HomeMy WebLinkAbout1327 Broadway - Staff ReportCITY OF BURLINGAME
Conditional Use Permit Amendment and Parking i�ariance
Item # �
Study Calendar
Address: 1327 Broadway Meeting Date: 11/27/06
Request: Conditional use pernlit amendment and parking variance for expansion of seating area to an
existing food establishment (bar) in the Broadway commercial area.
Applicant: Gerard Mitchell APN: 026-211-300
Property Owner: Bob Nerli Lot Area: 5,205 SF
Designer: Stephen T. Higgins Zoning: C-1, Broadway Commercial Area
General Plan: Commercial, Shopping and Service
Adjacent Development: Retail, Personal Services and Food Establishments
History: In May 1997, the Planning Commission reviewed a special permit and parking variance for
expansion of a food establishment for outdoor patio seating at 1327 Broadway. After the study hearing
because of discussions with the property owner the application was withdrawn.
On April 4, 2000, the Planning Commission approved a conditional use permit for an existing food
establishment classified as a bar in the Broadway Commercial Area at 1327 Broadway as required by
Ordinance 1619. The conditions of approval for that conditional use permit are included in the staff report.
On October 21, 2002, the City Council approved an amusement permit for 1327 Broadway which allows
entertainers on Saturdays and recorded music on Sunday's with 12 conditions of approval. The conditions
of approval for that amusement permit are included in the staff report.
Summary: This application is for a conditional use permit amendment and parking variance for expansion
of seating area to an existing food establishment (bar) in the Broadway Commercial Area at 1327
Broadway. The current food establishment, Behan's Irish Pub, is classified as a Bar with 525 SF of on-site
seating, all of which is located in side the existing building. The applicant is proposing to remove an
existing 345 SF cooler and storage building located at the rear of the property in what is currently a
covered/uncovered storage area (855 SF total), and replace it with a new 223 SF storage and cooler
building and 632 SF of open patio seating area which will allow smoking to be used by patrons of the food
establishment (bar). The new patio and smoking area will be surrounded by a new fence on the left hand
side and at the rear, by the new storage and cooler buildings along the right hand side, and by the existing
building. Planted shrubs and plants will provide landscaping in the patio area.
The addition of the patio seating area at the rear of the building is an intensification of this use and
additional parking is required. This 855 SF area is currently used as both covered and uncovered storage
area which has a parking requirement of 1:1,000 and requires one parking space. With the proposed
changes, the applicant is proposing to use 632 SF of the existing storage area as additional seating area
(parking requirement of 1:200) and continue to use 223 SF of the space for storage (parking requirement of
1:1,000). Therefore, the number of spaces required for this added seating and storage area would be 3.38
spaces, which rounds up to 4 spaces required; with a net increase in parking of 3 spaces (4 rcquired for the
new uses, 1 required for previous storage use).
There currently are 1'/2 parking spaces on site and 2%2 spaces on the adjacent parcel at 1301 Broadway
who shares a driveway with 1327 Broadway. In order to comply with current ADA requirements, the
applicant is proposing to modify the current parking plan to add loading/unloading area along the left hand
side of the parking space on their property which will reduce the one site parking to one space. The
existing parking plan is non-conforming because it can not be exited in a forward direction. No other
Conditional Use Per�nit Au:endment and Parking Variance 1327 Broadway
changes are proposed to the current parking plan. The applicant is currently working with the Chief
Building Official to comply with all ADA requirements. This is also a requirement of intensifying this use.
The following applications are required:
• Conditional use permit amendment for expansion of seating area to an existing food establishment
(bar) in the Broadway commercial area (from 525 SF to 1,157 SF) (C.S. 25.36.041); and
Parking variance for an incremental increase in the number of parking spaces required on site (3
additional spaces required, no new spaces provided) (C.S. 25.70.040).
Table 1 —1327 Broadwa
Existing Proposed Allowed/Req'd.
Use: Food establishment ' Food establishment (Bar) � conditional use permit
(Bar) required for food
� establishment
_.. _.__ :...... f
_ ._ .
Seating 525 SF — inside building � 525 SF — inside building ; Amendment required - original
Area: Plus 632 SF — outside � CUP approved with 525 SF of
' patio/smoking, total ' on-site seating area
1,157 SF
, ... .. . ... _.. __ . _.
Parkirzg: 1 space 1 space (converted to i 3 additional parking spaces are
meet ADA requirements) � required due to intensification
' of use proposed
�onaitionai use permit amenctment tor expansion ot seating area to an existing food establishment
(bar) in the Broadway commercial area (C.S. 25.36.041).
Parking variance for an incremental increase in the number of parking spaces required on site (3
additional spaces required, no new spaces provided) (C.S. 25.70.040).
Staff Comments: See attached.
Erica Strohmeier
Zoning Technician
c: Gerard Mitchell, applicant
Bob Nerli, property owner
Stephen T. Higgins, Designer