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Home My WebLink About1825 Trousdale Drive - Staff Reportw ° -�,-? . -`-'`i j �� CITY p � � B�IRIJN�aAME S T A F F R E P O R T �..,,,m.,,�..•�� • .�� •:_ ��e •: a� r • � DATE: .lUl1L2, 7997 FROM: CITY PL4NNER �`--� AGENDA 8 G ITEM # — _ MTG. ]-7-97 DATE SUBMITTED ��1nnM� �1 ��1� BY � u �(�� I'� I APPROVED BY sus.�ecr: DETERMINATION ON THE BURLINGAME SCHOOL DISTRICT USE FOR OFFICE OF THE PROPERTY AT 1825 TROUSDALE DRIVE, ZONED C-3 RECOMMENDATION: The Council's action should be to acknowledge the Burlingame School District's purchase and approve the Planning Commission's Report. Planning Commission Action At their meeting on June 9, 1997 the Planning Commission held a public meeting and voted 6-0-1 (C. Wellford absent) finding that the purchase and use of the property at 1825 Trousdale as district offices by the Burlingame School District was consistent with the city's general plan and zoning regulations. This item was noticed to all property owners within 300 feet of the site. There were no comments from the public on the proposal. In their action the .Commission found that tFiis proposed office use is the present use of the building and property and a reasonable use consistent with the general plan land use designation of "office use" and with the implementing C-3 zoning which allows office use as a permitted use, so long as the only use on the site was office use. BACKGROUND Bob Peterson, representing the Burlingame School District, contacted the city notifying us that the District was in the process of making an offer to purchase the property at 1825 Trousdale Drive. Given the crowded conditions at Franklin School it is the School District's intention to move their administrative offices off site in order to free up area for instruction. They hope to make this move before school opens in the Fall. The 12,867 SF property at 1825 Trousdale Drive is presently developed with a 4500 SF office building. There are 13 parking spaces on site. The district intends to use the entire building for office purposes with minimal interior remodeling. The site is non-conforming in parking (13 spaces provided, 15 spaces required under current code); huwever the district's use is conforming and they do not intend to expand the non-conforming structure. The present use of the structure is office. The California Government Code Section 65402 requires that a school district shall not acquire real property for any public purpose until the location, purpose and extent of the use has been reviewed and reported for conformity with the adopted general plan by the planning agency. ATTACHMENTS Pfanning Commission Meeting Minutes, June 9, 1997. Planning Commission Staff Report, June 9, 1997, with attachments. • ;•r iturlingamc Planning Canmissiat Minuus lune ?3, 1997 C. Galligan moved approval of this application for special permits for an accessory structure to replace an existing garage noting the need for additional conditions; first, regazding CE iew of grading and drainage and second, regazding m' cation of the eaves to building dep ent requirements. The approval of this motion is subj o the information in the staff repo , with plans as required to be modified by the Engineerin and Building Departments with c sideration to the retaining wall, grading and drainage in rea.r. Also, with respect to the p ment of the eaves. This use will not be detrimental or inju ' s to the neighborhood and is 1 ted in accordance with the General Plan. This motion is by re lution, subject to conditions i e staff report as follows: 1) that the project shall be built as sh n on the plans submitted to e Planning Department and date stamped May 27, 1997, Sheets 1 d 2, Site Plan, Floor Plan Building Elevations, and Sheet 3, date stamped June 13, 1997, Re ' ing Wall Plans; 2) that plate line of the accessory structure shall be not more than 8'-6" above de, as measured from jacent new grade; and that the eave overhang at t side and rear property ines shall be redesi if necessary to comply with the requirements o e California Building and Fire Codes as a ded by the Ciry of Burlingame; 3) that th acce structure shall be used as a garage, with 1 SF of storage in the open rafter attic area, an y change in use of the structure shall require amendment to this special per ', that the grading and retaining wall proposed shall be rev' ed for proper compliance ' drainage requirements by the City Engineer prior to issuance of e grading and building its; and 5) that the accessory structure shall meet all the requireme s of the California Build' and Fire Codes, 1995 Edition, as amended by the City of Burlin�ame ! The motio�fwas seconded by eal and passed on a 6-0-1 (C. Wellford absent) vo' vote. Appeal procedures were noted. A�PLICATION FO A HII.LSIDE AREA NSTRUCTION PERMI , F1zONT SETBACK AND PARKING VA NCES AT 16 KE R WAY, ZONED -1, (BAEK YOUNG AHN, � APPLICANT 7UNG HO LEE, P OPERTY OWNFRI_ This item�dvas withdrawn by the�plicant. DETERMINATION AND RECOMMENDATION ON CONSISTENCY WITH THE GENERAL PLAN OF THE BURLINGAME SCHOOL DISTRICT USE AS AN OFFICE AT 1825 TROUSDALE, ZONED C 3, (BURLINGAME SCHOOL DISTRICT, APPLICANTS, AND IRWIN J. AND MARION B. GIBBS PROPERTY OWNERS) Reference staff report, 6.23.97, with attachments. CP Monroe discussed the determination request, reviewed criteria, Planning Department comments, and study meeting questions. All property owners within 300 feet of the site were noticed. Chairman Key opened the public hearing. Bob Peterson, Business Manager, Burlingame School District, 2303 Trousdale Drive, was present to answer any questions. There were none, and there were no further comments from the floor. The public hearing was closed. -5- � � . ' ` t'nu,wi8mn� Pranni„8 com»usaiors niti�ut� June ?3, 1997 C. Ellis noted he looked at this site and this office use is consistent with the General Plan and zoning implementing the general plan as long as its only use is to support offices for the District, he so moved recommendation to Ciry Council. The motion was seconded by C. Galligan and was passed on a voice vote 6-0-1. Commission commented that the Commission has been asked in this case to make a determination of consistency with the general plan and cunent zoning; this is a recommendation on the use of the building as proposed for office use by the school district, as presented; is a reasonable use and it will be appropriate, is not obnoxious or detrimental to the welfare of the coznmunity, This requirement exists in State Law to insure that the actions of public and quasi-public agencies are insured local review before the individual agency takes action. It is intended to provide an opportunity for public and local input and review before the agency takes inevocable action. REPORTS - The CA in rmed the commissioners that he h recently completed a memo on the requirements of Propositi n 208. Commissioners asked that t memo be sent to them. - The CP revie the July 7, 1997, City Council meeh with the commissioners. - The Commissioners 'scussed the revised draft of the ning Commission's "Rules of Pr ure". The Com 'ssioners discussed selection of a chair in e absence of the officers and decid o let the remaini members should choose the chair at the m in wordin and numberin for clarification; noted it was important fo g� ose�sp�eaking toithe commission identify them lves and their address; and discussed how mu disclosure should � be required be re the public ' g. The commission concurred on the su ested changes, p directed staff to ised the draft r submit it with a resolution for adoption at the second meeting in July. AD70URNMBNT The meeting was adjourned at 9:25 p.m. Respectfully submitted, Jerry Deal, Secretary �mvirr�s�.z3 � ITEM # 14 CITY OF BURLINGAME Determination on the Burlingame School District Use for Office of the Property at 1825 Trousdale Dr. Address: 1825 Trousdale Drive Meeting Date: 6.9.97 Request: The Burlingame School District is requesting that the Planning Commission make a determination and recommend to City Council that their use of the property at 1825 Trousdale Drive as office only, for relocation of the district offices is consistent with the General Plan and Zoning (Burlingarne Municipal Code Section 25.04.060, 25.40.020, and California Government Code Section 65402) Applicant: Robert Peterson APN: 025-123-080 Lot Size, Area: 106' x 120', 12,867 SF Zoning: C-3 General Plan: Office Use Adjacent Development: Office uses: medical, iinancial and general ofiice CEQA Status: Categorical Exemption, 15301, Class 1 consists of the 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: Office building Proposed Use: Office use, without on-site educational classroom activities Allowable Use: Office uses without on-site educational classroom activities Summary: The Burlingame School District is proposing to purchase the property at 1825 Trousdale Drive, zoned C-3, for the purposes of relocating the district's business offices and freeing up needed classrooms at the Franklin Elementary School site. The 12, 867 SF property at 1825 Trousdale is presently developed with an 4500 SF office building. There are 13 parking spaces on site. The school district plans to use the entire building for office uses with minimal interior remodeling. The California Government Code Section 65402 requires that a school district shall not acquire real property for any public purpose until the location, purpose and extent of the use has been reviewed and reported for conformity with the adopted general plan by the planning agency. In this case the gener�l plan designates this property for office use. The Burlingame School District is proposing to use this site exclusively for district offices. The C-3 zoning which implements the general plan allows general office use as a permitted use. DetennG�aAtart art dte Builingame School Dtcdict Use for Office of the Properry at 1825 7Yoresdalt Dr. pag� _2_ Code Section 25.04.060 of the Burlingame Municipal Code requires that the Planning Commission determine and recommend to Council that the use of any building or property in the city used for by any other municipal or quasi-municipal or public corporation or governmental agency shall not be obnoacious or detrimental to the welfare of the community. The item will be duly noticed to adjacent property owners within 500 feet. Staff Comments: City staff have reviewed this request. The Chief Building inspector and Fire Marshal have no comments so long as the only use on site is office use. The City Engineer notes that a sewer lateral test will be required before transfer of the property. Planning staff would note that the site is non-conforming in parking. However, this is an existing condition and the school district proposes to continue the existing use and existing structure. The superintendent has been told that any expansion of the structure would require that the property become conforming in parlcing. Findings: Planning Commission must find that the proposed site and use are consistent with the General Plan of the City of Burlingame and with the zoning implementing the General Plan (California Government Code Section 65402); and that the proposed school district office use of the property shall not be obnoxious or detrimental to the welfare of the community (Municipal Code Section 25.04.060). Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should include findings for the proposed use of the site and building. The reasons for any action should be clearly stated for the record. There aze no conditions proposed since this is a determination on the suitability of the office use at this location. The Planning Commission's action is a recommentation to the City Council. Margaret Monroe City Planner /M 1825TRU8c.997