HomeMy WebLinkAbout1300 Broadway - Staff ReportCity of Burlingame
Conditional Use Permif and Parking Variance
Address: 1300 Broadway
Item No. 10
Action Item
Meeting Date: May 12, 2014
Request: Application for Conditional Use Permit and Parking Variance for a new commercial recreation facility
(Pilates and Barre studio) in an existing commercial building.
Applicant: Brian Swartz
Designer: Seth Brookshire, Porro Constructed Design
Property Owner: Ervin Epstein, Jr. Et AI
General Plan: Commercial Uses: Shopping and Service
APN: 026-095-140
Lot Area: 6,615 SF
Zoning: C-1, Broadway Commercial Area
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15301 (a) which states that Interior or exterior alterations involving
such things as interior partitions, plumbing, and electrical conveniences are exempt from environmental review.
Project Description: The existing single-story commercial building is currently vacant, but was most recently
occupied by Broadway Pharmacy. The applicant, Brian Swartz, representing Pilates ProWorks, is requesting a
Conditional Use Permit to operate a Pilates and Barre Studio (considered to be a commercial recreation facility with
group fitness instruction and retail sales area) at 1300 Broadway, zoned C-1, Broadway Commercial Area. A
Conditional Use Permit is required for a commercial recreation facility with classes in this zoning district (C.S.
25.30.030 (b) and (j)).
The applicant describes the proposed business, Pilates ProWorks, as follows: "Originating in San Francisco with
locations in the North and East Bay (San Francisco Bay Area), New York, Chicago, Minneapolis and South
America, Pilates ProWorks classes are designed to be high energy, dynamic workouts on our exclusive FitFormer
machines. We offer a variety of classes including Pilates, Barre Pro, TRX and Prenatal/Postnatal Pilates sessions
and various workshops. We combine strength training, Pilates exercise and cardio for a fast paced, music fueled,
complete body workout." The company's website includes additional information and a detailed description of the
classes offered, www.pilatesproworks.com.
The applicant is requesting the following applications:
Conditional Use Permit for a commercial recreation use with classes (group fitness instruction studio)
(C.S. 25.30.030 (b) and (j)); and
Parking Variance for 18 parking spaces based on an incremental increase in the number of parking
spaces required on-site for conversion of retail space to a group fitness instruction studio (incremental
increase of 18 spaces based on commercial recreation and classroom parking ratios) (C.S. 25.70.010,
ib))�
The tenant space, previously occupied by Broadway Pharmacy (a retail use), measures 3,907 SF in area. The
applicant is proposing to remodel the interior of the space to provide a reception lounge and retail area at the
entrance off Broadway and a Barre studio (667 SF) and Pilates studio (1,092 SF) in the remainder of the space.
Retail sales would include apparel, accessories and equipment. The tenant space would also contain restrooms,
storage rooms and a small office at the rear of the building.
The only exterior change to the building is infilling an existing door along the Paloma Avenue building fa�ade. The
finish of the new wall would match the finish on the existing building (stucco). This minor change is not subject to
commercial design review since the proposed change does not exceed 50% of the building fa�ade.
Conditional Use Permit and Parking Variance 1300 Broadway
The studio plans to be open Monday through Thursday from 5:30 a.m. to 8:00 p.m., on Friday from 5:30 a.m. to
6:00 p.m. and on Saturday from 6:30 a.m. to 3:30 p.m. On weekdays and weekends there will be one full-time and
three part-time employees on-site before and after 5:00 p.m. In five years, the number of employees is not
expected to increase. On weekdays and weekends, the applicant expects 27 customers on-site at any time before
5:00 p.m. and 14 customers on-site any time after 5:00 p.m. In five years, the number of customers is not expected
to increase. A maximum of 27 persons are expected to be on site at any one time.
The applicant notes that classes are 50-55 minutes long with a five to ten minute break between classes. On
weekdays, classes will be held on the hour in the morning between 6:00 a.m. and 11:00 a.m. and in the afternoon
between 4:00 p.m. and 7:00 p.m. (except on Friday when the last class will end at 6:00 p.m.). On Saturday, classes
will be held on the hour between 7:00 a.m. 11:00 a.m. and at 2:00 p.m.
The subject property is nonconforming with respect to off-street parking since there are no existing parking spaces
on-site. Additional on-site parking is required for a change in type or intensification of use (CS 25.70.010 (b)). In
this case, the use is being intensified from retail and storage to a mix of commercial recreation, group fitness
instruction, retail, office and storage. Therefore, additional on-site parking is required for the difference befinreen the
existing and proposed parking requirements.
Based on the existing uses in the tenant space (3,465 SF of retail + 442 SF of storage), a total of 9.1 parking
spaces are required on site (1:400 SF retail and 1:1000 SF storage parking ratios). The proposed Pilates and Barre
studio (2,347 SF of commercial recreation + 667 SF of classes (Barre studio) + 412 SF of retail + 140 SF of office +
332 SF of storage) requires a total of 26.91 on-site parking spaces (based on parking ratios of 1:50 SF for classes,
1:200 SF for commercial recreation, 1:400 SF for retail, 1:300 SF for office and 1:1000 SF for storage). The
difference befinreen the existing and proposed parking demand is 18 parking spaces. Therefore, the applicant is
requesting approval of a Parking Variance for 18 additional required parking spaces that cannot be accommodated
on-site.
A parking study, dated January 24, 2014, was prepared by Parisi Transportation Consulting and has been
submitted as mitigation for the Parking Variance (see attached). The analysis in the parking study was based on
parking surveys conducted on one weekend day (Saturday) between 8 a.m. and 3 p.m. and one weekday
(Tuesday) between 6 a.m. and 8 p.m. at the locations listed below; there are a total of 92 parking spaces at these
locations.
• Public Parking Lot P(30-space lot)
• Public Parking Lot Q(21-space lot)
• Street parking along Broadway, from Paloma Avenue to Capuchino Avenue (21 spaces)
• Street parking along Paloma Avenue, north and south of Broadway (8 spaces)
• Street parking along Capuchino Avenue, north and south of Broadway (12 spaces)
The parking study notes that the parking demand on Tuesday peaked at 1 p.m. with 54 percent of the parking
spaces occupied, leaving 42 out of 92 parking spaces in the area open. On Saturday, the parking study notes that
the parking demand peaked at 11 a.m. with 64 percent of the parking spaces occupied, leaving 33 out of 92 parking
spaces in the area open.
In the Variance Application, the applicant notes that "one workout studio will accommodate a maximum of 11
students per area and the other 13 plus the maximum number of employees at any one time will be 3. Therefore,
the actual maximum capacity usage shown on the attached Exhibit (referring to Commercial Application), will be
27." Planning staff would also note that as indicated above, the parking demand based on the applicable parking
ratios is 27 spaces. The parking survey shows that there were 43 to 80 spaces available between 6 a.m. and 8
p.m. on Tuesday and 33 to 77 spaces available between 8 a.m. and 3 p.m. on Saturday Therefore, the parking
study concludes that there would be enough available parking spaces in the immediate area to accommodate the
proposed use.
��
Conditiona/ Use Permit and Parking Variance 1300 Broadway
Planning staff would note that the city's Traffic Engineer reviewed and accepted the information contained in the
parking study and its conclusion.
In addition to the public parking lots and street parking included in the parking study, public parking is also available
on the street along Broadway, Laguna Avenue and Chula Vista Avenue, in Lot R(33 spaces), Lot Y(52 spaces),
Lot S(22 spaces) and Lot T(38 spaces). There are a total of 326 parking spaces serving the Broadway
Commercial Area (288 metered + 38 all day spaces) (see attached Broadway Parking Meter Map).
Planning staff would note that consideration of a parking in-lieu fee to mitigate granting of a parking variance is not
available for applications within the Broadway Commercial Area.
1300 Broadway
Lot Area: 6,615 SF Plans date stam ed: A ril 7, 2014
EXISTING PROPOSED ALLOWED/REQ'D
Use: Pilates ProWorks
vacant (commercial recreation Commercial Recreation and
(formerly retail) use with group instruction Classes allowed w/ CUP
and retail)'
_. __ _ _ ..... _ .. _. __ _ � _.._._ _ _..... _ ...
Off-Street 0 spaces on-site 0 spaces on-site 2 Parking Variance for 18
Parking: . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . spaces that cannot be
(parking demand for (parking demand for accommodated on-site
existing retail use is 9.1 proposed use is 26.91 (difference between
spaces) spaces) existing and proposed
parking demand)
' Conditional Use Permit for a commercial recreation use with classes (group fitness instruction studio).
2 Parking Variance for 18 parking spaces based on an incremental increase in the number of parking spaces
required on-site for conversion of retail space to a group fitness instruction studio (incremental increase of 18
spaces based on commercial recreation and classroom parking ratios).
Staff Comments: See attached memos from the Building, Engineering, Fire, Parks and Stormwater Divisions.
Study Meeting: At the April 28, 2014, Planning Commission Study Meeting, the Commission had several questions
and comments regarding the application. The item was placed on the Regular Action Calendar when all of the
requested information has been submitted and reviewed by the Planning Division (see April 28, 2014, Planning
Commission Minutes).
The applicant submitted an E-mail, dated April 30, 2014, to address the Planning Commission's questions and
comments. Listed below are the Commissions' comments and responses by the applicant and staff.
1. Feels the parking study is believable. Could employees be directed to park in Parking Lot R?
■ The applicant notes that Pilates ProWorks will instruct their employees to park in Lot R. In addition,
employees can be directed to park in Lot T, an all-day parking lot located along California Drive. Lot T
contains 38 all-day parking spaces with a parking rate of $1.00 per day. Condition of approval #2 requires
the applicant to direct employees to park in Lots R and T.
This space intentionally left blank.
3
Conditional Use Permit and Parking Variance
1300 Broadway
2. Have there been any issues with parking af the Dailey Method on Oak Grove Avenue (a similar use)?
Approved a similar studio on Chapin Avenue recenfly; what is that experience?
■ Planning staff verified with the Police and Code Enforcement Divisions that there have been no complaints
filed related to parking associated with The Dailey Method (1024 Oak Grove Avenue) and Pure Barre (1440
Chapin Avenue #100).
3. On the Tuesday evening of the parking study, was Off-fhe-Grid open? What was fhe impact on parking?
Yes, the Tuesday evening included in the parking study coincided with the first day Off-the-Grid opened
after its break in late 2013. The parking survey shows that there were 47 to 53 spaces available at the
same time Off-the-Grid was operating (between 5 p.m. and 8 p.m. on Tuesday evening). Therefore, based
on the parking study it appears that Off-the-Grid did not have a significant impact on the parking availability
near 1300 Broadway. Planning staff would note that Off-the-Grid is located approximately one-third of a
mile from the subject property.
4. Only concern is potential impacts on parking on Fridaynights. What are the hours on Friday evenings?
Could the use conflict with fhe restauranf uses if the hours aren'f limifed on that evening?
■ The applicant notes that the last class offered on Fridays will be from 5:00 p.m. to 6:00 p.m. Condition of
approval #5 limits the hours of operation on both weekdays and weekends. Condition of approval #7
requires the applicant to request an Amendment to the Conditional Use Permit if they wish to change the
hours of operation which exceeds the maximums as stated in the conditions of approval.
Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning Commission
must find that the following conditions exist on the property (Code Section 25.52.020, a-c):
(a) The proposed use, at the proposed location, will not be detrimental or injurious to property or improvements
in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience;
(b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
(c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary to
secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
Required Findings for Variance: In order to grant a variance the Planning Commission must find that the following
conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that
do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property right
of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the vicinity
and will not be detrimental to the public health, safety, general welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing an
potential uses of properties in the general vicinity.
4
Conditional Use Permit and Parking Variance
1300 Broadway
Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and
consider public testimony and the analysis contained within the staff report. Action should include specific findings
supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission.
The reasons for any action should be stated clearly for the record. At the public hearing the following conditions
should be considered:
that the commercial recreation use with classes (group fitness instruction studio) shall be limited to 3,907 SF
of the existing commercial building at 1300 Broadway, as shown on the plans submitted to the Planning
Division and date stamped April 7, 2014, sheets A1.1 and A2.1;
2. that the business owner shall direct employees of the group fitness instruction studio to park in Public
Parking Lot R and T;
3. that the Conditional Use Permit and Parking Variance shall apply only to a group fitness instruction studio
and shall become void if the group fitness instruction studio ceases, is replaced by a permitted use, is ever
expanded, demolished or destroyed by catastrophe or natural disaster or for replacement;
4. that all activities associated with the group fitness instruction studio shall occur indoor only; no portion of the
exterior of the site shall be used for activities associated with the group fitness instruction studio;
5. that the group fitness instruction studio may only be open for business Monday through Thursday from 5:30
a.m. to 8:00 p.m., on Friday from 5:30 a.m. to 6:00 p.m. and on Saturday from 6:30 a.m. to 3:30 p.m.; there
shall be a maximum one full-time and three part-time employees on site at any time;
6. that the maximum number people on site at any one time shall be 27 persons, including the employees and
customers;
7. that any changes to the floor area, use, hours of operation, or number of employees which exceeds the
maximums as stated in these conditions shall require an amendment to this Conditional Use Permit;
8. that the conditions of the Building Division's April 10, 2014 and March 14, 2014 memos, the Fire Division's
March 24, 2014 memo and the Engineering Division's March 27, 2014 memo;
9. that interior demolition or removal of the existing structures on the site shall not occur until a building permit
has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air
Quality Management District;
10. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require
a demolition permit; and
11. that any improvements for the use shall meet all California Building and Fire Codes, 2013 Edition, as
amended by the City of Burlingame.
Ruben Hurin
Senior Planner
c. Brian Swartz, applicant
5
Conditional Use Permit and Parking Variance
Attachments:
1300 Broadway
ApplicanYs Written Response, E-Mail dated April 30, 2014
Broadway Parking Meter Map
April 28, 2014 Planning Commission Minutes
Application to the Planning Commission
Letter of Support from Ross C. Bruce, President, Broadway Business Improvement District, dated April 4, 2014
Conditional Use Permit Application
Variance Application
Commercial Application
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed May 2, 2014
Aerial Photo
Separate Attachments:
Parking Study prepared by Parisi Transportation Consulting, dated January 24, 2014
0
CD/PLG-Hurin, Ruben
From:
Sent:
To:
Cc:
Subject:
Good morning —
Brian Swartz <brian@cascadecapitalllc.com>
Wednesday, April 30, 2014 9:40 AM
CD/PLG-Hurin, Ruben
'Annabelle Morris'; 'Justin Jones'; dts@dtsalazar.com; 'Seth Brookshire'; 'Brian Swartz'
1300 Broadway - Responses to 4.28 Planning Commission Study Session Questions
The following are the two questions raised by the Planning Commission, at their meeting on April 28th, in reference to
the Pilates ProWorks application for 1300 Broadway and their responses.
1. Can Pilates ProWorks instruct their employees to park in Lot R?
Yes. Pilates ProWorks will instruct their employees to park in Lot R.
2. Can Pilates ProWorks limit their classes on Friday evenings?
Yes, the last class will be from 5:00 pm to 6:00 pm on Fridays. Please also note the Broadway Business
Improvement Districts strong support of this project due to how Pilates ProWorks will complement the
existing businesses on Broadway.
Please let me know if we have missed any questions raised by the Commission and if you need any other
information. Please also confirm that this application is on the Planning Commission's action item agenda for May
12th. Thank you.
Brian
Brian Swartz, Cascade Capital LLC— A Real Estate Investment �r Development Consulting Group
2425 Channing Way, Berkeley, CA 94704 / p 415 272 6897 / f 415 2761827
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EXCERPT — April 28, 2014 Planning Commission Minutes
1300 Broadway (Agenda Item 2)
2. 1300 BROADWAY, ZONED C-1, BROADWAY COMMERCIAL AREA — APPLICATION FOR
CONDITIONAL USE PERMIT AND PARKING VARIANCE FOR A NEW COMMERCIAL
RECREATION FACILITY (PILATES AND BARRE STUDIO) IN AN EXISTING COMMERCIAL
BUILDING (BRIAN SWARTZ, APPLICANT; SETH BROOKSHIRE, DESIGNER; ERVIN EPSTEIN, JR.
ET AL, PROPERTY OWNER) STAFF CONTACT: RUBEN HURIN
All Commissioners had visited the property. There were no ex-parte communications. Reference
staff report dated April 28, 2014, with attachments. Senior Planner Hurin provided a brief
overview of the application.
■ Feels is a good application. Will bring life to the street.
■ The design is nicely detailed at the front.
■ Feels the parking study is believable. Could employees be directed to park in Parking Lot
R?
■ Hope a lot of people will walk to the facility.
■ Have there been any issues with parking at the Dailey Method on Oak Grove Avenue (a
similar use)? (Hurin — will review.)
• Approved a similar studio on Chapin Avenue recently; what is that experience.
■ On the Tuesday evening of the parking study, was Off-the-Grid open? What was the
impact on parking?
■ Only concern is potential impacts on parking on Friday nights. What are the hours on
Friday evenings? Could the use conflict with the restaurant uses if the hours aren't limited
on that evening?
■ Likes the project, just concerned about the adequacy of the parking.
■ Not a lot of students take fitness classes on Friday evenings.
This item will be set for fhe Regular Action Calendar when all information has been submitted and
reviewed by the Planning Division.
This item concluded at 7:17 p.m.
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APPLICATION TO THE PLANNlNG COMMISSiQN
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�Conditional Use Permit � Speciai Permit ❑ Other:
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PROJECT ADDRESS: � 3 �' � ' Cx .!?�
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BROADWAY
VIL.I.AGE
SHOPS
April 4, 2014
City of Burlingame
Attn: Planning Dept.
501 Primrose
Burlingame, CA 94010
RE: 1300 Broadway — Pilates Pro
Dear Commissioners,
The Broadway Burlingame Business Improvement district asks that you approve the
proposed pilates business for 1300 Broadway. We believe it would be a good fit for the
street and bring people to the street that will benefit other businesses on Broadway.
Sincerelv.
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Ross C. Bruce
President
BID
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Broadway Business Improvement District • 1399 Broadway, Burlingame, California 94010
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City of Burlingame Pla�ning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burfin�ame.ore
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
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The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.52.02U). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made for your request. Please type or write neatly
in ink. Refer to the back of this form for assistance with these questions.
1. Explain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public healtlr, safety, genera/ welfare or
convenienc�
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2.
Ho►v will t/ze proposed use be located and conducted in accordance with the Burlingame
Genera! PJan and Zoning Ordinance?
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3.
How will the proposed project be compatihle wit/t the uesthetics, mass, bulk and character of
the existing and potential uses on adjoining properties in t/:e generul vicinity?
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CONDITIONAL USE PERMIT APPLICATION
1. Expiain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public health, safety, general welfare or convenience.
The proposed locotion for Pilates ProWorks,1300 Broadway, is nonconforming since it never had on-
siie parking, as has a/ways been ihe condition for most of the uses within the Broadway Commercial
Area. As is documented and quantified within the attached Pilate's ProWorks Capacity Parking
Ana/ysis" — January, 2014, the current amount of existing public parking meets and exceeds the
parking needs of the proposed use. This is further discussed in the Variante Application. The Parking
Ana/ysis was conducred in relation to public parking space either adjacent to 1300 Broadway or within
close, very convenient, proximity to 1300 eroadway while not giving any consideration to the
possibility of people parking in other places including the 5 additiona/ public porking lots in the
Broadway Commercia/ Area and the many other public parking spaces, carpooling, walking or riding
their bikes to Pilates ProWorks.
According to City documents the public parking within the eroadway Commercia/ District is for the
purpose of "serving customers, visitors, employees and residents; while promoting customer and
visitor parking a/ong Broadway". The complimentory nature and positive impact of Pilotes ProWorks
on the Broadway Commercial District and Area will further these objectives.
This application will have no effect on existing site conditions including no negative impact on the
public hea/ih, safety, genera/ welfare or convenience of the Broadway Commercia/ Area. It will have a
positive impact on public hea/th by bringing a physica/ fitness use, for all ages, io the Area. This in
turn will bring shoppers, consumers and people looking to eat and snack to the area while creating a
positive impact on the economic vitality of this Area.
The granting of the CUP will not adversely affect the health, comfort or safety of persons residing,
working or walking in the area because of the low intensity of use and availability of parking because
of the complementary nature of the use. Please also note that music and other noises will not be
heard from outside of the studio due to doors being closed and the low level it is played.
2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan
and Zoning Ordinance?
Pilates ProWorks will further the City's Community Development Objectives including;
a. Assure ihat eurlingame will tontinue to be a"well-rounded" Clty wlth residences, schools,
business, industry, and space and facilities for social, recreationa/ and cultural activities.
b. Maintain and strengthen /ocal sources of revenue to enable the City to continue to provide
services and facilities at present or improved levels without increasing /ocal tax rates.
c. Enhance the local economy and the prospects for economic well-being for all residents.
Furthermore, the property is zoned Commercial (CI) and the use is commerciol recreation and is
allowed via the securing of a Conditional Use Permit. The use as with many uses in the eroadway
Commercial Area also requires a parking variance, due to the fact that the site has no on-site parkinq.
There will be no changes to the exterior facades of the building ar 1300 eroadway. Therefore no
design review is required. The interior of the building will be done in accordance with all eurlingame
and CBC building standards including meeting all cuirent ADA, fire and Title 24 requirements.
3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the
existing and potential uses on adjoining properties in the general vicinity?
No exterior redesign, modifications or work of any type is being proposed. Therefore, the proposed
use will have no impact on the aesthetics, mass, bulk and character of the existing and potential uses
on adjoining properties in the general vicinity.
E�
BURLINGAME
�-. �
I�
CITY OF BURLINGAME
VARIANCE APPLICATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these questions.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to
your property which do not apply to other properties in this area.
T � �t5e
�ee
��a��.�
b. Explain why the variance request is necessary for the preservation and enjoyment of a
substantial property right and what unreasonable property /oss or unnecessary
hardship might result from the denial of the application.
r�
c. Explain why the proposed use at the proposed location will not be detrimental or
injurious to property or improvements in the vicinify or to public health, safety,
general welfare or convenience.
lt
d. How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity?
/�
COMMUNITY DEVELOPMENT DEPARTMENT � SO1 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
Handouts\Variance Application.2008
CITY OF BURLINGAME
VARIANCE APPLICATION
COMMUNITY DEVELOPMENT DEPARTMENT 0 501 PRIMROSE ROAD 0 BURLINGAME, CA 94010 p:
650.558.7250 0 f: 650.696.3790 � www.burlingame.org
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.54.020 a-d). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made for your request. Please type or write
neatly in ink. Refer to the back of this form for assistance with these questions.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to your
property which do not apply to other properties in this area.
This location does not meet the current parking standards because there is no onsite parking, as is the
case with most of the properties within the Broadway Commercial Area.
Please note that the Commercial parking standard of one parking space per 50 square feet of workout
studio space and one parking space per 200 square feet for all other space that the City must use for
this application is possibly overly stringent. Cities surveyed that do have a specific parking standard
for exercise studios, use the ratio of one parking space for every 250 square feet. Based upon the
1:50/1:200 ratio, 45 parking spaces would be required. Based upon the 1:250 ratio, 15 parking spaces
would be required.
The attached Parking Study shows that there are empty available spaces at the very upper end of this
range at all hours of the week and weekend days surveyed that Pilates ProWorks operates.
Due to the limited number of Pilates machines to be used at any one time, and the size of the Barre
Pro area, the proposed use at 1300 Broadway will be less intensive than the above-referenced
standard. One workout studio will accommodate a maximum of 11 students per area and the other
13 plus the maximum number of employees at any one time will be 3. Therefore the actual maximum
capacity usage shown in the attached Exhibit, will be 27.
The attached Parking Study shows that there are significantly more than 27 empty spaces at all hours
of the week and weekend days surveyed that Pilates ProWorks operates.
b. Explain why the variance request is necessary for the preservation and enjoyment of a
substantial property right and what unreasonable property loss or unnecessary hardship might
result from the denial of the application.
The granting of the application is necessary for Pilates ProWorks to fully enjoy the premises, since no
modification to the size of the existing building, or to the parcel can feasibly be performed.
c. Explain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public health, safety, general welfare or
convenience.
The granting of the variance will not adversely affect the health, comfort or safety of persons residing,
working or walking in the area because of the low intensity of use and availability of parking.
d. How will the proposed project be compatible with the aesthetics, mass, bulk and character of
the existing and potential uses on adjoining properties in the general vicinity?
No exterior redesign, modifications or work of any type is being proposed. Therefore, the proposed
use will have no impact on the aesthetics, mass, bulk and character of the existing and potential uses
on adjoining properties in the general vicinity.
Community Development Dept. ■ 501 Primrose Road • Burlingame, CA 94010 ■ P:650.558.7250 ■ F:650.696.3790 • www.burlinqame.org
��
BURLINGAME
� COMMERCIAL APPLICATION
PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM
1. Proposed use of the site �i /�c?� �_�,xG.e..t-���5e. �"�' :�
2. Days and hours of operation M- F� 5� 3 v� w, -}o P� 3fl �+1-�
� S�-� � (o �3"O q,m -�p 3 ��D. � j'i
3. Number of trucks/service vehicles to be parked at site (by type) �"
,;
4. Current and projected maximum number of employees (including owner) at this location: "' �'� r�����NGAf'�'�
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Hours of Before After Before After �r Before After
Operation 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm
Weekdays ( 1 1 � � /
Full-time � �
Part-time � � � � � �
Weekends � � � � � �
Full-time
Part time � � � � � �
5. Current and projected maximum number of visitors/customers who may come to the site:
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Hours of Before After Before After Before After
Operation 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm
Weekdays � � � � � �� � � �
Weekends �� / /� �� �� � � �
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6. What is the maximum number of people expected on site at any one time (include owner, employees and
visitors/customers): ,?iZ
7. Where do/will the owner and employees p;
8. Where do/will the customers/visitors park?
9. Present or most recent use of site ��� �✓C'�
10. List other tenants on property, their number of employees, hours of operation (attach a list if more room is
needed) /Uo �1R—
Commercial Application.doc
Project Comments
Date:
To:
From:
April 10, 2014
� Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use Permit and Parking Variance for a
commercial recreation use (Pilates) in an existing commercial
building at 1300 Broadway, zoned C-1, Broadway Commercial
Area, APN: 026-095-140
Staff Review:
No further comments.
All conditions of approval as stated in the review dated 3-14-2014 will apply to this
project.
_
Reviewed by: � " / � Date: 4-10-2014
��"
�
Project Comments
Date:
To:
March 10, 2014
� Engineering Division
(650) 558-7230
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
X Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
From:
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use Permit and Parking Variance for a
commercial recreation use (Pilates) in an existing commercial
building at 1300 Broadway, zoned C-1, APN: 026-095-140
Staff Review: March 10, 2014
�
'1
�
2)
Plans submitted for any commercial project must be designed, wet-stamped, and
signed by a licensed architect. 1997 Uniform Administrative Code §302.2 and
§302.3.
On the plans specify that this project will comply with the 2013 California Building
Code, 2013 California Residential Code (where applicable), 2013 California
Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing
Code, including all amendments as adopted in Ordinance 1889. Note: If the
Planning Commission has not approved the project prior to 5:00 p.m. on
December 31, 2013 then this project must comply with the 2013 California
Building Codes.
� Specify that this project will comply with the 2008 California Energy Efficiency
Note: The California Building Standards Commission has delayed
implementation of the 2013 Energy Codes. If an application is submitted for this
project prior to July 1, 2014 then the project will be required to comply with the
2008 California Energy Efficiency Standards.
��'Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
5) Qn the first page of the plans specify the following: "Any hidden conditions that
(__.= require work to be performed beyond the scope of the building permit issued for
these plans may require further City approvals including review by the Planning
Commission." The building owner, project designer, and/or contractor must
submit a Revision to the City for any work not graphically illustrated on the Job
Copy of the plans prior to performing the work.
6) Anyone who is doing business in the City must have a current City of Burlingame
business license.
7) Provide fully dimensioned plans.
8) Provide a fully dimensioned site plan which shows the true property boundaries,
the location of all structures on the property, existing driveways, and on-site
parking.
9) Provide a complete demolition plan that indicates the existing walls, walls to be
demolished, new walls, and a legend. NOTE: A condition of this project
approval is that the Demolition Permit will not be issued and, and no work
can begin (including the removal of a� building components), until a
Building Permit has been issued for the project. The property owner is
responsible for assuring that no work is authorized or perFormed.
10)Show the distances from all exterior walls to property lines or to assumed
property lines
11)Show the dimensions to adjacent structures.
12)Indicate on the plans that a Grading Permit, if required, will be obtained from the
� �% Department of Public Works.
13)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
14)Provide handrails at all stairs where there are four or more risers. 2013 CBC
§ 1009.
15)Provide lighting at all exterior landings.
16)�omplete the occupant load table below, that accounts for all floor area in the
�- � tenant space, and provide the table on the first page of the plans. See 2013 CPC
§1004.4 and Table 1004.1.2.
Occ. Grou S uare Feet Occu ant Load Factor Total Occu ant Load
A-3 Front Office 15
A-3 (Exercise 50
Rooms
Locker Rooms - 50
Accesso to A-3
B Office 100
M Retail 30
S-2 Stora e 300
* Not required to be counted in the Occupant Load Calculation per CBC §202"Floor Area
NeY'
Corridors* 0 0
Stairwa s* 0 0
Toilet Rooms" 0 0
Mechanical 0
Rooms* 0
Closets* 0 0
Total Bld . Area
'k'�)�n your plans provide a table that includes the following:
� a. Occupancy group for each area of the building
b. Type of construction
c. Indicate sprinklered or non-sprinklered
�lustrate compliance with the minimum plumbing fixture requirements described
in the 2013 California Plumbing Code, Chapter 4, Table 422.1 Minimum
_Plumbing Facilities and Table A- Occupant Load Factor.
1�9 pecify a locker room for each gender that can be accessed without traveling
�hrough the opposite gender's locker room.
Provide complete dimensioned details which show that the shower is accessible.
21)Specify on the plans the location of all required accessible signage. Include
references to separate sheets on the plans which provide details and graphically
illustrates the accessible signage requirements.
22)Specify the accessible path of travel from the public right of way, through the
� main entrance, to the area of alteration.
; 2�)Specify an accessible path of travel from all required exits to the public right of
L� way. NOTE: The second exit is defined as an "Egress Court" and as such must
comply with 2013 CBC § 1027.4.2. Provide details on the plans which show
�compliance with this Code section.
: 24 pecify that the path of travel from all required exits to the public right of way has
a slope less than 5% and cross slope no greater than 2% with no deviations
�greater than in grade greater than '/4".
�25 pecify a level landing, slope, and cross slope on each side of the door at all
required entrances and exits.
26)Specify accessible countertops where service counters are provided
27)Provide complete dimensioned details for accessible bathrooms
28)Please Note: Architects are advised to specify construction dimensions for
accessible features that are below the maximum and above the minimum
dimension required as construction tolerances generally do not apply to
accessible features. See the California Access Compliance Manual —
Interpretive Regulation 11 B-8.
NOTE: A written response to the items noted here and plans that specifically
address items 1, 3, 4, 5, 12, 16, 17, 18, 19, 20, 23, 24, and 25 must be re-
submitted before this project can move forward for Planning Commission
action. �" �
� -� � �
Reviewed by�___.--- .- ' -- ' - Date: 3-14-2014
,
Project Comments
Date:
To:
From:
March 10, 2014
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use Permit and Parking Variance for a
commercial recreation use (Pilates) in an existing commercial
building at 1300 Broadway, zoned C-1, APN: 026-095-140
Staff Review: March 10, 2014
1
E
3
4.
The building shall be equipped with an approved NFPA 13 Sprinkler System throughout.
Sprinkler drawings shall be submitted and approved by the Central County Fire
Department prior to installation. The system shall be electronically monitored by an
approved central receiving station.
The applicant shall ensure proper drainage in accordance with the City of Burlingame
Engineering Standards is available for the fire sprinkler main drain and inspector test on
the building plumbing drawings. These items may drain directly to landscape or in the
sewer with an air gap.
The fire protection underground shall be submitted and approved by the Burlingame
Building Department prior to installation.
The fire sprinkler system will not be approved by the Central County Fire
Department until the fire protection underground has been submitted and
approved by the Burlingame Building Department.
Reviewed by: ��
Date: Z l i��—�`i
Project Comments
Date:
To:
From:
March 10, 2014
X Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
0 Fire Division
(650) 558- 7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use Permit and Parking Variance for a
commercial recreation use (Pilates) in an existing commercial
building at 1300 Broadway, zoned C-1, APN: 026-095-140
Staff Review: March 10, 2014
1. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
2. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 3/27/2014
RESOLUTION APPROVING CATEGORICAL EXEMPTION,
CONDITIONAL USE PERMIT AND PARKING VARIANCE
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Conditional Use Permit and Parkinca Variance for a new commercial recreation facilitv (Pilates
and Barre studio) in an existinq commercial buildinq at 1300 Broadwav, zoned C-1, Broadwav
Commercial Area, Ervin Epstein, Jr. Et AI, P.O. Box 519, Oakhurst, CA 93644 propertv owner
APN: 026-095-140;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
May 12, 2014, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on
the environment, and categorical exemption, per CEQA Article 19, Section 15301 (a)
which states that Interior or exterior alterations involving such things as interior
partitions, plumbing, and electrical conveniences are exempt from environmental review.
2. Said Conditional Use Permit and Parking Variance are approved subject to the
conditions set forth in Exhibit "A" attached hereto. Findings for such Conditional Use
Permit and Parking Variance are set forth in the staff report, minutes, and recording of
said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of
Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a
regular meeting of the Planning Commission held on the 12th dav of Mav, 2014 by the following
vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption, Conditional Use Permit and Parking Variance.
1300 Broadway
Effective May 22, 2014
that the commercial recreation use with classes (group fitness instruction studio) shall be
limited to 3,907 SF of the existing commercial building at 1300 Broadway, as shown on
the plans submitted to the Planning Division and date stamped April 7, 2014, sheets
A1.1 and A2.1;
2. that the business owner shall direct employees of the group fitness instruction studio to
park in Public Parking Lot R and T;
3. that the Conditional Use Permit and Parking Variance shall apply only to a group fitness
instruction studio and shall become void if the group fitness instruction studio ceases, is
replaced by a permitted use, is ever expanded, demolished or destroyed by catastrophe
or natural disaster or for replacement;
4. that all activities associated with the group fitness instruction studio shall occur indoor
only; no portion of the exterior of the site shall be used for activities associated with the
group fitness instruction studio;
5. that the group fitness instruction studio may only be open for business Monday through
Thursday from 5:30 a.m. to 8:00 p.m., on Friday from 5:30 a.m. to 6:00 p.m. and on
Saturday from 6:30 a.m. to 3:30 p.m.; there shall be a maximum one full-time and three
part-time employees on site at any time;
6. that the maximum number people on site at any one time shall be 27 persons, including
the employees and customers;
7. that any changes to the floor area, use, hours of operation, or number of employees
which exceeds the maximums as stated in these conditions shall require an amendment
to this Conditional Use Permit;
8. that the conditions of the Building Division's April 10, 2014 and March 14, 2014 memos,
the Fire Division's March 24, 2014 memo and the Engineering Division's March 27, 2014
memo;
9. that interior demolition or removal of the existing structures on the site shall not occur
until a building permit has been issued and such site work shall be required to comply
with all the regulations of the Bay Area Air Quality Management District;
10. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit; and
11. that any improvements for the use shall meet all California Building and Fire Codes,
2013 Edition, as amended by the City of Burlingame.
� CITY OF BURLINGAME
�C�� COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
:kia, i BURLINGAME, CA 94010
�° � �i —' ,. PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1300 BROADWAY
The City of Burlingame Planning Commission announces the p�gLIC HEARING
following publit hearing on MONDAY, MAY 12, 2014 NOTICE
at 7:00 P.M. in the City Hall Council Chambers, SOl
Primrose Road, Burlingame, CA:
Application for Conditional Use Permit and Parking
Variance far a new commercial recreation facility (Pilates
and Barre studio) in an existing commercial building at
1300 BROADWAY zoned C-1, Broadway Commercial
Area. APN 026-095-140
Mailed: May 2, 2014
(Plsase refer to other side)
Citv of Burlin , ame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in caurt, 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.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
TRANSPORTATION CONSUITING
January 24, 2014
Brian Swartz
Cascade Capital LLC
225 Channing Way
Berkeley CA 94704
Subject: Parking Study for 1300 Broadway, City of Burlingame
Dear Mr. Swartz:
.. y. ,
: � �"� � �`'�; � �
y� h ����jq
Pursuant to your request, Parisi Transportation Consulting has reviewed the parking survey data
for the 1300 Broadway site in the City of Burlingame.
Representatives of Cascade Capital LLC performed a parking survey to determine the parking
demand in a portion of downtown Burlingame. The survey objective was to find whether there is
adequate parking supply to serve a proposed use at 1300 Broadway, which is on the corner of
Broadway and Paloma Avenue. The parking survey was performed on one weekend day
(Saturday) and one weekday (Tuesday) at the following locations:
• Burlingame Lot P
• Burlingame Lot Q
• Broadway, from Paloma Avenue to Capuchino Avenue
. Paloma Avenue at Broadway
• Capuchino Avenue at Broadway
The parking survey on Saturday, January 1 1 was performed through the morning and afternoon
peaks, starting at 8 a.m. and ending at 3 p.m. The Tuesday, January 14, 2014 survey was
performed from 6 a.m. through 8 p.m. The hour-by-hour tallies are attached. The surveyed areas
have a total of 92 parking spaces, including 51 spaces in Lots P and Q, 21 metered spaces on
Broadway, and 20 metered spaces off Broadway. Unmetered spaces were not counted.
Parking demand on Saturday peaked at approximately 64 percent occupancy in the areas
surveyed, leaving at minimum 33 vacant spaces. Saturday parking demand was highest from
noon to 1 p.m. Parking demand on Tuesday peaked at 54 percent, with the peak occurring
from 1 p.m. to 2 p.m. There were 42 vacant spaces at peak demand in the counted areas on
Tuesday.
In addition to parking occupancy, the parking surveys recorded license plates to determine
parking duration. On Saturday, there were no records of spaces occupied by the same vehicle
www.pcarisi-�ssociates.c�n �
for more than two hours. Tuesday had 21 instances of spaces occupied by the same vehicle for
more than four hours; these all occuRed in Lot P and Lot Q. No space on Broadway, Paloma
Avenue, and Capuchino Avenue was occupied by the same vehicle for more than two hours.
Please let me know if you have any questions.
Sincerely,
�
�� �
Andrew Lee, TE
Sr. Transportation Engineer
Attachments: Parking Survey Form, Vicinity Map, and Parking Tallies
Attachment A- Sample Parking Count Sheet
License Plate Survey Form
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TRANSPORTATION COMSUITING
Attachment B -Parking Survey Map
oN-sTREE= P,aRK r,� � Parking survey areas
24-minu[e Met?rs
� t-hour Nleters
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Attachment C2 - Weekday Parking Survey Results, 1300 Broadway, Burlingame CA
Date: Tuesday, January 14, 2014
Time hour startin Occu ied S aces
Meter 6:00 7:00 8:00 9:00 10:00 11:00 12:00
Lot / Street To / From S aces AM AM AM AM AM AM PM
P NA 30 4 10 2 10 12 7 8
Q NA 21 0 3 16 16 14 15 12
Broadway Capuchino to 1 1 2 2 4 8 8 6 10
east side Paloma
Broadway Paloma to 10 3 3 5 7 5 9 8
west side Ca uchino
Patoma � Broadway 8 3 7 6 6 5 S 7
Capuchino @ Broadway 12 0 4 2 2 1 3 2
Total spaces 92 12 29 35 49 45 45 47
filled
Percent filled 13% 32% 38% 53% 49% 49% 51%
Empty spaces 80 63 57 43 47 47 45
Time hour startin Occu ied S aces
Meter 1:00 2:00 3:00 4:00 5:00 6:00 7:00
Lot / Street To / From S aces PM PM PM PM PM PM PM
P NA 30 11 12 13 14 14 12 9
Q NA 21 12 11 11 11 12 15 12
Broadway Capuchino to 1 1 9 7 9 8 6 4 5
east side Paloma
Broadway Paloma to 10 7 5 4 4 6 8 7
west side Ca uchino
Paloma @ Broadway 8 6 4 5 5 6 5 5
Capuchino @ Broadway 12 5 1 2 1 1 1 1
Totalspaces 92 50 40 44 43 45 45 39
filled
Percent filled 54% 43% 48% 47% 49% 49% 42%
Empty spaces 42 52 48 49 47 47 53
■ -
TRANSPORTATION (ONSULTING
Attachment C1 - Weekend Day Parking Survey Results, 1300 Broadway, Burlingame CA
Date: Saturday, January 1 1, 2014
Tme hour startin
Meter 8:00 9:00 10:00 11:00 12:00 1:00 2:00
Lot / Street To / From S aces AM AM AM AM PM PM PM
P NA 30 3 8 14 17 18 18 16
Q NA 21 0 11 13 12 9 8 17
Broadway Capuchino to 1 1 3 3 7 7 8 3 4
east side Paloma
Broadway Paloma to 10 3 3 3 9 6 3 6
west side Ca uchino
Paloma @ Broadway 8 5 6 7 6 7 7 5
Cap�chino @ Broadway 12 1 2 10 8 9 7 6
Total spaces 92 15 33 54 59 57 46 54
filled
Percent filled 16% 36% 59% 64% 62% 50% 59%
Empty spaces 77 59 38 33 35 46 38
TRANSPORTAiION (ONSULiIN6
Attachment D: Original Parking Survey Sheets
iRANSPORiATION (ONSULiIM6
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Attachment
Lot / Street
P
Q
Broadway (East Side)
Broadway (West Side)
Paloma
Capuchino
DATE HERE
To / From
N/A
N/A
Capuchino to Paloma
Paloma to Capuchino
At Broadway
At Broadway
Total spaces filled
Percent filled
Empty spaces
Meter Spaces
30
21
11
10
8
12
92
Pilates Pro Projected Max Capacity
Empty Spaces Post Pilates Pro
_ � 1300 Broadway, Burtingame, CA
Time (hour starting) � Occupied Spaces
1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM
11 12 13 14 14
12 11 11 il 12
9 7 9 8 6
7 5 4 4 6
6 4 5 5 6
S 1 2 1 1
50 40 44 43 45
54% 43% 48% 47% 49%
42 52 48 49 47
3 3 3 14 14
39 49 45 35 33
6:00 PM
12
15
4
8
5
1
45
49%
47
14
33
7:00 PM
9
12
5
7
5
1
39
429'0
53
27
26
Attachment C2 - Weekday Parking Survey Results � 1300 Broadway, Burlingame, CA
Tuesday, January 14, 2014 Time (hour starting) � Occupied Spaces
Lot / Street To / From Meter Spaces 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM
P N/A 30 4 10 2 10 12
Q N/A 21 0 3 16 16 14
Broadway (East Side) Capuchino to Paloma 11 2 2 4 8 8
Broadway (West Side) Paloma to Capuchino 10 3 3 5 7 5
Paloma At Broadway 8 3 7 6 6 5
Capuchino At Broadway 12 0 4 2 2 1
Total spaces filled 92 12 29 35 49 45
Percent filled 13�0 32�0 38°� 53�0 49%
Pre-Pilates Pro Empty spaces 80 63 57 43 47
11:00 AM
7
15
6
9
5
3
45
49%
47
12:00 PM
8
12
10
8
7
2
47
51%
45
� �
A
Y
:n,:�c
,, !
Pilates Pro Projected Max Capacity 14 14 14 27 14 14
Empty Spaces Post Pilates Pro 66 49 43 16 33 33
Attachment C1 - Weekend Day Parking Survey Results � 1300 Broadway, Burlingame, CA
Saturday, January 11, 2014 Time (hour starting) � Occupied Spaces
Lot / Street To / from Meter Spaces *7:00:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM
P N/A 30 3 3 8 14 17 18
Q N/A 21 0 0 11 13 12 9
Broadway (East Side) Capuchino to Paloma 11 3 3 3 7 7 8
Broadway (West Side) Paloma to Capuchino 10 3 3 3 3 9 6
Paloma At Broadway 8 5 5 6 7 6 7
Capuchino At Broadway 12 1 1 2 10 8 9
Total spaces filled 92 15 15 33 54 59 57
Percent filled 16% 16% 36% 59% 64% 62%
Pre-Pilates Pro Empty spaces 77 77 59 38 33 35
Pilates Pro Projected Max Capacity 14 14 27 14 14 3
Empty Spaces Post Pilates Pro 63 63 32 24 19 32
3
42
1:00 PM I 2:00 PM
18 16
8 17
3 4
3 6
7 5
7 6
46 54
50% 59%
46 38
3 16
43 22
'Estimoted number for avaialble public parking and actual Pilates Pro max numbers
Project Comments
Date:
March 10, 2014
To: � Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558- 7334
From: Planning Staff
� Fire Division
(650) 558-7600
X Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Subject: Request for Conditional Use Permit and Parking Variance for a
commercial recreation use (Pilates) in an existing commercial
building at 1300 Broadway, zoned C-1, APN: 026-095-140
Staff Review: March 10, 2014
No Comment — submittal is for a parking variance only; no proposed construction.
Reviewed by: SD � �
Date: 3/10/14
Project Comments
Date:
To:
From:
March 10, 2014
� Engineering Division
(sso) �s-�23o
� Building Division
(650) 558-7260
X Parks Division
(650) 558-7334
0 Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use Permit and Parking Variance for a
commercial recreation use (Pilates) in an existing commercial
building at 1300 Broadway, zoned C-1, APN: 026-095-140
Staff Review: March 10, 2014
1. No Comments
Reviewed by: B Disco
Date: 3/14/14
CD/PLG-Hurin, Ruben
From:
Sent:
To:
Cc:
Subject:
Attachments:
Brian,
CD/PLG-Hurin, Ruben
Friday, March 21, 2014 1:30 PM
'Brian Swartz'
'Annabelle Morris'; 'David Salazar'; 'Seth Brookshire'
RE: 1300 Broadway - Comments and Endorsement
Planning Comments - 1300 Broadway.pdf
Attached you will find application review comments from the Planning Division. Please address all comments marked with
a "►" symbol.
I have yet to receive plan review comments from the Engineering and Fire Divisions; I've left messages for them and hope
to receive their comments soon. Please hold off on resubmitting until all comments are provided to you.
Please feel free to contact me should you have any questions.
Thanks,
Ruben
.. e,�°c,e,�n e'er4sa:.: � Community Development Department - Planning Division � City of Burlingame � ph 650.558J256 � fax
650.696.3790 � Y��_._nraburlingam:. _,
From: Brian Swartz [mailto:brianCacascadecapitalllc.com]
Sent: Friday, March 21, 2014 7:54 AM
To: CD/PLG-Hurin, Ruben
Cc: 'Annabelle Morris'; 'David Salazar'; 'Seth Brookshire'; 'Brian Swartz'
Subject: 1300 Broadway - Comments and Endorsement
Good morning—
As a follow up to our conversation earlier this week, please let me know if you have any other comments in, on the 1300
Broadway application, and if so forward them to me.
Please know that the Broadway Improvement District formally and unanimously endorsed the project last night as did
the immediately adjacent property owners and the one across the street where the grocery store and Starbucks is
located. They said that Pilates Pro meets their objectives for Broadway "spot on". They also appreciated the thoughtful
and comprehensive parking analysis we did which shows a significant excess of available parking after factoring in full
capacity usage of Pilates Pro. They are quite concerned about 1300 Broadway remaining vacant and would like the
approvals to be expedited.
Thank you.
Brian
Brian Swartz, Cascade Capital LLC— A Real Estate Investment � Development Consulting Group
2425 Channing Way, Berkeley, CA 94704 % p 415 272 6897 / f 415 2761827
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address: 1300 Broadway
Description: Conditional Use Permit and Parking Variance for Pilates Studio
Date of Plans: March 6, 2014
Lot Area: 6,615 SF Zoning: C-1, Broadway Commercial Area
P/ease address all comments marked with a"► " symbol.
1. Retail and Commercial Recreation Use (Code Section 25.30.065 (b) and 25.30.030 (b))
The proposed business includes a Pilates and Barre studio, which is considered to be a commercial
recreation use. A commercial recreation use requires an application for Conditional Use Permit. An
application for Conditional Use Permit has been submitted.
The proposed business also includes a retail component, which is a permitted use in this zoning district.
► Please provide a letter describing in detail the proposed business to be operated by Pilates Proworks. This
should be prepared by the proposed business to provide the Planning Commission a clear understanding
of the services/activities proposed at the site.
2. Off-Street Parking (Code Section 25.70.040)
• The existing site is conforming in off-street parking since it contains no parking spaces on-site.
■ Additional on-site parking is required for a change in type or intensification of use (CS 25.70.010, b). In this
case, the use is being intensified from retail (1:400 SF retail parking ratio) to a mix of group fitness
instruction (1:50 SF classes parking ratio), office (1:300 SF parking ratio), storage (1:1000 SF parking ratio)
and commercial recreation (1:200 SF parking ratio). Therefore, additional on-site parking is required for the
difference between the existing and proposed parking requirement.
Based on the existing use in this tenant space (3,465 SF of retail + 442 SF of storage), a total of 9.1
parking spaces are required on site. The proposed Pilates studio requires a total of 26.91 on-site parking
spaces (based on the 1:50 SF, 1:400 SF, 1:300 SF and 1:200 SF parking ratios; see attached parking
calculations). The difference between the existing and proposed parking demand is 18 parking spaces.
Therefore, a Parking Variance is required for 18 additional required parking spaces that cannot be
accommodated on-site. An application for Parking Variance has been submitted.
A Parking Study, dated January 24, 2014, was prepared by Parisi Transportation Consulting and has been
submitted as mitigation for the Parking Variance. The Parking Study will be reviewed by the Planning
Commission as a part of this application.
No response required.
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
3. Commercial Design Review (Code Section 25.57.010)
• The only change proposed to the exterior facades of the existing commercial building is eliminating an
exterior door along the Paloma Avenue building facade. Since the exterior change constitutes less than
50% of the exterior fa�ade, it is not subject to Commercial Design Review.
No response required.
4. Miscellaneous
► On Existing and Proposed Floor Plans, label of uses of two other tenants in the building (retail, personal
service, etc.).
► On Existing and Proposed Floor Plans, provide exterior dimensions of the tenant space.
End of Review
2
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Project Address: 1300 Broadway Lot Size: 6515 SF
_ _....... __.... __ _ __
Date of Plans: March 6, 2014 Zoning District: R-1
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_ __ _ _Q _ _c _� i _
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__ ... ..........................................._................_ .... . .. . ......... . ..._. .. _ _ . __.................. __
��� `�' (23' �c � °�') � ► �• so �' -
_ _ __.. .......
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spaccS
D� �cr�rce ��n .��rk�^� �ew�a.-c�s: ��� �� ar IS spaceS
1300 Broadway
Burlingame, California
Reviewer: Ruben Hurin, Planning
Joe Cyr, Building Division
Rocky , Fire Division
Response: March 28, 2014
See revised drawings and
description below
..r��� V �La
The following modifications are made to Planning Commission Conditional Use and Parking Variance
application for the proposed Pilates Pro Works fitness studio located at 1300 Broadway. Following is
our response to plan check comments from Planning, Building, and Fire Divisions:
Planning Division Comments:
No: Revised: Revision Comments:
4. A2.1 Adjacent commercial uses within the subject property have been labeled as
'restaurant' and'retail'. Dimensions have been added at the exterior of the
building showing the measurements of the occupancy at 1300 Broadway
Buildin Division Comments:
No: Revised: Revision Comments:
1. A1.1 & A2.1 Sets have been stamped and wet signed
3. A1.1
4. A1.1
5.
12.
The Applicable Codes section of the cover sheet has been revised to include
the 2008 California Energy Efficiency Standards
'Municipal Requirements' notes section has been added and all specified notes
have been added relating to construction hours, additional permits, and grading
16. A2.1 The Occupant Load Calculations shown on sheet A2.1 have been revised to
reflect 15 occupants per S.F. at reception and 30 S.F. at retail. The total
occupant load has been revised from 50 to 75
17. A1.1, A2.1 a. Occupancy load: See item 16
b. Type of construction: See A1.1 Project�Code Data
c. Fire protection: See A1.1 Project/Code Data
18. A2.1 See plumbing fixture calculations located below occupant load calculations
... � _
�
19. The proposed locker areas are for storage use only, no changing areas are
provided thus avoiding the necessity for separate facilities for male and female
clients. Clients requiring changing areas shall use either restroom or the
shower room
20. Per phone conversation with Joe Cyr on 3/26/14 enlarged shower room plan
with accessibility compliance dimensions and details shall be provided after
Planning Commission CUP/PV approval in fuil Building Permit application
document package
23. A2.1 Accessible path of travel shown from all areas to front exit thus meeting 2013
CBC requirements. Dimension added at rear of building showing actuai width to
property line avoids'Egress Court' requirements as stated in CBC 1027.4.2
24. A2.1 Path of travel slope and grade notes added to plans
25. A2.1 Landing area and dimensions shown at interior and exterior of front exit. Note
added to pian
Fire Division Comments:
No: Revised: Revision Comments:
1-4 A1.1 Per voicemail from Fire Marshal Rocky.... Fire Division comments are
acknowledged and shall be addressed after Planning Commission CUP/PV
approval during formal Building Permit application review. Additional permits
for fire sprinkler system and drainage requirements may be required. See
revised Fire Protection note sheet A1.1 Project / Code Information section
� , , .,