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Home My WebLink About85 California Drive - Staff Report (3)� � BURL�'-�Mg AGENDA NO: STAFF REPORT � MEETING DATE: January 3, 2017 To: Honorable Mayor and City Council Date: January 3, 2017 From: William Meeker, Community Development Director —(650) 558-7255 Subject: Public Hearing and Introduction of an Ordinance Rezoning Property from R-4 (High Density Multi-family Residential) to CAR (California Drive Auto Row) and Consideration of a General Plan Amendment to Designate Property from R-4 Incentive District to California Drive Mixed Use District; a Mitigated Negative Declaration Pursuant to the California Environmental Quality Act (CEQA); Design Review; and a Vesting Tentative Subdivision Map for a New Automobile Service Facility at an Existing Automobile Dealership on Property Located at 85 California Drive RECOMMENDATION The City Council should: 1. Introduce the following ordinance by title only, waiving further reading: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BURLINGAME AMENDING THE CITY'S ZONING MAP BY REZONING PROPERTY FROM HIGH DENSITY MULTI-FAMILY RESIDENTIAL (R-4) TO CALIFORNIA DRIVE AUTO ROW (CAR) 2. Conduct a public hearing and consider all public testimony related to the Ordinance; a General Plan Amendment to designate property from R-4 Incentive District to California Drive Mixed Use District; a Mitigated Negative Declaration pursuant to the California Environmental Quality Act (CEQA); Design Review; and a Vesting Tentative Subdivision Map for a new automobile service facility at an existing automobile dealership. 3. Following conclusion of the public hearing, provide direction to staff regarding any desired changes to the Ordinance and related project entitlements. 4. Direct staff to place adoption of the proposed Ordinance and resolutions memorializing the City Council's action related to all project entitlements on the January 17, 2017 regular meeting agenda of the City Council. 1 85 California Drive — New Automobile Service Facility BACKGROUND January 3, 2017 Project Description: The applicant is proposing to construct a new automobile service facility at an existing automobile dealership (Putnam Subaru). The proposal includes demolishing a small office at the rear of the existing showroom building, the existing automobile service facility, and the existing Hertz rental office. The proposed 15,866 SF building consists of 10,352 SF of enclosed building area and 5,514 SF of covered drive aisle area. The existing Subaru showroom building would remain. The new service facility would consist of 16 service bays, parts and tool rooms, a service writer office, and customer lounge. The project site is located at the southwest corner of California Drive and Bayswater Avenue. The site consists of six separate parcels; four parcels and portions of a fifth and sixth parcel would be combined into one parcel for the proposed project (see Vesting Tentative Subdivision Map and attached diagram). The remaining fifth and sixth parcels at the corner of Bayswater Avenue and Highland Avenue would be combined into one parcel as a part of this process, and would continue to be used for storing new vehicle inventory. The proposed lot combination requires applications for a General Plan Amendment to change the land use designation of a portion of the site from R-4 Incentive District to California Drive Mixed Use District and Rezoning a portion of the parcel from R-4 (high density multi-family residential) to CAR (California Drive Auto Row). The proposal complies with the off-street parking requirement by providing a total of 15 parking spaces at the front of the site. The front of the site would also contain a vehicle display area. Customers will enter the facility from Bayswater Avenue and drive into one of two service drive lanes until greeted by a service writer. The vehicles would then be driven to the service facility for servicing. Two new curb cuts will be installed along Bayswater Avenue for the new service facility. The existing curb cut along Bayswater Avenue near the corner will be reduced in width; the existing curb cut further west along Bayswater Avenue will be eliminated. Application Elements: ■ Rezoning: Required to change a portion of a site from R-4 (high density multi-family residential) to CAR (California Drive Auto Row). ■ General Plan Amendment: Required to change the land use designation of a portion of the site from R-4 Incentive District to California Drive Mixed Use District. ■ Mitigated Negative Declaration: A determination that with mitigation measures there will be no significant environmental effects as a result of this project. ■ Design Review: Required for the new automobile service facility at an existing automobile dealership. ■ Vesting Tentative Subdivision Map: Required to combine four existing parcels and portions of a fifth and sixth parcel into one parcel. . 2 85 California Drive — New Automobile Service Facility January 3, 2017 A copy of the December 12, 2016 Planning Commission staff report is attached and provides a full discussion and analysis of the proposed project, including conditions of approval recommended by the Planning Commission on December 12, 2016. Planning Commission Action: On December 12, 2016, the Planning Commission reviewed the proposed project, including the Rezoning and General Plan Amendment. The Commission voted 7-0-0-0 to recommend approval of the applicant's requests for a Rezoning, General Plan Amendment, Mitigated Negative Declaration, Design Review, and Vesting Tentative Subdivision Map. Since the City Council is the final decision-making body regarding the request for Rezoning and General Plan Amendment, the Planning Commission's action was in the form of a recommendation to the City Council. The City Council may consider the following findings regarding the project entitlements: Rezoninq Findinqs: ■ The rezoning is appropriate and consistent with the intent of the General Plan and Zoning Ordinance in that the project includes rezoning of a portion of the property which currently contains no structures (Assessor's Parcel 029-242-020 and a portion of 029-242-230) from the R-4 (high density multi-family residential) to the CAR (California Drive Auto Row) zone, which will bring the entire combined site into one zoning designation and would be consistent with the proposed California Drive Mixed Use District general plan designation; that the City of Burlingame Zoning Regulations indicate that retail sales and service of automobiles is a permitted use within the CAR Zoning District and that the proposed project conforms to all development regulations for the CAR Zoning District. General Plan Amendment Findings: ■ The change is consistent with the policies of fhe General Plan and in particular the Land Use Element of the General Plan in that the proposal includes changing the land use designation of a portion of the property that currently contains no structures and is currently being used to store vehicles associated with the automobile dealership (Assessor's Parcel 029-242-020 and a portion of 029-242-230) from the R-4 Incentive District to the California Drive Mixed Use District within the Downtown Specific Plan, which will bring the entire combined site into one designation and would be consistent with the adjacent California Drive Mixed Use District general plan designation; that the change in land use designation will not alter the land use patterns in the area since the area is currently being used to store vehicles and is an extension of the existing California Drive Mixed Use District; that the City of Burlingame General Plan indicates that this designation consists of the Auto Row area along California Drive between Burlingame and Peninsula Avenues dominated by automobile-related uses, and that auto showrooms, hotel, or retail uses are permitted on the ground floor, that automobile dealerships and services facilities are an important part of the City's economy, and that the proposed service facility will continue to provide a needed service for the community, and therefore the proposed 3 85 California Drive - New Automobile Service Facility January 3, 2017 automobile service facility would be consistent with the California Drive Mixed Use District general plan designation. Commercial Desiqn Review Findings: ■ The proposed project is compatible with the City's commercial design review criferia in that the proposal consisting of prefinished horizontal metal and aluminum composite panel siding, painted steel and aluminum trim, and an aluminum anodized storefront system is consistent with the pattern of diverse architectural styles that characterize the city's auto- row commercial area, and is consistent with the architectural style, mass, and bulk of the existing showroom building; that the proposal is consistent with the design guidelines established in Chapter 5 of the Downtown Specific Plan (Design & Character); and that 879 SF of new landscaping in the ground and six new street trees along California Drive and Bayswater Avenue will be planted to enrich the existing commercial neighborhood. Vesting Tentative Subdivision Map Findinqs: ■ The proposed vesting tentative subdivision map, togefher with the provisions for its design and improvement, is consistent with the Burlingame General Plan and consistent with the provisions of the Subdivision Map Act; that the site is physically suited for the proposed type and density of development in that the proposed Vesting Tentative Subdivision Map, together with the provisions for its design and improvement, is consistent with the Burlingame General Plan and consistent with the provisions of the Subdivision Map Act; that the site is physically suited for the proposed type of development in that it provides an automobile service facility use in an area identified as suitable for such use in the Burlingame General Plan; that the project provides ample vehicular and pedestrian circulation to serve the project, and is consistent with required development standards including setbacks, lot coverage and building height. FISCAL IMPACT None. Exhibits: ■ Ordinance ■ Revised Zoning Map ■ PC Minutes (Draft) — 121216 ■ PC Staff Report - 121216 ■ PC Staff Report Attachments — 121216 ■ Initial Study ■ Initial Study Errata ■ Mitigated Negative Declaration ■ Mitigation Monitoring & Reporting Program ■ Public Works Memo Re: Maps ■ Project Plans _� 4