HomeMy WebLinkAbout1447 Burlingame Avenue - Staff ReportCity of Burlingame
Amendment to a Conditional Use Permit for a Food Establishment
It m
Action Calendar
Address: 1447 Burlingame Avenue Meeting Date: 3/26/O1
Request: Amendment to a Conditional Use Permit for a food establishment at 1447 Burlingame Avenue,
zoned G1, Subarea A(C.S. 25.36.040, e,3).
Applicant: Elio D'Urzo
Architect: Iqbal Serang
Property Owner: H. Michael Kurzman Trust
APN: 029-201-060
Lot Area: approximately 14,822 SF
General Plan: Shopping and Service Zoning: C-1, Subarea A
Adjacent Development: Restaurant, shopping and service
CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing facilities, Class 1(a),
interior or exterior alterations involving such things as interior partitions, plumbing, and electrical
conveyances.
Previous Use: Garden Cafe, full-service food establishment and retail
Proposed Use: Full-service food establishment
Allowable Use: Full service restaurant with a conditional use permit
Summary: The applicant, Elio D'Urzo is requesting an amendment to a conditional use permit for a full-
service restaurant at 1447 Burlingame Avenue (3746 SF). All food establishments in the C-1, Subarea A
zone are required to have a conditional use permit. No changes to the classification, size, or conditions
of operation can be made without amending the conditional use permit.
History:
The site at 1447 Burlingame Avenue was formerly a full-service food establishment, the Garden Cafe
Restaurant. The conditions of operation for this full service restaurant, approved in February, 2000,
were:
• 540 SF of seating area on the lower floor; there was no existing seating on the mezzanine level;
• 1084 SF of retail space and 276 SF of office area on the mezzanine level;
• hours of operation were from 11:30a.m. to 2:00 p.m., seven days a week ;
• maximum number of employees on site at one time was 15;
• no food sales allowed from any opening within 10'-0" of the property line; and
• the parking on site was existing non-conforming; 4 parking spaces would have been required by
current code for the retail and office space on the mezzanine level (restaurant use on the first floor is
exempt from parking requirements C.S. 25.36.040,d,3)
Current Project:
The applicant is proposing lhe following amendments to the existing conditional use permit at 1447
Burlingame Avenue for a new full-service restaurant:
• the on-site seating area will increase from 540 SF to 844 SF (88 SF added to the existing lower level
and 216 SF of area formerly used for retail on the mezzanine level);
• 868 SF of space formerly used for retail sales on the mezzanine will be used as storage;
• the hours of operation will be 11:00 a.m. to 11:00 p.m., seven days a week; and
• the maximum number of employees on site at one time will be 14
The code requires 4 parking spaces for the existing uses on site and 3 parking spaces for the proposed
project. The proposed use is less intense and therefore, no additional parking is required.
Proposed Existing Allowed/Req'd.
Use: no change full service restaurant CUP for Restaurant
Seating Area: 628 SF (lower level) 540 SF (lower level) 540 SF with current CUP
216 SF (mezzanine) 0 SF (mezzanine)
63 % increase
Retail Area none 1084 SF (mezzanine) N/A
Storage Area: 868 SF (mezzanine) none N/A
Office Area: no change 276 SF (mezzanine) N/A
Hours of 11:30 a.m to 11:00 p.m. 11:30 a.m to 2:00 p.m. N/A
Operation seven days a week seven days a week
Maximum 14 15 N/A
Number of
Employees
Parking 3 required by code, 4 required by code, restaurant, 1 st floor- exempt
0 provided * 0 provided * restaurant, 2nd floor- 1:200
(no variance required (existing non- office- 1:300
because use is not being conforming in parking) retail- 1:400
intensified) storage- 1:1000
* There are no on-site parking spaces provided that meet required code dimensions. ttowever, tnere are
two spaces at the rear of the lot, labeled 1 and 2 on the site plan, where cars are parked.
This project meets all other zoning code requirements.
Staff Comments: See attached. The comments made in the Chief Building Inspector's memo dated
January 22, 2001, can be addressed upon application for a Building Permit. The City Engineer requested
a trafiic study that was provided on February 23, 2001, (see attached). This study concludes that the
proposed increase of seating area in the restaurant will result in an increase of 11 trips generated during
the AM peak hours and 34 trips generated during the PM peak hours. Staff would note that the current
restaurant is not open during the evening. The increase in trips generated was determined to not
significantly impact the surrounding roadway network. Staff would also note that the parking on-site is
existing, non- conforming. The code requires four spaces for the existing use and three parking spaces
Amendment to a Conditiona! Use Per»:it 1447 Burlingame Avenue
for the proposed use. Because the proposed use is less intense than the existing use, no additional parking
is required and the status of on-site parking remains existing, non-conforming.
Study Meeting: At the March 12, 2001 Planning Commission study meeting, the commission asked the
applicant to expand on the possibility of cooking classes and delivery service mention in the goal
statement for the proposed restaurant. Commission noted that the proposed number of employees on site
was decreasing although the restaurant use was expanding. They asked the applicant confirm the numbers
provided on the commercial application sheet. Commission asked that staff research available data on the
number of public parking spaces available in the area. The commission set this item for the regular action
calendar of March 26, 2001.
The applicant has submitted the following information in a letter and revised commercial application form
as a response to the questions raised by the commission:
• there is no delivery service proposed with the application;
there are no classes proposed with the application;
the commercial application form has been revised to list the maximum number of employees on site
at one time as 14 persons;
The Burlingame Avenue Traffic Study (February 16, 2000, see attached tables) shows the following
figures for the area surrounding the restaurant (Zone 3):
• Zone 3 has an existing surplus of weekday peak parking (2 spaces); peak weekday hours are defined
as the time period between 12:00 p.m. and 1:00 p.m.; and
• Zone 3 has an existing deficit of weekend peak parking (-59 spaces); peak weekday hours are
defincd as the time period between 12:00 p.m. and 2:00 p.m.
• Near-ternl parking (defined as the year 2005) projections show no change to the weekday peak
parking (2 space surplus) and a 20% increase to the weekend peak parking deficit (-143 spaces)
The Burlingame Avenue Traffic Study does not provide information for the evening hours. Public parking
lots K and L in Zone 3(see Figure 2-2), are currently at 0-50% capacity. They are projected to reach full
capacity with the remodeled Safeway/Walgreens building proposed in Zone 3. In addition, private parking
located in the Wells Fargo parking lot, lot 17, currently is not restricted and is occupied primarily by
employees of the surrounding businesses. Lot 17 will be incorporated into the required parking for the
Safeway/Walgreens building and its 30 spaces will no longer be available for general parking use.
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
3
Amendment to a Conditional Use Permit
1447 Burlingame Avenue
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.
Commission Action: The Planning Commission should hold a public hearing. Affirmative action should
be taken by resolution and should include findings. The reasons for any action should be clearly stated.
At the public hearing the following conditions should be considered:
Conditions:
1. that the tenant space shall be built as shown on the plans submitted to the Planning Deparhnent and
date stamped February 16, 2001; the proposed use is a full-service restaurant, with 628 SF of
seating area on the first floor, 216 SF of seating area on the mezzanine, 868 SF of storage area on
the mezzanine, and 276 SF of office area for the restaurant on the mezzanine; these areas and their
designated uses shall be altered or expanded only with amendment to this conditional use permit;
2. that the tenant space shall be operated as shown on the commercial application form submitted to
the Planning Department and date stamped March 16, 2001; that the business shall not be open for
business except during the hours of 11:30 a.m. to 11:00 p.m, seven days a week, with a maximum
of 14 employees on site at one time, including the owner, and that there shall be no delivery service
from the site and no classes offered at the site;
3. that this full-service food establishment may change its food establishment classification only to
a limited food service or bar upon approval of a conditional use permit for the establishment
change; the criteria for the new classification shall be met in order for a change to be approved;
4. that this food establishment shall provide trash receptacles as approved by the city consistent with
thc streetscape improvements and maintain all trash receptacles at the entrances to the building and
at any additional locations as approved by the City Engineer and Fire Department;
5. that the applicant shall provide daily litter control along all frontages of the business and within
fifty (50) feet in each direction of all frontages of the business;
6. that an amendment to this conditional use permit shall be required for delivery of prepared food
from this premise;
that there shall be no food sales allowed at this location from a window or from any opening within
10' of the property line;
that the conditions of the Chief Building Offcial's January 22, 2001 and the City Engineer's
January 22, 2001 memos shall be met;
9. that if this site is changed from any food establishment usc to any retail or other use, a food
establishment shall not be replaced on this site and this conditional use permit shall become void;
and
4
Ainendment to a Conditional Use Permit 1447 Burlingame Avenue
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
1998 Edition, as amended by the City of Burlingame.
Erika Lewit
Zoning Technician
c: Elio D'Urzo
Iqbal Serang
5
� A
G
P �
¢ < � o A � o�y � �v� p i `OQ?
� g' � < > ' � �pS
o �T/ I�/ /_ � r� rh. .�. p ��Q' Q-
� Q U� U� o • • • • • • • � � • • � • • • • • � • • � • • • • • • • Q��
r � �
OAK GROYE A4E • OAK GROVE AVE � .
-------------------------- ----------------� � m
�
• • 3 �
. . . . • • � : ; : o s i
0
• � � 4�`� • . c o
• � � � • � • • • • � • • � � � � • •
• •
fLORIBUN�AAYE � • • • • � �O�\g�NappVE •
•
m �
� TRENfON WAT.
� � • �
P 8-1 � •
�_� � 7-2 .
•�� �
9p �Q; �pVt � •
p0�� � PLYMOUTH WdY
'"--' 9' � •
eE 8_2 •
t �
�FarF ,�'. :
7_3 ' , � �
._..�-��.��. �•---'-" ---"'---'---"----' � LFXINLTONWAY
� �'--'-- •"--"---"'---"'----'--.
2-4 ' •-------------� •
11 � •
.
�EP�E� - � w;���� � ' � 2-1 VERNONWAY
e�.� � CNA3'ItiAYE -- � •
• 14"�
� Q ! OON4ILLY AYE
• o ,:.�-z -�� --" (ON(OR�WAY
: o .� z'Z 2-3 �� NORTHLN� 6-Z
14-2 b-1 :
•--•--------------------------------'
� Q , BURLINGAME AYE
• r"", CJ---�--� � � m_�
; , ,�: � �
SOUTH LN
T
� A 6-4 6-5 6-6 �
• 14 3 Q--, 5-1 y o
� 3 1 a � ' �
•
4-1 • �
� , .`4 2
•
� 5-2 + b-3 ��
gp�$TON AVE • : � i:.
14-4 HOWARD AVE
� •
• �z-i
.
.
NOWARD AVE �. � 3_ � A � 2-2 � 2-3 � �-� � �- � � Q-2 10-3
• o
'� m 1 1-2
v
•
•
•
� 3-2 _ � BAYSWATERAVE
Ev�y��P� �� `�%
`� � P+� 12-4 �
� '� 10-4
� 12-5 11-3 11-4 10-5
�°�pry � 13-3
�
" c+eaESS'V� �� 4 13-4 � z �
• `'y`` o _
� V,Q-� yr s a
� ,� m
��� „` � •
� �o �•�••••••�•••••• • • • •••�•••� • v •• ••o �PENINSUTAAYE
,,. ■„ BARROfIHET e K ��. � •
a���»
���rii
\U Y� WILBUR SMfTH ASSOCIATES
URLINGAME AVENUE COMMERCIAL DISTRICT PARKING STUDY
LEGEND:
r-----------�
;___________ ; Downtown Landmarks
Q CITY F�U��
Q2 Library
Q3 Fox Mall
Q4 Post Office
Q5 Caltrain Depot
Q6 Washington Park
Q Burlingame High School
• • • • • • • Study Area Boundary
��� Study Zone Boundary
� Study Zone Number
1-1 Stutiy Block Nurnber
Burlingame Avenue Commercial Core
� Q�,p�cS, C.u.� ar��nd�mer�
�r 14g'�- P�v�f�; �rne.. {�v��
t�L0.� � r> 1i1e- �
Figure 2-1
PARKING STUDY ZONES AND BLOCKS
347600\ Fig�ra 2-ISIUDY ZONES - 71/29/99
�
�
�
—�
�
�
�
�
�
••
• �
�
•
•
•
•
•
�
WILBlh2 SMITH ASSOCIATES
OAK GROVE AVE
�..
� l___
LEXINGTON WAY
•
•
VERNON WAY
•
•
CON(OR� WAY
• �
— BURLINGAME
� • • o�
T • i
o �
•
• �
•
•
•
•
•
� HOWARD AVE
•
•
•
•
•
•
�
•
�
•
� �
t �� -
� � • • • • • • • • • • • • • • • • • • • • � • • • • • • • • •
f
�P � � = o�
�'y y 9 � /���'�� �-
�\�,�., ',h. T A /.�a� �� �y
� • • • • � • � • • • ` • • • • o �S� • • • yS'� �
OAKGROVEAYE •
� � � o �o
•
• �
-- �
•
�5 � �
x., �
;,
4��' �� � \i �
`i � TRENTON WAY.
�� --
� w ,a _ _ ��' •
•
12 � •
� .. � • • • • • • • _ PLYMOUTH WAY
�V T6-�„ �
BAYSWATERAVE
•
•
•
•
•
�
•
� �
� •
0
s ^r� •
�a' o
•••••••••• PENIXSUTAAYE
BURLINGAME AVENUE COMMERCIAL DISTRICT PARKING STUDY
LEGEND:
Downtown Landmarks
1Q City Hall
Q2 Library
Q3 Fox Mall
Q4 Post Office
QCaltrain Depot
Q6 Washington Park
� Burlingame High School
Lot No.
A
A-3
B
B-1
C
D
E
G
H
J
—�j K
K-1
� �
M
N
O
V
W
X
i7. . �
�
'�v,f1� m2 ��
�
Public Parking Lots/Garages/Handicap Spaces
��ventory
24 Two Hour $paces, 127 Nine Hour Spaces, 15 Reserved For Staff, 5 Handicap
17 Two Hour Spaces, 9 Nine Hour Spacas, 2 Handicap
44 Ten Hour Spaces
9 Two Hour Spaces
60 Two Hour $paces, 22 Ten Hour Spacas, 1 Handicap
34 Two Hour Spaces, T4 Four Hour Spaces, 1 Handicap
58 Two Hour Spaces, 10 Four Hour Spaces, 2 Handicap
98 Ten Hour Spaces, 2 Handicap
98 Ten Hour Spaces
85 Ten Hour Spaces
61 Two Hour $paces, 13 Four Hour Spaces, 1 Handicap
69 Two Hour Spaces
27 Two Hour $paces, 2 Handicap
20 Two Hour Spaces
25 Two Hour Spaces, 1 Handicap
69 Ten Hour Spaces
18 Two Hour Spaces, 89 Ten Hour Spaces
19 Two Hour Spaces
50 Two Hour $paces, 9 Ten Hour Spaces
55 Four Hour Spaces, 3 Handicap
Private Parking Lots/Garag�
Lot No. Location Total Soaces
1 Bank of America 41
2 Charies Schwab 153
3 Cashin Company Realtor 30
4 Mollie Stone's 69
5 Motor Court 63
6 Saks Fifth Ave (vacant) 34
7 Banana Republic 35
8 fox Plaza Lane 44
9 Safeway/Walgreens 160
10 Pip Printing/Radio Shack 33
11 Post Office Lot 31
12 Cal Train Lot 55
13 Washington Mutual 19
• � • • � • • Study Area Boundary
:s
Lot No.
14
15
16
17
18
19
20
21
22
23
24
25
26
Total Spaces
171
28
44
9
83
49
70
100
96
85
75
69
29
20
26
69
107
19
59
58
Total 1268
Location Total Spaces
Kingsway Bldg 22
Burlingame High School 194
Washington Park 23
Wells Fargo Bank (vacant) 30
Califomia Federal Bank 23
United Methodist Church 8 Nursery School 27
Bassett ProducFions 20
Burlingame Recreation Center 22
City Hall 48
Cal Train Paved/Dirt Lot 100
St. Paul's Church & Nursery School 39
Crosy N Grays & Co. Funeral Service 29
11 Fornaio Restaurant (valet at CalTrain Iot) 20
Total 1364
Figure 2-2
STUDY AREA
341600\STUDY AREA - 11 /29/99
� � �', C9 r�c3 � � ; c1 �
Pro�o� G..�-p o`m�n�m�r�-
-�a r L �-�- �� \ � �v�-
', �n �o�n.� 3
TABLE 3�B
Parking Supplyl Demand Balance
Weekend Peak Parking Period - Existinq Conditions
�
c
�
m
w
A
Zone Location / Landmark
1 Chapin / Burlingame Ave
2 Donnelly / Burlingame Ave
3 Fox Plaza / Burlingame Ave
4 Post Office / Burlingame Ave
5 LortoN Buriingame Ave
6 CalTrain Depot
7 Floribunda 1 City Hail
8 Douglas / Califomia Dry
9 Burlingame High School
10 Dougias / Califomia Dry
11 Highland Ave
12 Park Rd
13 West of EI Camino Real, S of Howard
14 West of EI Camino Real, N of Howard
Parking Supply" � Term
437
662
313
374
115
389
214
139
355
339
301
425
209
317
297
344
301
339
80
63
19
9
92
139
146
124
4
1
�ong-
Term
138
235
40
105
29
51
145
36
14
123
124
119
32
6
Demand
435
579
341
444
109
113
164
45
105
261
270
243
36
7
of
S�P�'
99%
87%
109°�
119%
95%
29%
77%
32%
30%
77%
90%
57%
17%
2%
Capacity
393
596
282
337
104
350
193
125
320
305
271
383
188
285
of Capacity
Occupied
111%
97%
121 °�
132%
105%
32%
85%
36%
33%
86%
100%
64%
19%
2%
Core Area 1,901 1,361 546 1,907 100°k 1,711 111°k
Ou!lyingArea 2,688 596 649 1,245 46°k 2,419 51°�6
Stud Area 4,589 1,957 1,195 3,153 69% 4,130 76°k
' Parking Supply includes all non-residential parking spaces that are accessible by the public less all unused private spaces
"" Parking Model Demand reflects seasonally adjusted demand, of which the estimated short-term demand was increased by 20°�.
Surplus or Deficit
-41
17
-59
-108
-5
237
29
80
214
44
1
139
152
278
-196
1174
978
� � `►
TABLE 3�A
Parking Supply/ Demand Balance
Weekday Peak Parking Period - Existing Conditions
c
�
m
w
w
Zone
Location / Landmark
1 Chapin / Burlingame Ave
2 Donnelly / Burlingame Ave
3 Fox Plaza / Burlingame Ave
4 Post Office / Burlingame Ave
5 LortoN Burlingame Ave
6 CalTrain Depot
7 Floribunda / City Hall
6 Douglas / Califomia Dry
9 Burlingame High School
10 Douglas / Califomla Dry
11 Highland Ave
12 Park Rd
13 West of EI Camino Real, S of Howard
14 West of EI Camino Real, N of Howard
�,-�� ��, v n.s
Parking Supply"
555
660
280
369
123
395
214
160
434
339
301
435
209
276
Term
309
321
199
246
65
77
17
15
176
201
152
190
3
1
�ong-
Term
318
435
51
171
38
79
109
34
61
142
139
178
21
4
Demand
627
756
250
417
103
155
126
49
237
344
291
367
24
5
of
Suppl!
113%
115%
89%
113%
84%
39%
59%
31%
55%
101%
97%
84%
11%
2%
Capacity � of Capacity
500
594
252
332
111
356
193
144
391
305
271
392
188
248
126%
127%
99%
126%
93°k
44%
65%
34°�
61 °�
113%
107%
94°�
13%
2%
CoreArea 1,987 1,140 1,013 2,153 108°� ��7gg 1200�
Outlying Area 2,763 831 768 1,598 58°k 2,487 64°k
Stud Alea 4,750 1,971 1,781 3,752 79% 4,275 88°k
' Parking Supply includes all non-residential parking spaces that are accessible by the public less all unused private spaces
"" Parking Model Demand reflects seasonally adjusted demand, of which the estimated short-term demand was increased by 20%.
Parking
Surplus or Defcit
-128
-162
2
-85
8
200
67
95
153
-39
-20
24
164
243
-365
888
523
_.,.. � � �i 'i � f � � � � �
�r---`�
�: ;��r
�
0
a
w
�
�o
Prd(, e�c� C.V � o.rn�-t�m.E'�'
�,r �44-� �v��r1',�.m�- -Av�
� � �o� �
Zone Locatlon I Landmark
1 Chapin ! Burtingame Ave
2 Donnelly / Burlingame Ave
3 Fox Plaza / Burlingeme Ave
4 post Oflice / Burlingame Ave
5 LoAon/ Burlingame Ave
6 CalTrain Depot
7 Floribunda / City Hatl
8 Douglas / California Dry
9 Burlingeme High School
10 DouglaslCallfomlaDry
11 Highland Ave
12 Park Rd
13 West of EI Camino Real, S of Howard
14 West of EI Camino Real, N of Howard
TABLE 3-86
Parking Supply/ Demand Balance
Weekend Peak Parking Perlod - Near-Term Future Conditions
�---�---.
Parking Supply' I Term I Term I Demand I ^ of
462
662
345
374
115
389
214
139
355
339
301
438
209
317
325
351
404
339
80
63
22
10
92
139
146
125
5
1
153
234
50
105
29
51
168
41
14
123
126
122
36
6
478
585
454
444
109
114
190
50
105
261
272
248
41
7
103°,6
�o�
131%
119°�
95°,6
29°,6
89°,6
36°,6
30°,6
770,6
90°,6
57°,6
20°,6
2%
� � � �
Capacity � of Capacity I Surplus or Deficit
416
596
311
337
104
350
193
125
320
305
271
394
188
285
115%
98°b
146°,6
132%
105°,6
33%
99%
40°b
33%
86°�6
101 %
63%
22°,6
2°�
-62
11
-143
-108
-5
236
2
75
214
�
_Z
147
147
278
IVIAL
Core Area 1,958 1,499 570 2,069 106% 1,762 1179G
Outlying Area 2,T01 603 687 1,289 48°% 2,431 539�,
Stud Area 4,659 2,102 1,257 3,359 72% 4,193 80%
• Parlcing Supply includes all non-residerdial parking spaces that are accessible by the public less all unused private spaces
" Parking Model Demand reflects seasonaily adjusted demand, of which the estimated short-term demand was increased by 20%.
�O7
1141
834
��, �
s. � ����'�
��r�������s
c
�
w
�
m
Zone Locatlon / Landmark
1 Chapin / Burlingame Ave
2 Donnelly / Burlingame Ave
3 Fox Plaza / Burlingame Ave
4 Post Office ! Burlingame Ave
5 Lorton/ Burlingame Ave
6 CalTrein Depot
7 Floribunda / City Hall
8 Douglas / CalNom(a Dry
9 Burlingame High School
10 Douglas / Celifomia Dry
11 Highland Ave
12 Park Rd
13 West d EI Camino Real, S of Floward
14 West of EI Camino Real, N of Howard
TABLE 3�A
Parking Supply/ Demand Balance
Weekday Peak Parking Perlod - Near-Term Future Condidons
Parking Supply"
(spaces)
580
660
334
369
123
395
214
160
434
339
301
448
209
276
Short
Term
333
320
243
246
65
77
19
16
176
201
152
194
3
1
Term � Demand � of
356
433
55
171
38
79
125
37
61
142
141
186
24
4
689
754
299
417
103
156
143
53
237
344
292
380
27
5
119°,b
114°,6
89°�
113°,6
84°,6
39°,6
67°�
33°,6
55°,6
101 %
97°,6
85°�
13°,6
296
Capacity of Capacity Surplus or Deficit
a acea Occu ied s aces
522 132°,6 -167
594 127°,6 -160
301 99% Z �---'-
332 126% -85
111 93°,6 g
356 44°,6 zpp
193 74°,6 49
144 37°,6 91
391 61°b 153
305 113°� -39
271 108°,b -21
403 94°.6 24
188 15°b 161
248 2% 243
Core Aiea 2,066 1,208 1,053 2,261 109% 1,859 122%
OWy/ngArea 2,776 838 799 1,637 5996 2,498 66°�
Stud Area 4,842 2,046 1,852 3,898 8196 4,358 89%
' Parlcing Supply includes all non-residential parking spaces that are accessible by the public less all unused private spaces
" Parking Model Demand reflects seasonally adjusted demand, of which the estimated short-term demand was increased by 20°�.
�t01
861
460
ROUTING FORM
DATE: January 22, 2001
TO: CITY ENGINEER
�( CHIEF BLTILDING OFFICIAL
FIRE MARSHAL
5R. LANDSCAPE INSPECTOR
CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUB.TECT: Request for conditional use permit and parking variance for expansion
of restaurant at 1447 Burlingame Avenue, zoned C-1, Subarea A,
APN: 029-201-060.
STAFF REVIEW BY MEETING ON: Monday, January 22, 2001
THANKS,
Catherin/Erika/Maureen/Ruben/Sean f L v Date of Comments
l- �l�f G�s��s+�ef a C�taKye' � dCcv�OaNcY ��ov� �^�— -
Grc� (� �a Gs-o ��0 /7' �v� }�o n��� � _����
��,4-�� � ����� �o�� f�� �, ���� w a ��� ���r ��e �
C' -"" _yc �� �C� Uy0?�Gfov aK� � �' L9 S(� m/�%tte �yCLZaH�Kc�.
� � r
� `� b � r �,�
�J' � N � �i8-^� / "��i�l � /0 �' q� �/ V'S D�" � %vor. SC.2 �H� d �''C b
� � '� � cc v�►- � a � v� 3 � �,� r b �c. )�� /
�- � �* o,�l cQe o'���v�z�- �e C�a �cv �a�r � ,s �'o � ��r S �'
��OC� � d �i Q W1 G� i�L.Pi�% 'i E �� ✓1 / r7 Q ��� b s.
�j • Cp7'�2cT 0-//'G_ �C�`42�i'� � � !AC°v(��J � 5"�'jr/vl�l�
SY s � �*-� f�! e��f, �o �r� ���''�o�-
(,• ��. �s�7� S���S rrtvs�f- !oc_ Er ��r �rcC���°
v-v- �rl�-o �rr ��� 1� �-' S.So'j�. aa�-r
�� �
ROUTING FORM
� �
2 .
DATE: January 22, 2001
TO: -I- CITY ENGINEER
CHIEF BUILDING OFFICIAL
FIRE MARSHAL
SR. LANDSCAPE INSPECTOR
CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUB.TECT: Request for conditional use permit and parking variance for expansion
of restaurant at 1447 Burlingame Avenue, zoned C-1, Subarea A,
APN: 029-201-060.
STAFF REVIEW BY MEETING ON: Monday, January 22, 2001
THANKS,
Catherin/Erika/Maureen/Ruben/Sean
� r� 1� � 1. i G�t�'U'�" S��t" ��
f
� 1,...�.� � l �..,
J
�� � � ��
PJ
ve � Gi' 6� ��'�'�
� ,
� a,,. �;
�
�'l ��.
� Z�' � � Date of Comments
1J _
�� �V �
��
���
�
Q'l�.o�v.�
s p «-un
�
p �-o � c �
� �
lS � l C.t�/� �/
�
�
�� � '
�
� -�
�-Y:,�
���.G s
t�K�t�. a.JR-�
�
�►�. � a �-� h,u vn �r..�-
� � �,�,�, c p ��1
�
�
k yM1 N
� .
c� �iw �.a i' t• „�„ �-�.t � cutl� t
� '
1 �' ro � � �
� �
ROUTING FORM
DATE: January 22, 2001
TO: CITY ENGINEER
CHIEF BUILDING OFFICIAL
�FIRE MARSHAL
_SR. LANDSCAPE INSPECTOR
_CITY ATTORNEY
FROM: CITY PLANNER/PLANNER
SUBJECT: Request for conditional use permit and parking variance for expansion
of restaurant at 1447 Burlingame Avenue, zoned C-1, Subarea A,
APN: 029-201-060.
STAFF REVIEW BY MEETING ON: Monday, 7anuary 22, 2001
THANKS,
Catherin/Erika/Maureen/Ruben/Sean � 2Z Date of Comments
�
� � , �
�� � } � � �� � C �
�
'
�� C�� �
--- --�
City of Burlingame Planning Commission Unapproved Minutes
March 12, 2001
Chairman Luzuriaga set the public hearing for the March 26, 2001, action calendar. This item concluded
at 7:25 p.m.
2. 1447 BURLINGAME AVENUE — ZONED C-1 SUBAREA A— APPLICATION FOR CONDITIONAL
USE PERMIT AMENDMENT FOR A FULL-SERVICE RESTAURANT (IQBAL SERANG,
ARCHITECT; ELIO D. URZO, APPLICANT; BANK OF AMERCIA NT SA ET AL, PROPERTY
OWNER)
CP Monroe presented a summary of the staff report. Commissioners asked: there is some suggestion of
signage on the plans, want to make sure applicant is aware of the sign code and that their action does not
address signage; application notes that the objective is to provide delivery service for food, could applicant
expand on this, are they providing parking for delivery trucks, if so, where; applicant proposes to provide
cooking classes in the afternoon, can they do that and if so, how many people will be on site; the area of
the restaurant is expanding quite a bit, is the number of employees shown correct; the application states
that there will be 75 people on site at any one time, do we have a study on the number of public parking
spaces available in that area after 5:00 p.m.; provide information on where all the employees of current
business park. There were no further questions and the item was set for action on March 26, 2001
provided all the information can be submitted and reviewed by the Planning Department in time. This item
concluded at 7:30 p.m.
VII. ACTION ITEMS
CONSENT CALENDAR - ITEMS ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE. THEYAREACTED
ON SIMULTANEOUSLY UNLES SEPARATE DISCUSSION AND/OR ACTI IS REQUESTED BY THE APPLICANT, A MEMBER
OF THE PUBLIC OR A COMMIS�NER PRIOR TO THE TIME THE COMMI ON VOTES ON THE MOTION TO ADOPT.
\
Chairman Luzuriaga asked if anyone i the audience or on the Commission ished to call any item off the consent
calendar. There were no requests. Co issioner Dreiling noted that he wil bstain from voting on the item at
2627 Easton Drive because he has a busine relationship with the applicant.
3A. 262;I EASTON DRIVE - ZONED R-1- PLICATION FOR DESIGN REVI AND SIDE SETBACK
V NCE FOR A FIRST AND SEC FLOOR ADDITION (MAR DREILING, CSS
ARCH ECTURE APPLICANT AND ARC ECT• TRICIA GODOWSKI PRO TY OWNERI
3B. 164 PEPPE VENUE - ZONED R-1 - APPLICA ON FOR DESIGN REVIEW FOR A ST AND
SECOND FLO ADDITION AND A NEW DETACH GARAGE (RANDy GRANGE, AP ICANT
AT�TT ATi'�TTTTT/"'1 !`�rr�� •��.���___.---
C. Keighran moved app val of the consent calendar based on th acts in the staff report, commissioners
comments and the findin in the staff reports with recommended onditions in the staff report and by
resolution. The motion was econded by C. Bojues. Chair called for a voice vote on the motion; Item 3a,
2627 Easton Drive passed on a 6-0-1 (C. Dreiling abstaining) and #3b, 164 Pepper Avenue passed 7-0.
Appeal procedures were advised.
2
MAR-16-2001 11:39 AM IAS DESIGNS IASerane
Lutrlors �
Arch!«crun Qc Art � -
, Spact Planning
D c s i� n s '
IQBAL A SERANG __
Poct OFfi�e Box 82 Palo Alto G 94301
�
,
F:bSO 32738t� Te 650 3226i1
City of Bwlingame � ,
Pl�nning Commission
�': (6S0) 696-3790 '
• 447 �URX..INGAMN� '
RESPOIYS� TO ST�TDY HT��,G CQM �,NTS ,O�' -12-�O1:
Manch 16, 2001
Erika Lewit: . � �
As requested,, h�re is our response to your comments; �
1. Tbere is no delivery �ervice propo�ed at all.
2. A�vised commercial applicatian indicating fhe tAtal number of employees is
included with this letter (Revised with the 4 owncrs being inciudcd in khe totals).
3. Thcrc are no classes proposed at this time.
4. As indicatcad the prc�pused use is a restaurant with the minimal mezrBnine aeating end
managcr office and storage spaces. ,� '
We trust this suffieiently addresses �►our conecros raiseci on the M�reh l7, 2001 Stuciy .
hcaring, and vVe are scheduled fer our nt;w hearing date of March 26, 20A1. '
�
Sincere y,
� � ���
� .
Iqbal A. Serang ,
Architect
IAS Desi�n�
P.O. Box 82
Pale Alto Ca. 94302
F: 650. 327-3884.
T: 650. 322-68 ] 5.
u
650 327 3884
- .
�j-
�����
�/ �
�REC��������.:;
� � MAR 1 r , �
' CITY 01 BUk�IivGN�,,�i
• PLNfJNING �iE�'"
I
,
Il. . 1 J 1111 111 1_!..
.�
� ,.
�A ��
��: ���
Cl�� OF BURLLhiGAh� .
APPLICATiON TO 1�3E P'LAN'l�IIrTG COMNIISSIC�N
Ty�pe of Application: 5peraal Permit Variance Other
P.roje�t Address: f � `�'1 (3�Q �. . � G � �� �4 � �
Assessor's Parcel Number(s): � �-�-�� ^ b G�
APPLIC�NT P�OPER�'Y OWNER
� L/o jJ `ul2zc'� `�
rIarne: Name: �• N+���.�� ( � ����,,..,�, �, ,�•
Ei�L''c-9S: d�%�����f�tav��?E' ��/( Address:_ ��-o S'. G� S a���
City/Sfate/Zip: d l� � C� �-�' ti� 3 o( City/�ta.te/Zip: ��•, � � z 1��. �oo ;, c� -�
, `, _
P�one (�): � S�D . - � Phone (w}: � � z - � �S`�. � t i f o
�h);�5"b) �-z� ` � �7�
fax:
ARCHITECTlDESIGNER '�
riame: ��`� c3 E- � S�" �s ,v c'
(�) = `� � �-- ' � L � . � S � 6
fax: ��z• ��`!- `�t ��Sf
Please indicate with a.n aste.risi * the
Address: h��-�� � �' �, � �/ �'• '� `� �'�` contact person ior t��is ap� ��1ica[ion_
�
City/Sta�JZip: pH � o.�� �o� e'�s-
r
Phone (w): /� �O �.� � G �/S
(�)�
iax: G�s'�i � � �7 .� ��5'
PRQJECT DESCRII�'i�Io�T: 12�r �� u�� �. � �� o.�,,, �. �--�u ��Y �s C-,�����, c� �
�o�sSr�f��� ��rP ,�3� y S'�, F,� PZ�.f �Ipz �_ .vi k� ----
� G --
AFFIDA`'ITISIGNA'I`URE: I hereby cerafy under penalry of gerjury �hat the informati�n given
herein is tnie and c,orrect to the best of my �owle�ge and belief_
� ,��; �, '`� �,�` ii� �-' 4� � c:_:��
,,, ,
Applicant's Signacure Date
I lrnow about the proposed appli�aticn and hereby authoriz� the above appli.:.ant to sui�mit ttus
applicativn to the Plannin�,Commis �
c.'�� , `� _��
� -�,ti,_.� � 0 i l O D
Property Owner's S�e a[ure Date
------------- -----------------FOR OFFICE USE aNLY ----------
Data Filed: F� �
RECE11f��►
JAN 1 9 2001
Plansiing Commission: Study DztJe: Action Date:
CITY OF BUR! ��!�rME
PLANNING U�� i .
MAR-16-2001 11:40 AM IAS DESIGNS IASerane
Sant By; CITY OF BURLINOAME PLANNINO; 660 8C9 37C0;
�.
Z,
�
�
A111-
PM
.�...
Co
2
�,
$
, �...r.
r':: , :i � � 1
: :.� • �1 1.
• �•'
�+.��'^� ' 1��t� � ��,.i. i -r •i -� -
r.ca�owa u�e of �hs .i�e. T W 1TM M�N . K�'zxA�� 5�►.T�� * o�
D�ys Aad hours of operadot►. ? D_ y S /� W E�k ( I l�'� To 11 Pt�,
O E —
,,,t„:,�� o� ��c�.►�n�c�� � �e �oea � � roy �)• N
�G{E�E � Nn 'D E�-► v �`�t s� �c� . 1�o Pns�o . .
4. Cwxutt iund
Hours of
Operat�on
_��
w�ys
Puli•time
Paxt mad
w�x�
Pull-tteno
Part-ti1�4 �
3. Current and
Fioun of
Woe�nds
6,
7,
S.
9.
10.
� II.
m�cimum a �
�In 2 YQAn
AttCi
3:00 PM
�
� �
AM- Attcr
PM S:UO �'M
7 9
2 2
nt tllig IoCation:
Ta S Ye�q
pM- Af'Gor
PM 3:00 PM
7 a
1 2
q q II q ��
1 � � �. 3
m�ucimum numbcr a� vteitne�/cus�°mers who may come � tha ut��
It1 2 Yeats In 3 Ye�us
�y. Af�tu
p� 5:00 PM
40 ►50
�p 220
�
..
:•
650 327 3884 P.03
��r�15•01 1:51PM; Page 3/3
Attor
5:00 PM
2vd
:,.
AM- Altar
PM 5:00 PM
�
60 �o
l vo �35�
��� m�ximunl nuznber of payple expected on ait� at any ona time (include owner,
employoea and viaitorslauatoreu�B): '75
� Q pi1�Rk.� t•►� I Np�.�
Wher� do/will the owaer &�nP1oY�s P�'k� ��'� Pu uG L�"t'�S 'T�fd��li•
Where do/will cus�mers�/vi�ioor� p�t'lc? �u� Ph�KINC� BEtMND T�'►E, t�51'NJR�h�'
ST', PAR�tNfo IN FRbNT+� ���R Y��G LoTs �� T1�P+IN �Ti�t11on1
� � ���
P�escnt o= most reoar►t Wa of a1Ce
List of otlkx tcnanb a► pcoDerlY� their nucnber ot cmplayas, hour� of operaHan (stt�ch
1i�t if necee�cy)• � /k .
� �S T!l�1G
No ��K� N6 C.�.A�eS f�R� PRoF�s�.p �4T it4
NoN - oF��G� �ND i`IoN -SF�k'r�NC� �PP�-� � W 1��,��� � C�
�R�c'o� o� t�`1 .
MAR 1 6 2001
CITY OF BURLINGAME
PLANNING DEPT.
UL/1.7�U1 111U 1J:1V f'AA J1L �41 �lll l�� LU�1� �.vi�a�li
FE6, 14. �QO1 4.39PN1 MC CUTCHEN ��iC
CTTY oF BURLINGAl�rlE
CONDZTIOIVAL USE PERMIT A.�'PLICATION
N0, 4433 F. ��
yJ vvv
T'he Plannin� Commission is r@quired by law to make findir�gs as defined by the City's .
Ordinance (Code Section 25.52.020). Your answers to the followi.ng questions can assist the
Flanning 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 bac�; of this form for assistance with
these questions.
� 1, Explai� why the prnposed use at rhe proposed locativn will not be detrimental or
�, injurfous ro property or tmprovements in 1he vicinity or to public healtlr, safety, gener�al
tivelfare or convenience.
� Applicant intends to operate a full service Ttalian restaurant described in the attached
� plan. The propetty and restaurant will be maintained and operated in accordance widz all
applicable sanitation, air quality, water dischat;e and other public health regulations.
I'here �vill be no adverse public safety ef'fects of this �xpansion of use. The addirion of
� the plannEd restaurant will enhance the area and the City and provide additional needed
dining options to the general public.
2_
3.
How will theproposed use be located atsd conducteci in accordance witic the
Burlingame GerceralPla�r ated Zoning Ordinance? �
The proposed use is a conditionally pecmitted use tha�t is consistent with the G�neral Pla„i
and Zoning Ordi.nance and which will be conducted v,l accoTdance with those regularion°�.
15t'ow will the proposed praject b,e co�npatible tvftlt lh,e aesthelics, rnass, bulk and
character af the �sistrng and potencial uses ort adjot��ing properties in the general
vicini�y?
The existing building in which the restaurant will be l�cated is cornpatib2e with exisung
and potential uses on adjoining properties. The proposed use will not alt�r the a�stherics.
rnass, bulk or character of the e.ristinb building except for external signage that will be
consistent wirh the Gity's regulations.
RECEIVEC�
FEB 1 6 2001
CITY OF BURLINGAME
PLANNING DEPT.
30135313.�23531-0Q01
UL/ 1J/ V1 lalv iv. vv ....� ��' '�� "-'
' FEB. 14. 2�Q1 4.34PM hr1C CUTCHEN `�/C
PROJFC'�' D�SCRIPTION (conunued)
N0, 4433 P. 3
(1) Amead CUP to correct the amount of first floor seating. Applicant seeks to aznend the
permit to accomplish the original intenj by permitting the use of 900 s.f. of d ound floor space;
rather than the 540 s.f. now permitted.
We understand the existing use petmit was issu�d a� February 14, 2000, to impleznent Ordinar.�ce
1619 and Resoflution 111-1999, The City initiated the applir,arion "in order to provide
[merchants and property owners] an opportunity to clazify their establishment's operation"
(Staff Report, Z/14/00, Itcm #121, Planning Comrnission Agenda.)
The owner of the property (Kur'anan Tnist) did not receive norice of this hearing. The staff
report indicates that it was sent to the Gazden Cafe, the form�r tenant, and to the Bank of
America, erroneously descsibed as the prop�rty owner. The erzor was repeated in the minutes af
the meeting of the Commission. (See February 14, 2000, Minutes, at p. S.) The Bank of
America was not the owner of the properiy in February, Z000.
The scaffreport erroneously identified the rhen-cturent use of the pxoperty as �40 s.f. of seating
atea. The applicant is prepared to establish that the actual seating area was approximately
900 s.f. As the City intended to issue a CUP reflecting the ttien-curr�nt i�se of the properry, the�
permit should hatie allowed 900 s.£. of seating azea.
(2) Amead CUP to permit use of a portion of the mezzanine. Additioiially, applicant s�eks
to amend the permit to allow the use of up to 225 s.f. of mozzanine area as addiiional seating
area. This is based an our understanding that 25% of the firsc floor seating area may be
inaccessible.
(3) Amead CUP to extend hours of operation. Applicant seeks to amend the perznit �o zevisF�
condition 8 to permit expanded hours of operation and additional employees_
(4) Parking variance. Finally, applicant seeks a variance from the parking requirement, if
necessary. Applicant proposes to provide two parking spaces. Section 25.70.0010, para. 2 of tt; e
Nlunicipal Code appears to require the applicant to provide the required parking (1 space per 2Q��)
s_f. ) for the additional space only. If the correcrion is made to the ground f7oor space, then the
addition is 225 s.f. o£mezzanine space and the two pazking spaces that applicant pzoposes �vill
more th� satisfy the ordinance. If, howe�er, th.e City does n�t agree there was an error in the
original permit and �eats the application as a xequest for an addiriona1585 s.f. (900 1St floor —
540 approved + 225 mezzanine), applicant would be required to provide 3 addirional spaces
(assuming the pracuce is to round up) and a vaziance will be :�eeded.
�RECEIVE�
FEB 1 6 2001
CITY OF BURLINGAME
PLANNING DEPT.
99'f 35313,1123531 �001
r
'
1
MEMORANDUM
To:
FROM:
DATE:
SUBJECT:
Introduction
Korve
Engineering
Iqbal A. Serang
Dennis Struecker, PE
California Traffic Engineer No. 1819
February 22, 2001
1447 Burlingame Avenue Restaurant
L,ee...co:.:.,,-;��,�
ea��` ��,N:.i �t' � o�k`t , "`�'�
��' �,,� -C (, , �c`„ : ',.
•\,',, ��- cc p,:�\,�1� �y'`:'� � � �
:y/ �f�` ,'Ai
Y'�.v a���' .j�(i
_�� < ��Pc, �- R e
� v . . ,� f� ��;s::� p��
`},V '•n n �,�. �0_3 :T�-:� ;;
.��,;�^ ,� �x� �f �� � ��
`;,by . s��4�� 'ti :
�'%o f ,,;�,� ,;�;{,,tt,�' :^,�.�,,i
�''0`7�a..� :�; °`a
::i:
An application has been filed with the City of Burlingame to modify the size and hours of
operation for the restaurant at 1447 Burlingame Avenue. Currently, the restaurant has
approved hours of operation from 11:30 am to 2:00 pm. The proposal is to expand hours of
operation to 11:00 am to 11:00 pm. The size of the restaurant is proposed to be expanded
from 540 square feet of seating area with 62 seats to 844 square feet of seating with 80 seats.
The City has requested that the applicant engage a traffic engineer to assess the effect of the
expansion of the restaurant size and hours of operation. Korve Engineering, Inc. (KORVE)
is a traffic engineering firm which has prepared traffic operations analyses and studies in the
Bay Area for over 14 years. The analysis contained in the memorandum has been prepared
by a registered traffic engineer in California.
Existing Conditions
Historic trip generation rates have been established by the Institute of Transportation
Engineers. The most recent source of trip generation is the ITE manual, Trip Generation, 6th
Edition. The land use classification used in this analysis is Land Use 832 High-Turnover (Sit-
Down) Restaurant. This land use generates more traffic than Land Use 831 Quality
Restaurant and therefore is more conservative in the assessment of impact.
Historic trip generation rates provide trip rates for the following periods:
• AM peak hour of adjacent street traffic, generally between 7 am and 9 am
• AM peak hour of the generator, the hour in the morning when the land use generates
the most traffic
• PM peak hour of adjacent street traffic, generally between 4 pm and 6 pm
• PM peak hour of the generator, the hour in the afternoon when the land use generates
the most traffic
RECEIVE�
FEB 2 3 2001
CITY UF EiURLINGNiVIE
ni n ni ni� nin nr n�r
Iqbal A. Serang
February 22, 2001
Page 2
Table 1 show the existing trip generation for the restaurant. For the peak hour between 7 am
and 9 am the restaurant could generate up to 29 trips, however, it is not open during these
hours. The AM peak hour of the generator results in 37 trips which would be the maximum
number of trips that the existing facility could generate from 11:30 am to 12:30 pm.
Table 1 also shows the trip generation for the PM peak hour at 26 trips. The restaurant again
is not currently open during these hours. The PM peak hour of the generator for the existing
facility results in up 51 trips which would be the maximum amount of traffic expected for one
hour between 12:00 pm and 2:00 pm.
Future Trip Generation
Table 2 shows the trip generation for an expansion of the restaurant to 80 seats. While the
restaurant is not proposed to be open between the hours of 7 am to 9 am, it would have the
potential to generate 38 trips. During the AM peak hour of the generator the amount of
potential traffic is 48 trips which would be the maximum number of trips to and from the facility
between 11:00 am and 12:00 pm. This is an increase of 11 trips from the existing condition.
During the PM peak hour the expanded facility is expected to generate 34 trips, or 12 more
trips than the existing facility if the existing facility was open between 4 pm and 6 pm. The PM
peak hour of the generator results in 66 trips, or 15 more trips than the existing facility.
Conclusion
The expansion of the restaurant size and hours will create additional traffic. While this report
documents the AM peak hour trip generation, the restaurant is currently not open between 7
am and 9 am and therefore will not affect this time period. For the AM peak hour of the
generator, an increase in traffic of up to 11 trips is possible for the late morning.
During the PM peak hour, the expanded size and operating hours will create 34 new trips since
the existing facility is not currently open during the PM peak hour. During PM peak hour of the
generator, 66 trips will be created by the expanded facility, while the existing facility has the
potential for 51 trips.
The greatest amount of traffic will occur during the PM peak hour of the generator and will
result in an increase of 15 trips over the existing use. By definition, this will occur outside of
the peak hour of adjacent street traffic and should therefore, not significantly impact traffic
operations in the vicinity. The greatest increase in traffic is the 34 PM peak hour trips that the
restaurant will generate as opposed to none today. Again, this amount of traffic is felt to be
small enough to not significantly impact the surrounding roadway network.
RECEIVEL
FEB 2 3 2001
CITY OF BURLINGAME
PLANNING DEPT.
Iqbal A. Serang
February 22, 2001
Page 3
Table 1
Existin Tri Generation
Size AM Peak AM Peak
Hour Rate Hour Trips
62 seats I 0.47/seats I 29
AM Peak AM Peak
Hour of Hour of
Generator Generator
Rate Trips
0.60/seat 37
Table 2
Trip Generation with Expansion
Existin Tri Generation
Size AM Peak AM Peak AM Peak AM Peak
Hour Rate Hour Trips Hour of Hour of
Generator Generator
Rate Trips
0.60/seat 48
80 seats I 0.47/seats I 38
I:\PROJECTS\1447 Burlingame.wpd
PM Peak PM Peak PM Peak PM Peak
Hour Hour Trips Hour Hour of
Rate Generator Generator
Trip Rate Trips
0.42/seat 26 0.82/seat 51
PM Peak I PM Peak
Hour Hour Trips
Rate
0.42/seat I 34
PM Peak PM Peak
Hour Hour of
Generator Generator
Trip Rate Trips
0.82/seat 66
REC�IV�C�
FEB 2 3 7_001
CITY UF BURLiIVGNMF
PLANNING DEPT.
iL��.��1:� !v, L'JIJi'�l. ��'��'r1b1J1G ��ri��'�,i�1�Jll.�i1� fi: 1.' L� 4N���1� �.VAI��i�S l�Q� 44�:'� 1, �i�� v v
SEtit by: f'v�LDWE�I BeNICER MENLO PAHK L�7U 323 7128; I!/42(DO 18:21 a ��_. »�45;. ,y� -12�v
GOAVOI)�CCt1VE:
Q� objecdve is w opaza not just a=sothar Italiaa rsstautoat, but arn X�alian restaurant wherE
we wiU be sensitive w customer needs. �pening a restaurant uni�ue and imitia� with a
trained aad act�ve staff w�ilc providia� our cu�omer� wlciY u�se valuc. Wc want ta
scqwra a regular clie�tele achieving a rappon with tbem rnalcing th�m feei spevial ar�d
importa�t by �ogjiziag aad ka�awin8 �heit r�ama.
CndustrylM�rket:
Arncti�s are considered avid restauranc goers. Aan Italiaa rzstaurzat in Arnerica is a
h�ge p�rt' of the restauraat Industi]'. A main part of ane� dinnir�$ �xPeriemce includcs not
orly th� qualtty af food and ser�ico, but also �he ambiart+�e tb�t one ch�as�s cu suir�und
t�tem�elv�es in.
IV�srktting Stt�ategy:
ik�e nurab� ane advantage vv� w�li havo ate the ownrss of the restau�nt (�s) being
presaot and worl�ing in every as�ect af che r�stauraat. a:ing hands an aad in canu�o� of
eve=ything that i� part af the e�erytl�y runniog of ��:�tablishsnea� Ou�• farn�ul� for
sacte�s u►ill includ� praviding our cusvo,oners with uurovaave food co�istendy at
afforclaable pcices along witk allc�e�ria� ot�t guests to expe�imcc a new dinnin� exptric�ce
each t�e they visit We wouid also 1i106 to uanv�y tbe f�e.�eling of bein� ia lt81y while
rii►uaing in rna nstaura�act- We do not want ouur austarncrs to feel rushed, ratber ta e�jay
tbeu tirne �s wc do in Italy some�imea sp�ndir�g hours at rbe �able enjoyit►g mau�+ rrou�es.
WG y„ill �g au active p�ct of the contmu�ty bY Provi�inB d�a�o�s � support for
childtCe�lc+ehuols of the aommwsiLy wh�n passzble. We vrould alsc+ like tfl invit+� lesders,
real est8t�a aS�n� aa8 bv�i�ss owners af th� comm�airir t,� the sesaau�arR upnan opening
allowing us to intcoduce our�elves to the commwiity_ 4►�e wi11 be eoatacang coacierge
�um va�rious hotels in tbe area along �ith tour �uides to Cater to our out of tawa guest�.
Last but not ie�st we plan to provide ltslian lan�,j uaee snd ooaking les�ons un ihe mid
aflernooes to bojh children and adulcs.
1� �ici�g: Fra�n our own rescsrch we have Cancluueded d�at Buslingame Avenue does not
ca,ter to a large 1►�aeh crowd. To CCafroat th,is pioblem we would like to Offe�c a weiy
rea��abk i�ch menu wiih a firice tan�e &am S6 m�1Q inaluditt� iteras such aa pash�,
�lsdg i�pd s8ridwiches. Hvwever our �s+in ebj�cuve is to gair► bus�a�ss in the eatering
d��tR�e�at providittg deliveiy senrice to l�e busi�ess and corpo�'ations_ We wi11 tty to
achiev� this by gom8 to ti� busine�ses and providing n�e�us as well as openin� a web
page. For di�* �e average ciir+t3c �++ill �� FYotri �35 ta S�0 with an atmosPhere
P�aPle co�duc�ng busi�css meetings or rvmaatie cia�ates can er�jjay
RECEIVEa
Rc�.e:VED T?�1t p�C, 1 i. 1C: i iAM PRiN? TIME DEC. `L io, iBAM JAN 1 9 2001
CITY OF BURLINGAME
PLANNING n�_PT.
.iz���ar�, �9, �'�JQ1��= 1.��Pti�1ai2 Mr�Ci�'i'�HEtd '�'%� � L��r�rE cuxpA�o��oo ie:a7; I�'., �+4��a5;�� �:���'���1�
Sent by: G'�LDWELL BANMCEA MENLO PARK B5o 323 7128;
]i..���. -
2) �or�rs af oprxatian: We wili bo apen 7 days a wcek fcom 11:30 am tn 11:40 p,nr+ Six
the o of the restaur�nt We plan oa senr,�g brurKh as we1L
moat�� � P��
3) lycscriptiadDe+iga oi the restaursnt: We u+an� th� rt�st8ut�nt to txucle fun and life.
rhe restau�a�t wilt be fu11 af light not dim and dark The de�cor will be simptc and modcrn
while still pr��id�ng �e f�ei af Itafy.
4) ��in� cosi�lPrnspscave Pe+oSts. See att�ched docwnan�s.
�) i��ocing: Th� r�ur�nt will be financcd pre�amin��ely im cash by us while only
lt?°/v 4olfeln� �TOm a fit�isl eStabliShtneri�• Ie who c�13' wotk for me. Haviug
� gr�v5�: The s�'will inciude v5 aad Pevp
alrea�Y becn trained under my suporvisioa £or 3 Y�� it will save us a!ot of ame tbai can
be us�d in athet eresas•
volu�me �nd �cCe�sful restawao�s. We are
We �e four peaPl� wha work far �igh �w our owr� restauiant.
expesieneed �nd c�'t wsit to puc aur expe�iencc and expeRise � an au�r►cntic
Our dreara is co giv� Burlinga�ne not jusc anatha Icali� rest�ua�a�,
Italiaa re5taurant ourned aad opereaed bY �ta]ians.
RECEIVED
JAN 1 9 2001
CITY Of BURLINGAME
PLANNING DEPT.
kEC�iVE4 T'ME GEC 1'. 'i�:'�'AM. r�.INT � IME DEC, � l. ,i�: ?6�i�1
_ _�._....�,._,
��� ciTv o� CITY OF BURLINGAME
PLANNING DEPARTMENT
BURLINC�AME 501 PRIMROSE ROAD
o �� BURLINGAME, CA 94010
— TEL• (650) 558-7250
1447 BURLINGAME AVENUE
Application for conditional use permit
amendment for a full-service restaurant at PUBLIC HEARING
1447 Burlingame Avenue, zoned C-1 Sub Area A.
(APN: 029-201-060) NOTICE
The City of Burlingame Planning Commission
announces the following public hearing on
Monday, March 26, 2001 at 7:00 P.M. in the
City Hall Council Chambers located at 501
Primrose Road, Burlingame, California.
Mailed March 16, 2001
(Plecise re�er to ntlter ,ti'idc�)
CITY OF BURI.INGAME
A copy of the application and plans for this Project ii�ay be reviewed prior
to the meeting at the Plaiming De}�arhnent at 5p1 Primrose Road,
Burlingame, C�ilifornia.
If you challenge the subject applicalion(s) in court, you cnay be limited to
raising only til<�se issucs you or someone else raisccl at ttie public hearing,
described in the notice or in written correspondence delivered to the eity
at or prior to the public hearing.
Property owners wh�� receive this notice are responsible i�or informing their
tenants about this notice. For additional infonnation, please call (650)
558-7250. Thank you.
, �. ,.,
. •:� �.
» � �.�i��. �
Margaret Monroe �t,,������� ` �O
City Plannc,r , �"
PUBLIC HEARING NOTICE
(Pleuse refer to ot{7c:r side)
RESOLUTION APPROVING CATEGORICAL EXEMPTION AND AMENDMENT TO A
CONDITIONAL USE PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
amendment to a conditional use permit for a new. full-service food establishment at 1447 Burlingame
Avenue. zoned C-l. Subarea A, H. Michael Kurzman Trust�property owner, APN• 029-201-060;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
March 26, 2001, 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:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received
and addressed by this cominission, 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 - Existing facilities, Class 1(a), interior or exterior alterations involving such things as
interior partitions, plumbing, and electrical conveyances.
2. Said amendment to a conditional use permit is approved, subject to the conditions set forth
in Exhibit "A" attached hereto. Findings for such amendment are as set forth in the 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, Ann Kei hran , 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 .2�th day of March , 2001 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
EXHIBIT "A"
Conditions of approval for amendment to a conditional use permit
1447 Burlingame Avenue
effective Apri12, 2001
1. that the tenant space shall be built as shown on the plans submitted to the Planning
Department and date stamped February 16, 2001; the proposed use is a full-service
restaurant, with 628 SF of seating area on the first floor, 216 SF of seating area on the
mezzanine, 868 SF of storage area on the mezzanine, and 276 SF of office area for the
restaurant on the mezzanine; these areas and their designated uses shall be altered or
expanded only with amendment to this conditional use permit;
2. that the tenant space shall be operated as shown on the commercial application form
submitted to the Planning Department and date stamped March 16, 2001; that the business
shall not be open for business except during the hours of 11:30 a.m. to 11:00 p.m., seven
days a week, with a maximum of 14 employees on site at one time, including the owner, and
that there shall be no delivcry service from the site and no classes offered at the site;
3. that this full-service food establishment may change its food establishment classification
only to a limited food service or bar upon approval of a conditional use permit for the
establishment change; the criteria for the new classification shall be met in order for a
change to be approved;
4. that this food establishment shall provide trash receptacles as approved by the city consistent
with the streetscape improvements and maintain all trash receptacles at the entrances to the
building and at any additional locations as approved by the City Engineer and Fire
Department;
5. that the applicant shall provide daily litter control along all frontages of the business and
within fifty (50) feet in each direction of all frontages of the business;
6. that an amendment to this conditional use permit shall be required for delivery of prepared
food from this premise;
7. that there shall be no food sales allowed at this location from a window or from any opening
within 10' of the property line;
8. that the conditions of the Chief Building Official's January 22, 2001 and the City Engineer's
January 22, 2001 memos shall be met;
9. that if this site is changed from any food establishment use to any retail or other use, a food
establishment shall not be replaced on this site and this conditional use permit shall become
void; and
10. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, 1998 Edition, as amended by the City of Burlingame.
��r � ,�,y� ; :`%. ='rn '^��, • ,�q . -�; � !�-, ' , .,. q ^ ��
� ` �` � ,� � ,7,y'�1T ' � �I�' � � ,t ,�
�� �''�"'dr, ' T �� • , �, s yy�,�`�,�.�" • � • ^' ^ .i
.f � � � �y /'`+t .��'
•!� ' Y��Y'1f��i� �'��• '
.Y � � � ' , -� - �� �. `� � ,q .�� '' ,'� ♦ � �
,� � � i ,. ♦ � ,.
, ,�, ,,. ,� � ,. . � �,., , r�� �,� ,
- , ,4>�, � �, ;. � ^ � � ,�
�' , .�, ' ,� +..-. �� � K • , . � �r
.. .�►,- �, . ' s ., . ` t, � .. �� O ��, '.c.
� �� �. �, ,:.-��,, � ''.� -.� , , .� y
�\ . .� r ^ � , � � . '-, .. " rc+ `'' . *�
--,�' ,� �, ` o� , " s '� r' �' _
.� ^ � '�s` . � '�►. , <� • � � � �'`� ,� S s 'i
� . T' , .-'c�e � � � . ��'� ' � , � � ;� � � q �� .._ ' '' �+ '�
`�',� , �, �,'�.� i � ti ' i� � � � . ` / , ,e1�
�. . .i v . '� � %� P� {' '"i
�� y+� E: ,:�� 4� I � 1 � >' \ . ,�,• , `� � , \ �yi, y � � �.r • ,� �
,. ����, � ,�: \ � , . ,i'. ,�"
�:,` .3 '- e � �� ' '� � r. '��' � � ' .. ^ �.
ST �• r_A� bl�� n ..� �► . :��' i .�-,�'��`• r ,-_. • � � � i�� � �
�� �
�� S� � .. :�` F'i'�r � � � � � r ,�
h ; �•,'�J� n �` �� ^ � ` �� � � �� i ` "� t' •�'�"'��
� � �b`�� � . � �� N♦ � � \ 4� � �` / �, �' �� '�' 7 � (
� ; � � \� � y�•� . .' ��;. `(� ^�i �� � � .�,� / � �\ ,�, y �
-� + � � C <
� ' ' '1► �v'' �r� � 'i � '� �"• ' -,� �, � �
�T � ` �� � �+ - � ��! �''ir�i'- Vi � �` ' i %^,��` � �
� �� T y ' � ,+�, t � � .� T • ' 4 .. � � A s
' �9� "� � � `'�lK- ,.. �� �' . -�' - '� ; �:. �
'� � �<`� � "�" � �s'�. _ � �/ , ,�; ;,'� '
k .,� , � ,s; , � a . � .: �,
,:' � �,.' ��' �-, - � �..,�`' . =I �� � ` ..,� \. ,�, �. a � `*
� � .�� '''� 1�� � �`�,`M � ,� \` "\� . 1'� �
\ .� �� a� -s.. 'O (� ` �. \ �' � + � .t '�
, ;z � ~�.. � }�� ���� .
> • . �"�. �'" �'� P' � � � ' � � � :t '�'�
' .a�s •', • • '� ,` /t^��' f1,�_� i� )�• �lL .� •��/• � ;.
' � �� • , � �� 4.{ ,,'', �•, ,'`' .\_ •\ 4 'i` ` (,! ,�0�
• i. �'/ . � . , � ��,, ►�A s � .. , ,� ,, • � ;�; � ,�� y \ � �d� � � •
,� r
i \� \,� �� �" ,1� .�i A � •,� � '4.
�,� . `�, . �. v � ��,;p ��� �v� , `��. ��-9 .� ,10�,� ,� r."
o �"v� �y� �
r � � '�. Y,� ' -� � • ,
.` r/.�r 1 � i.y� � ' � �1r ' �� ,� w�r�� /� �`t. t '..��0 � � . "
��� �� �79� .�, .�.. . � � �.,: l � �+ '. � .,,:
�' . ' � f� �\`` � �.1� .. � �.r� � � .� � � ,� ' Y� ��:�� w � �
�/� � �i I'C1 �'\\, .�� � w /��� �� . �! �.: � � �� ;iTl . �T � :.
� / •�� �"� ''�% � i� eb�/' � � � � �M � � y � '�
� • f ti' � . �� �� ��, ..t���J� . � , '�,� „a t. w
t��'.c � . .� f t��1�u� I
� I �� .:i�." ,4'��'� �
a Ci; a n-`yy , . ' � '`:`' ` '�'�' �;'�
% i ,. .:H�. SYi4�� '5�,�.� �� � . ��.1 k :- , � - K �', ! . �'
,, _ . �,; ' ,a:_r ��ry � • ., � , , . :� . �; � �,, �
s . R , . � � . � .'�► � ����,,�,
�`-� �, . �, � �'"+�:. 3��� �z �`� ''� . .,,' �� �
y1�� � . ; � .. ,
�* • �, ' �+ 'p, 7 � /�� � ' �
_ � . �� r i�.v�_ �JI , r � � + � //�Y' . / � ,` Til
��'' � �� �
� '6:.: ��..1� ��'�''��i.� � � � � � �'; � •, �� ' � •
% s� � "'C " � �i�� `� � � �"7) _ � , •'��Y o �''7 ,�.��J
ti . �j � � � � �*a:,. 4-� M A ���� �`r
7 .' �_'. v6:
� . .. • K^ 'iZ` (2 `� 4 f. ,S�aJ •� � ,� �
���. i;�� � 1 �. . �.�w, +�i� Er } � N+1� �
( �. � ' � x ,' 1 f' ` � `�� < ' ` � � �
� "S "� ��'w����7}�,. ��r�,� .�. � -.�i � � y .
��,.' + o` � � 'as `i , �4`�� . �..
. ' �'�'s� � ; ,. �. ,,� .
�,�y�, I�+y�, • r y 't
$?�� �� y `' � **' -• .. � .. ��
� '♦�Ir � � �� Il�» �.'� � � ;y ,?' ��'''
� c..�.� j`� '� .:j�..'J ,7 ��- . �' �A°.�y, . ., � - �-'q
� ? �y � % . �'��t.' t� � • ,.` 7 . 1 � � � . � '?� ��t` g��,�
-�ii' �� ,is'�'�- '���i-f,',t � i. � �� �j �. " .�/ � ��� t'�;K
�O. . � V' +,R' . 1 E. �
"��� ��'�' ` 'o S ' �.� ;_ � � ..'<��r � �� �: `� :`W�.
, •. �,, �,
� �a T ;fe /� a;,•,� -\ i S,,
� -+�r,>. � `, l,F.'.�. � `�� i ° " `! `� . ' ^' � .
�.a� � � ,�. Z �. _ .Y :�� �� • i,- ...� � � �� �� ��/�� I�
..:.., _ ,�i.� � _ . . . '/ �.
�� `
I'� ;.�,, w' '
i au'+ � . / a =1j
•�� • TF�^ �f' '\ �Y�` �• y ''• q � {' � ' � ` '7
I♦ .� -f�",�i. ''�. .�`�' . +` `k / y T � / .�' ��
� y , ' ' K . �. . ' ��' � ` f
� �ii� . ,�!Y� � �� . ./ '._ ^��� y , ;- y �;'^ . (
��LL\'f�i, :' ,\` 07,�4• �� . . t� ` ' � , 9 �:
i �� q�;..
City of Burlingame
Amendment to a Conditional Use Permit for a Food Establishment
I em #
Study Calendar
Address: 1447 Burlingame Avenue Meeting Date: 3/12/O1
Request: Amendment to a Conditional Use Permit for a food establishment at 1447 Burlingame Avenue,
zoned G1, Subarea A(C.S. 25.36.040, e,3).
Applicant: Elio D'Urzo
Architect: Iqbal Serang
Property Owner: Bank of America Nt Sa Et Al
Lot Area: approximately 14,822 SF
General Plan: Shopping and Service
Adjacent Development: Restaurant, shopping and service
•�1►�S' I I�IZS17
Zoning: C-1, Subarea A
CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing facilities, Class 1(a),
interior or exterior alterations involving such things as interior partitions, plumbing, and electrical
conveyances.
Previous Use: Garden Cafe, full-service food establishment and retail
Proposed Use: Full-service food establishment
Allowable Use: Full service restaurant with a conditional use permit
Summary: The applicant, Elio D'Urzo is requesting an amendment to a conditional use permit for a full-
service restaurant at 1447 Burlingame Avenue (3746 SF). All food establishments in the C-1, Subarea A
zone are required to have a conditional use permit. No changes to the classification, size, or conditions
of operation can be made without amending the conditional use permit.
History:
The site at 1447 Burlingame Avenue was formerly the Garden Cafe Restaurant. The conditions of
operation for this full service restaurant, approved in February, 2000, were:
• 540 SF of seating area on the lower floor; there was no existing seating on the mezzanine level;
• 1084 SF of retail space and 276 SF of office area on the mezzanine level;
• hours of operation were from 11:30a.m. to 2:00 p.m., seven days a week ;
• maximum number of employees on site was 15;
• no food sales allowed from any opening within 10'-0" of the property line; and
• the parking on site was existing non-conforming; 4 parking spaces would have been required by
current code for the retail and office space on the mezzanine level (restaurant use on the first floor is
exempt from parking requirements C.S. 25.36.040,d,3)
Current Project:
The applicant is proposing the following amendments to the existing conditional use permit at 1447
Burlingame Avenue for a new full-service restaurant:
• the on-site seating area will increase from 540 SF to 844 SF (88 SF added to the existing lower level
and 216 SF of area formerly used for retail on the mezzanine level);
• 868 SF of space formerly used for retail sales on the mezzanine will be used as storage;
• the hours of operation will be 11:00 a.m. to 11:00 p.m., seven days a week; and
• the maximum number of employees on site will be 9
The code requires 4 parking spaces for the existing uses on site and 3 parking spaces for the proposed
project. The proposed use is less intense and therefore, no additional parking is required.
Amendment to a Conditional Use Pern:it 1447 Burlingame Avenue
Proposed Existing Allowed/Req'd.
Use: no change full service restaurant CUP for Restaurant
Seating Area: 628 SF (lower level) 540 SF (lower level) 540 SF with current CUP
216 SF (mezzanine) 0 SF (mezzanine)
63 % increase
Retail Area none 1084 SF (mezzanine) N/A
Storage Area: 868 SF (mezzanine) none N/A
Office Area: no change 276 SF (mezzanine) N/A
Hours of 11:30 a.m to 11:00 p.m. 11:30 a.m to 2:00 p.m. N/A
Operation seven days a week seven days a week
Maximum 9 15 N/A
Number of
Employees
Parking 3 required by code, 4 required by code, restaurant, 1 st floor- exempt
0 provided * 0 provided * restaurant, 2nd floor- 1:200
(no variance required (existing non- office- 1:300
because use is not being conforming in parking) retail- 1:400
intensified) storage- 1:1000
* There are no on-site parking spaces provided that meet required code dimensions. However, there are
two spaces at the rear of the lot, labeled 1 and 2 on the site plan, where cars are parked.
This project meets all other zoning code requirements.
Staff Comments: See attached. The comments made in the Chief Building Inspector's memo dated
January 22, 2001, can be addressed upon application for a Building Permit. The City Engineer requested
a traffic study that was provided on February 23, 2001, (see attached). This study concludes that the
proposed increase of seating area in the restaurant will result in an increase of 11 trips generated during
the AM peak hours and 34 trips generated during the PM peak hours. Staff would note that the current
restaurant is not open during the evening. The increase in trips generated was determined to not
2
Amendment to a Conditional Use Permit
1447 Burlingame Avenue
significantly impact the surrounding roadway network. Staff would also note that the parking on-site is
existing, non- conforming. The code requires four spaces for the existing use and three parking spaces
for the proposed use. Because the proposed use is less intense than the existing use, no additional parking
is required and the status of on-site parking remains existing, non-conforming.
Erika Lewit
Zoning Technician
c: Elio D'Urzo
Iqbal Serang
3