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HomeMy WebLinkAbout1010 Cadillac Way - Staff Report (2)Item # :�- Study City of Burlingame Mitigated Negative Declaration and Variance Address: 1010 Cadillac Way Meeting Date: 9/11/00 Request: Mitigated Negative Declaration and Variance to allow for a first floor expansion of an existing auto dealership at 1010 Cadillac Way, zoned C-2. A variance is required for not enclosing the automobile sales lot along Broadway and Rollins Road with an ornamental fence, wall, or compact evergreen hedge (C.S. 25.74.010, a). Applicant/Architect: Kenneth Rodrigues & Partners, Inc. APN: 026-233-080 &-090 Property Owner: E. James Hannay Lot Area: 1.142 Acres (49,745 SF) Zoning: C-2 Adjacent Development: Offices, Multifamily Residential, Gasoline Service Stations, Industrial Warehouses, and Retail Buildings. Previous Use: Automobile sales with showroom, sales office, service and storage areas. Proposed Use: Expansion of existing automobile showroom and sales office areas. Allowable Use: Automobile sales and associated office, service and storage areas. Summary: The applicant, Kenneth Rodrigues & Partners, Inc,. representing Rector Motor Car Company, is proposing the construction of a single-story, 4,641 SF addition to an existing two-story 32,384 SF automobile sales and service facility at 1010 Cadillac Way, zoned C-2. The site is bounded by Broadway, Rollins Road, and Cadillac Way and totals 1.142 acres (49,745 SF) in area. The addition will provide additional showroom space (4,326 SF) and sales office space (315 SF) for the existing auto dealership. The e�cisting building contains general and sales offices, storage, service, and showroom areas. It is expected that there will be an increase five additional full-time employees over five years on weekends and an increase of one employee on weekdays. An increase of 20 customers is expected over five years on weekdays and a decrease of five customers over five years is expected on weekends. Since the proposed addition is an expansion of an existing showroom and office sales area, it is not expected that there will be a substantial increase in the number of vehicle trips generated by the use. The proposed addition would be built around an existing 85' tall pole sign located at the corner of Rollins Road and Cadillac Way. The project plans indicate that the exterior of the proposed addition will consist of inetal panels with a matt finish and a plaster system (painted white). Clear glass will be set in aluminum frames. The existing building will be painted white. The applicant notes that there are 88 on-site parking stalls provided at grade and on a roof deck above the building. The 88 parking stalls are tandem and do not meet current code parking requirements. With the addition, the on-grade and roof deck parking would be striped to meet current code requirements. The roof deck parking would be extended by 4,641 SF above the new portion of the building, bringing the total number of parking spaces on site to 80 spaces. In addition, there are 15 at grade parking spaces in an area adjacent to the Broadway right-of-way along Rollins Road which is leased from the City of Burlingame. The zoning code requires nine parking spaces for the proposed expansion (1:300 SF for office space and 1:600 SF for showroom space, bulk merchandise), for a total requirement of 58 one-site parking spaces (95 parking spaces are provided, including the 15 spaces in the area leased from the City of Burlingame). Currently, the auto dealership uses approximately 15 spaces along Broadway and Rollins Road as a vehicle display area. Mihigated Negative Declamtion and Variance Code exceptions required for this addition are: 1010 Cadillac Way Variance for not enclosing the sales lot along Broadway and Rollins Road with an ornamental fence, wall, or compact evergreen hedge. Sight Line Analysis: Hexagon Transportation Consultants, Inc., provided a sight distance analysis of the proposed project at this site (letter from Hexagon to Kenneth Rodrigues & Partners, dated June 9, 2000). The purpose of the analysis was to determine whether expanding the showroom closer to Rollins Road would impair the sight distance of motorists. The analysis was done under existing conditions and with the proposed traffic signal in place. As part of an unrelated street improvement project, the City of Burlingame is preparing plans for the installation of a traffic signal at Cadillac Way and Rollins Road. Any proposed improvement that might impair the line of sight of motorists on any stop-controlled intersection approaches would need to be carefully evaluated. In this case, the analysis is of the sight distance for motorists on eastbound Cadillac Way. Currently, motorists stopped at the limit line on Cadillac Way have a relatively unobstructed view of approaching traffic on southbound Rollins Road, assuming vehicles parked on the display pad in front of the existing showroom do not block their view. The proposed showroom expansion would reduce the sight distance of approaching vehicles in the number two (slow) lane to approximately 200 feet. Assuming an approach speed of 35 miles-per-hour, the recommended safe stopping distance on wet pavement as published by the American Association of State Highway and Transportation Officials (AASHTO) is approximately 250 feet. The analysis points out that this sight distance can be achieved by moving the painted limit line on Cadillac Way eastward approximately five feet. Repositioning the limit line in this way is a common traffic engineering practice where additional sight distance is required. This intersection can accommodate this change without impacting vehicle turning paths or pedestrian crossing access. Under existing conditions, the proposed expansion of the vehicle showroom is expected to have only minor ei%cts on the sight lines of motorists at the intersection of Cadillac Way and Rollins Road. To mitigate the minor impact to this sight line, the consultant recommends moving the limit line on Cadillac Way eastward several feet. However, if the planned traffic signal is installed prior to completion of the showroom expansion, there will be no need to move the limit line on Cadillac Way. With the traffic signal in place and operational, the showroom expansion would require no revisions to either the roadway geometry or traffic signal facilities. Relocation of Existing Sanitary Sewer System and Easement: There is a sanitary sewer line located in the existing parking area and under the e�cisting vehicle ramp to the roof parking area. The proposed plans indicate that the addition would extend under a portion of the vehicle ramp. In a memo dated May 4, 2000, the City Engineer notes that no building structure shall be proposed over the existing sanitary sewer line or any other public utility. In a memo dated May 31, 2000, the City Engineer notes that the existing sanitary sewer line shall be relocated away from the proposed addition and that an adequate number of manholes and cleanouts sha11 be installed as part of the relocation. The City Engineer is also requiring that a new sanitary sewer easement be dedicated for the relocated sewer line and that the existing easement be vacated. The new easement shall allow for access on private property and for maintenance of the sanitary sewer line. The proposed plans indicate that the existing sanitary sewer line and sewer easement will be relocated away from the proposed addition. 2 Mitigated Negative Declaration and Variance EXISTING 32'-0" Mitigated Negative Declaration: The initial study prepared for this project identified potential impacts in the areas of transportation and circulation and utilities and service systems. However, based upon the sight line analysis prepared for the project and the mitigation measures identified in the Initial Study, it has been determined that the proposed project can be addressed by a Mitigated Negative Declaration since the Initial Study did not identify any adverse impacts which could not be reduced to acceptable levels by mitigation. Refer to attached Mitigated Negative Declaration No. ND 509P. Stati Comments: See attached. Table 1 C-2 Prc Standards PROPOSED Height: � 25'-0" Parking: 80 spaces + 15 spaces in area leased from City Total = 95 spaces Sales I.ot Enclosure *: I none* IOlO Cadillac Way ALLOWED/REQ'D 3 5'-0" maximum 88 non-conforming 58 spaces spaces° none auto sales lot must be enclosed with an ornamental fence, wall or compact evergreen hedge not less than 2' th 6' ' h' t � _ � ___ nor more an m e�gh * Variance required for not enclosing the sales lot along Broadway and Rollins Road with an ornamental fence, wall, or compact evergreen hedge. ° The existing 88 parking stalls are tandem and do not meet current code parking requirements. This project meets all other zoning code and design guideline requirements. Ruben G. Hurin Planner c: Kenneth Rodrigues & Partners, Inc., applicant and architect 3 RESOLUTION APPROVING MITIGATED NEGATIVE DECLARATION AND VARIANCE RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a mitigated negative declaration has been proposed and application has been made for a variance for not enclosin the automobile sales lot alon Broadwa and Rollins Road with an ornamental fence wall or com act ever reen hed e which is re uired to be on the sub'ect ro ert for a frst floor exnansion of an existing auto dealersh� at 1010 Cadillac Way, z one d C- 2 A P N• 0 2 6-233 080 & 090 E James Hannav ropert owner; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on September 25 2000, 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 commission, 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 mitigated negative declaration, per Mitigated Negative Declaration No. ND 509P, is hereby approved. 2. Said mitigated negative declaration and variance is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such mitigated negative declaration and variance 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 25th day of Se tember, 2000 , by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY EXHIBIT "A" Conditions of approval for mitigated negative declaration and variance. 1010 CADILLAC WAY effective October 2, 2000 page -1- 1. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped September 15, Sheets 1-6, and Landscape Plan as shown on the Site Plan; 2. that the conditions of the City Engineer's August 8, May 31, and May 4, 2000 memos shall be met; that any changes to the footprint, floor area, height of the building, or to the Landscape Plan shall require and amendment to this permit; 4. that no vehicles shall be loaded or off-loaded from vehicle carriers on Cadillac Way, Rollins Road, or Broadway; vehicles shall be loaded and off-loaded in the Caltrain right-of-way located on the 1200 block of California Drive and the hours shall be limited to those of access to the Caltrain right-of-way; that irrigation shall be provided for the 3' tall hedge along Broadway and Rollins Road, and that an irrigation plan shall be submitted at time of building permit application to be reviewed and approved by the City Arborist; the 3' tall hedge and irrigation shall be installed before final inspection occurs; 6. that the applicant shall be required to apply for a permit from the Parks Department to remove the three eucalyptus trees along Rollins Road and the replacement tree shall be approved by the City Arborist; that the applicant shall be responsible for the maintenance of any new tree planted in the public right- of-way area, and that before any new tree is installed, an inspection shall be made by the City Arborist to confirm that the planting area is large enough to adequately sustain the trees to be planted; 7. that all runoff created during construction and future discharge from the site shall be required to meet the applicable San Mateo County Stormwater Pollution Prevention Program Best Management Practices for surface water runoff and Storm Drain maintenance; 8. that all runoff from the parking lot, roof-top parking area, and landscaped areas shall be filtered to remove oil and grease prior to discharge by a method approved by the City Engineer and such facilities shall be installed and maintained by the property owner, failure to maintain such flters and facilities in working conditions shall cause this conditional use permit to be called up for review, all costs for the annual or more frequent inspection and enforcement of this condition shall be paid for by this project's property owner; 9. that all site and roof drainage shall be filtered through oil separator drains and be directed to the street frontage on Rollins Road and Cadillac Way; 10. that the site shall be periodically sprayed with water to control dust during grading and construction as required by the BAAQMD and City Engineer; 11. that before demolition and construction, the applicant shall obtain appropriate permits from the Bay Area Air Quality Management District and construction equipment emissions shall be in compliance with their standards; EXHIBIT "A" Conditions of approval for mitigated negative declaration and variance. 1010 CADILLAC WAY effective October 2, 2000 page -2- 12. that the applicant shall pay for the relocation of the stop controlled limit line on Cadillac Way if the traffic signal facilities are not in place and operational before completion of the showroom expansion; the location and striping of the limit line on Cadillac Way shall be designed to meet the current code standards and must be approved by the City Engineer; 13. that all construction shall be required to be done in accordance with the California Building Code requirements, 1998 edition, as amended by the City of Burlingame, and to the limitations of hours of construction imposed by the City of Burlingame Municipal Code (CS 18.08.035); 14. that no structure shall be built over the existing sanitary sewer line or any other public utility on the site; 15. that the existing sanitary sewer line shall be relocated at the developer's expense away from the proposed addition, and an adequate number of manholes and cleanouts shall be installed as part of the relocation; the portion of the existing sewer line to be relocated shall be televised prior to its relocation; and that the City Engineer shall review and approve all plans and construction before the city accepts it and a final inspection is scheduled; 16. that the existing sewer line shall be abandoned in place with sand backfill or removed completely as approved by the City Engineer; 17. that a new sanitary sewer easement shall be dedicated for the relocated sewer line constructed by the applicant at his expense and the existing easement shall be vacated; the new easement shall allow for access on private property and for maintenance of the sanitary sewer line; 18. that the project developer shall coordinate the relocation of the sewer line with the City of Burlingame Public Works Department, Engineering Division, during its planning, design and construction; 19. that all new utility connections to serve the site and which are affected by the development will be installed to meet current code standards and diameter; sewer laterals will be checked and replaced if necessary; 20. that the proposed project shall comply with Ordinance 14771imiting exterior Illumination and all lights including signage, except low level security lighting as approved by the City Engineer, shall be turned off at the end of the business day or no later than 10 p.m. daily; and 21. that should any cultural, archaeological or anthropological resources be discovered during construction, work shall be halted until the finding can be fully investigated, and proper protection measures, as determined by qualified professionals acceptable to the City, can be implemented.