - -
Date of Comments
CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
(415� 696-7250
NOTICE OF HEARING
The CITY OF BURLINGAME PLANNING COMMISSION announces the following
public hearing on T�esdax, the 15th day of October, 1996. at 7:30 P.M. in the City Hall
Council Chambers located at 501 Primrose Road, Burlingame, California. A copy of the
application and plans may be reviewed prior to the meeting at the Planning Department at 501
Primrose Road, Burlingame, California.
1234 BROADWAY
APN: 026-094-160
APPLICATION FOR A SIGN EXCEPTION FOR NUMBER OF SIGNS AND
AREA AT 1234 BROADWAY, ZONED C-1.
If you challenge the subject application(s) in court, you may be limited to raising only
those issues you or someone else raised at the public hearing described in the notice or in written
correspondence delivered to the City at or prior to the public hearing.
Please note, when possible, and when multiple family or commercial development is
involved, this notice shall be posted in a public place on the project site and on neighboring
buildings with tenants.
MARGARET MONROE
CITY PLANNER
��Z �. � -T�'��'II•�
,.:/ i.�• . R� �'- �.. ti�a �� �, `�,�'�� ��; . � � ,. . .. � ..�► • :,:�. �+'
M' _� r � `� ', ��:
� _ � ,"& � - � � � , �;� � ,�
�:r�' �;`�` � � � . �� �..
�.� _` r �� f ,+.,>,.� �, I'�:'tr'h�'�! i . i", . h �i: ,
�x + " � `. ?ti'a .
� '�i��� -�.i� �I:'r:� �, � ��. " �
� � � � ' � �r�:� � Y+,
4' �. �� x. f _ '
' i�' � ,
�L � . . . . � r .., 4 .,.. . � .
� . •. t',iwL l�t"e✓++s �I 'v� �i.41 , ' •OI �� �(,�
� Y . . . . � � M 2
'+ � r� '� �f� � •�P .
�,� a � �� :
. . yiM1; i • f , , � . �. . � �.
/ r • � aj ,/ �....� ,�. _ ,.� 1� �.
�Ry�,,� ' � � r M� � � e +y� � , � . . j ' x '��` . r ' �`
,. � �� f9 4 ► h' a.'� 1 J . •. '} .-� — ' � � . � ■ t. � � ,,
4
�
� � �ti
<0 4'�'^/i5 ` .fi�- .. �' '�'M'l"��R 'IV ' ' , .
�-M- 4)�� � . � ` . !y� � . . i f r . , ,i,{.,J��,fi�
g �Ir ! i �• 1' ,�t „� yf�
. "71l . 3`'�� ,,� ;� " •�.t W k15►A�y: ,��':.".• ,,I... 1_':`., . . �"�� �`..
♦: � ,., � .�,. � .- P � 1 � .
(((��a � � ,�M.� . �r' ,� � '� �. �'^sr.e k
���.. _ � R� . � � �' � n � ..
�' _ Y: . i .�'� �' � .$'.. � � ��_. . .
.�
�. ��j,
_ ,. '� � "�'� , .� ,�w8't.. _ � .
,�
Y; `�
l r
�� 3� � ' '
w y; ,. � � , �_, .
i. T '
� ,� ' ,.� +N' {"t� �, _
` � .w�., � + .,.. � `�" �'� M,� � t'..:. . • --.....- . .
f c' ��,k�t4 �* �� a�k �n i��� ' _ ,�� � �
��� ' Y ��.a... � � . .'.'
. ;
;�, � ��"�/�/�. '!,� .� ' ��.�.�. '
;
. , ' -
: ; . - t� ! p l .�,�, . �
'�^ �.� � .� .-_ �..., �� F .# -� � C ;
k "' � � K;
w.ti . �:: :d � �� � ` ��a �, � A �-�
': 1' . t. ♦ � F II�� y' ' i-
i ,
� . .
F _
, . w ,
� . n . . - ' � ,�
. ��
; �„rl'' ry �'/� T ". . � � q's�`
�
" ►1
� "',L.e„�' '�- /� f A �.:I : ���. '{nc, � �iA.., F� � � � � ;+. °( 1� �` ��•
� - ;� t i:._ r _',i t� a `'�� ��i� ii�2`�iiF � . � .� ' ` / `�q�,�., n'W�'� � �
� � � b7 t W "9 � � I I � ���� � v+� y � , ' "�
r+ � r � r, � �
. e .
� � �. • / � � � . .
�*, '�,1,,�
, �; „t ' �� > � � �'r . YY � r ' � �,1, :
G`� �^ F � t� ���,� `,+ �.,,, ^'.�„� . .r . '_
t � . �`^�+, � r j �,- . � ,� �. �+��ra �±� . '�
^ `•�� ,� � � � ! . �t : 1�
�.�*„ , � � I .'� - '.�' y� � . . . ` ' � � ' . .
� � � `? �...�-�^�"�� �r �,
�.d ,'� ;� � ' �w.��� ��1�a�'s ; =� \ �'{.. � -
� �r �9 � � �`� � � ,, , � � ti�'; a� �
, , �
. r- j..;> � • � �
�
.w ,
'... .. ..'. ��� .,. ;,... , � . �, 4 . , .:��..
z f'A; y_ j � A � . - �� �' �� .. �' . ,, �
� .: � �: -' -
.
.. � � �
�
.� � 3 �.
� �.,: � 'r • � �
-�. . �,, ��+„
,.:, .
, _ �� • � �� i . ..{ . -e w�.r� �
. �. .�y � ,. �. � '. 5��9 �F`""v ��.'P -'[h +�F?t . 3 _ ' ,.�Ml � � t � �
��1� :�-�. '.:�R►3wrr�ai? - ,t ' x�� vs, � ..d k �� u�'���
. > � � - � �� ~1 � � . •� ar` . L " �',. 1 �� \ r � "a�-rii A y�: . . —
y., � . � . . � ^J j � } .e`'} RM���
.`. jy t � '� .h�r J Y�lq . .. � . . .
, , . ; .
. ti, � . .' . . .
. • .
, . •' .
W ,. +
t' . � .., �,� , _ "'} .,'
:.
., � . • r �
, . . ,r /� � .M.:.
�' ���. i"�. !�. �L '..,.Y .. , ' .` �7 �� � 1 .. �i" Y""�^'� � t✓,,� ��'I, ..r
� F 'V 1.
� r . ' °t � .' � � � .r.� . � �x .�, � � �, ��t� if .
: � , ��� F T � �i � � } � �
` �.: )�' � t �'� ..k��
1 A w r r iI •'�j � ��- r
F � 'i(,�, '+ ''�" t' T !1!'�r � � � r
� - , ` � 1F � a' � `,9 �1�. _ . _.�.. ._ . gp� , � • � '
' �C,• P` I ,f •�� �. tfi���4�G�� ,a��,„ :.:
'' g
• y
� �"r� C. � � r�•� 7 �, �, � p S �'�� �+ 1 . .i S "'� ` � � _�� � �� . .
I;
, . . i � :�., I�'" ' 3 f �' ��. � � 4� rr �+ , p. \. � �,i},`", � 1 '^�' .
�.. �� . !.%:: . . � ,� ^ r Yr� � i' ♦ , ^ , I"M� ,,,:
_ tl� � r � � ', N �t � . _�,r� , �; +�� � s�.
,�� �- � .y-��-��
��
��
��
�,�
��
�
� ��� �.
From
Phone:
Re:
Date:
Broadway Cleaners
1234 Broadway
Burlingame, CA 94010
348-1660
Signage
September 16, 199b
To: City Council . �.>'�, ,, ,` `:
via City Manager '
SEi� i 6 3�90
Honorable Mayor and Council:
RECEfVED
CRY CLE!� C
cmr o� evt�u� �u.�
My name is Michael Lai, new owner of Broadway Clea.ners since May 1996
when I took over the business.
Our business is running smoothly. The store has been remodeled to make it
more pleasant looking and to fall in line with the theme of Beautification of
Broadway.
In August 8, a Warning Notice was received from City Office, in regards of
our violation of District Sign Cc�de.
As I am not aware of any existing criteria, I've met with Mr. Jerry Deal, the
Planning Commissioner who filed the comglaint. Jerry was kind enough to
come to our Cleaners and explained it to me. According to him, the existing
policy is to enforce sign code with new or remodeled business, while
angoing ones would not be bothered.
I wish to create unity among the businesses on Broadway, and not
separation or bad feelings. I feel that you should enforce the law equally,
NOT discriminate between a new business and an e�sting one. I also think
that you should not encourage division by having me to be the one to
complain about compliance to the law of other businesses.
As a merchant of Broadway, I am willing to comply with the law, and
submit my application for a sign exception. However, I think it is fair that
all other business would also comply as I do.
I request the Planning Department to withdra�v the complain, or to require
all other businesses to comply with the code.
Thank you for your atten ion to this matter.
>
Michael Lai
Broadway Cleaners
c.c. BID
�L
CITY OF B URLINGAME
SIGN EXCEPTION
Sign Exceptior� for Number of Signs and Area
Address: 1234 Broadway
Meeting Date: 10/15/96
Request: Sign Exception for number of signs and area at 1234 Broadway, zoned C-1, Broadway Commercial
Area.
Applicant: Michael Lai APN: 026-094-160
Property Owner: Theodore P. Koros, TSTN Partnership
Lot Area: 6,881 SF Zoning: C-1
General Plan: Commercial, Retail Shopping and Service
Adjacent Development: Commercial, Retail and Food Establishment
CEQA Status: 15301 - Existing Facilities Class 1(g), New copy on existing on and off-premise signs and
15311 - Accessory Structures Class 11(a), (b), consists of construction, or placement of minor structures
accessory to existing commercial, industrial, or institutional facilities, including but not limited to:
(a) On premise signs.
Summary: The applicant, Michael Lai, is requesting a sign exception for number of signs and area of signage
for Broadway Cleaners at 1234 Broadway, zoned C-1, Broadway Commercial Area. Broadway Cleaners has
16' of frontage on Broadway and occupies approximately 1,048 SF of retail space. In May 1996, the
applicant became the new owner of the business and remodeled the retail space. In the process, five new signs
were added without permits to three original signs, bringing the total to 8 signs on the site. A sign exception
is required for 8 signs, where a ma�cimum of 3 signs are allowed on the primary frontage. The sign exception
is also required for 63.6 SF of total sign area, where the code allows 50 SF on the primary frontage.
Presently on the site are three existing signs. There is one existing non-conforming double faced roof sign
(7' tall X 1' long, 14 SF in area) and one existing wall sign (2' tall X 6' long, 9.5 SF in area). These three
original signs are to remain. The applicant is proposing to add five new signs to the site. There are three new
wall signs (1'-2" tall X 13' long, 15.17 SF in area) (1'-2" tall X 10' long, 11.7 SF in area) (1'-2" tall X 3'-2",
3.7 SF in area) and two new window signs (4" tall X 10' long, 3.3 SF in area) (2'-6" tall X 2'-6" long, 6.25
SF in area). The total amount of sign area proposed on the primary frontage is 63.6 SF where the code allows
50 SF. All other sign code requirements have been met. This item came to the attention of the Planning
Department as a code enforcement item.
Staff Comments: The Chief Building Official, City Engineer and Fire Marshal had no comments on this
project. Planning staff would note that the application does not include the existing blade sign hanging below
the existing double faced, non-conforming roof sign. The size of this double faced blade sign is unknown.
1
(`��P (1�t#� u� �ur.Ctn�ttme
CITY HALL - 50i PRIMROSE ROAD re� (4i51696-7250
PLANNING DEPARTMENT BURLINGAME. CALIFORNIA 94010-3997 rwx (415) 342-B386
November 7, 1996
Michael Lai
Broadway Cleaners
1234 Broadway
Burlingame, CA 94010
Dear Mr. Lai,
Since there was no appeal to or suspension by the City Council, the October 28, 1996 Planning
Commission action to deny your sign exception applicadon without prejudice became effective
November 4, 1996. This application was to allow an exception for the number of signs at 1234
Broadway, zoned C-1.
A denial without prejudice allows you to return to the Planning Commission with a revised
project within a reasonable time (45 days) as determined by Planning staff.
Sincerely yours,
�����
Margaret Monroe
City Planner
MM/s
c: Theodore P. Koros, TSTN Partnership
Chief Building Inspector
MM: smg
1234BROA.dwop
A
v�wedmncY�MCOp� �i