HomeMy WebLinkAbout1327 Broadway - Staff Report (3)Item #4
CITY OF BURLINGAME
SPECIAL PERMIT AND PARKING VARIANCE FOR EXPANSION
OF A FOOD ESTABLISHMENT
Address: 1327 Broadway
Meeting Date: 4/28/97
Request: Special pernut and parldng variance for expansion of a food establishment for outdoor
pado seating (CS 25.36.038, 2) at 1327 Broadway, zoned C-1, Broadway Commercial
Area.
Applicant: Gerard Mitchell APN: 026-211-300
Property Owner: Bill Nerli
Lot Dimensions and Area: 5,225 SF Zoning: C-1
General Plan: Commercial, Retail Shopping and Service
Adjacent Development: Multifamily Residential, Commercial, Retail and Food Establishment
CEQA Status: Article 19. Categorically Exempt per Section 15301 Existing Facilities, Class 1
consists of operation, repair, maintenance, or minor alteration of existing public or private
structures, facilities, mechanical equipment, or topographical features, involving negligible or no
expansion of use beyond that previously existing, including but not limited to: (a) interior or
exterior alterations involving such things as interior partitions, plumbing, and electrical
conveyances.
Previous Use: Behan's Irish Pub, eating establishment
Proposed Use: Behan's Irish Pub, eating establishment with outdoor seating
Allowable Use: Commercial retail and eating establishment
Summary: The applicant, Gerard Mitchell, is requesting a special permit and parking variance
in order to expand an existing 1,566 SF food establishment for outdoor seating at Behan's Irish
Pub, 1327 Broadway, zoned C-1, Broadway Commercial Area. The proposed area is located
behind the existing 17'-3" X 19'-10" storage structure. The applicant is proposing to expand
seating and service into an unimproved outdoor area located at the rear of the property. The
paved patio area measures 16'-21/z" X 24'-10", 403 SF in area and would accommodate two picnic
tables. The existing restaurant has 1,566 SF of interior seating area, kitchen and bathrooms. An
existing 342 SF accessory structure (used for storage) will remain between the restaurant and the
outdoor seating area. The proposed patio seating is immediately adjacent to an apartment
building. The food establishment with outdoor seating would be 1,908 SF, representing a 22%
increase in floor area.
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There will be no on-site parking provided for the expansion of the food establishment (403 SF).
A parking variance for two spaces (1:200, parking ratio for food establishment) is required for
the addition of the outdoor patio seating on this site. Existing public parking is provided on the
street and in public lots along Paloma and Capuchino Avenues. Lots P and Q on Paloma Avenue
provide a total of 42 spaces (Lot P, 14 spaces + Lot Q, 24 spaces=42 spaces). Lot R near the
corner of Capuchino and Broadway has 34 public parking spaces.
A 7'-0" high wood fence will be provided along the side of the property which would enclose the
patio area and separate it from the existing parking area used by other tenants in the building. The
applicant noted that the parking area behind the building is not striped and is not designated for
customer parking. The fence will have a gate that allows access to the storage structure.
The restaurant is open Monday through Sunday 10:00 a.m. to 2:00 a.m. The maximum number
of employees is two, one full time and one part time. The applicant projects the maximum
number of employees and customers on site at any one time is 50 (96 on St. Patrick's Day). The
projected number of customers is 20 on weekdays and 50 on weekends. In five years, the
applicant projects the number of customers will increase to 25 on weekdays and 55 on weekends.
Staff Comments: The Chief Building Inspector, City Engineer and Fire Marshal had no
comments on this project.
Ruben G. Hurin
Zoning Technician
c. Gerard Mitchell, applicant
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