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HomeMy WebLinkAbout3 California Drive - Staff Report (2)�+, _ �. _ CITY OF B URLINGAME AMENDMENT TO SPECIAL PERMIT ITEM # 3 ,,� � , FOR 3, 922 SF OF OFFICE TO BE USED FOR STORAGE AND TO PROVIDE REQUIRED EMPLOYEE PARKING OFF-SITE Address: 3 California Drive 150 California Drive Meeting Date: 7.22.96 Request: Conversion of third floor office area to storage and relocation of required (Special Permit March 3, 1986) on-site employee parking to an off-site parking structure at 150 California Drive. Applicant: Joseph Putnam APN: 029-242-240 and 029-233-080 Lot Dimensions and Area: 56,200 SF Zoning: C-2, Sub D, Auto Row General Plan: Service and Special Sales Adjacent Development: Faces commercial on California to east, residential uses across Peninsula and to rear on Highland, commercial uses to north. CEQA Status: Article 19. Categorically Exempt per Section 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: 3,922 SF office, 28 parking spaces on second floor of on-site parking structure Proposed Use: 3,922 SF storage area, 28 parking spaces on second floor used for new car storage, 28 parking spaces provided for employees on near by site in multi story parking structure built to serve adjacent car dealerships on that site. Allowable Use: Auto sales and storage, auto repair and service with on site parking. Summary: Joseph Putnam, represented by Neil Martin, is requesting an amendment to his special permit granted in March 1986 to add a third floor of office (3,922 SF) with required on site pazldng for 28 employees at 3 California Drive, zoned C-2 Subarea D, Auto Row. The primary use of this site is auto sales and service. Mr. Putnam would like to convert the third floor office area to storage, reducing the on site parking requirement for the office area from 14 to 4. In addition he would like to relocate all the requirerl 28 employee parking spaces (one for each employee at peak employment on site) to an underused parking garage he leases with an option to buy at 150 California Drive. He is proposing to designate an azea on the fourth deck of the garage for the employees at 3 California Drive to use. The 28 spaces on the 3 California site will be used to store new car inventory in order to support the sales and service operations occurring on that site. This item comes before the Planning Commission as a code enforcement item resulting from complaints of Putnam employees parking on 7efferson Court instead of on-site as required. -1- Amendra?+t to Specia[ Permit Setbacks Front Side Rear Height Lot Coverage Landscaping On-Site Pkg Spaces* Proposed No Change Existing 4' 0' 0' 43' 67 % 3,750 SF 28 3 and ISO Ca!{/'ornia Drivt Allowed/Req' d 0' 0' 0' 35' 100 % 0 9159 * Requesting to provide 46 % of the required parking off site at a location half a block away. All other zoning requirements are met by the project. Staff Comments: City Staff have reviewed the request. The Fire Marshall, Chief Building Official, and Senior City Engineer had no comments. The Planning staff would note that if parldng to provide an on-site need is to be provided on another site, even if the appropriate number of spaces to meet building requirements are provided on-site, it is mandatory that the arrangement be made in such a fashion that if the off-site location is no longer available, the permit for 3 California would be reviewed and room be made on that site to provide, once again, the employee parking. The City Attorney will assist in crafting the conditions and any action will be recorded with both properties so that it is clear that any change to the use or ownership from Joseph Putnam of either site will require that the Special Permit for 3 California would be reviewed again by the Planning Commission. The site at 3 California Drive has been the subject of code enforcement because of the impact of employee parking on 7efferson Court, opposite the site across Peninsula in San Mateo. Other problems have also arisen over the years resulting from lack of space on-site for loading and unloading cars, deliveries, and on-site lighting and noise which have affected near by residential uses. The lighting and noise issues were successfully addressed earlier. In his letter the applicant acknowledges problems arising from auto testing and lack of employee parking on-site and suggests solutions. The Police department is aware of the on-street loading/unloading issues and is assisting with enforcement. /M 3CALIFD8c.229 -2- '. !I��II�.�. ,i,l\�. July 11, 1996 Ms. Margaret Monroe City Planner City of Burlingame 501 Primrose Road Burlingame, CA 94010 � Putnam Automotive i?�ii��ii�l��!11�if��, ( ,i�IlUl'lll�l �3--E1)iO SINCE 19(�;" � I am writing this letter as a matter of clarification on the status of the entire block of property known as 100 - 198 California Drive in Burlingame. I recently purchased the First Deed of Trust on this property form General Motors Acceptance Corp_ (GMAC). This property has several liens, seconds and thirds. Back Real Estate Taxes were also delinquent which we have brought current. Upon purchasing the First Deed of Trust, I immediately started the legal process of foreclosure. One of the parties, holding a second on this property, managed to enjoin us in a lawsuit they have with the previous owners; thus temporarily delaying our foreclosure. I am, of course, pursuing the issue vigorously though all legal means. My attorneys have assured me that this is temporary and we will prevail and prefect the foreclosure on said property no later than this fall. Between leases we hold and lease options, we have total legal control over the entire block of property for twelve years. This should be adequate to satisfy the City as to our long term control of the property. I hope this letter clarifies the status of the property and should you wish to discuss this further, please feel free to call me. Sincerely, _ � - ,- -�-�� Josep . utnam cc: Neil Martin „f 1O�'�1F O1 REI ) ����RI'I 1 �f I�A'ICE Buick • Pontiac • GMC Truck • Mazda • (�1�151 3�� -�SOO �� � �tiatl., �,� �� 4 �� � �,, . � 1 � . . �, ° ;'`; r996 �.�`.< ''r:��, `�s,;� _ Toyota � Volvo • Lexus 0 ( CIT �p�.�� CITY OF BURI�INGAME ��APPLICATION TO TF� PLA►NNING COMIVIISSION .. Type of Application: X Special Permit Variance Other Project Address: 3 Cal i forni a Dri ve _ 3 California Driv� = 0?9-242-240 Assessor's Parcel Number(s):150 Cal i forni a Dri ve = 029-233-080 APPLICANT . Name: Joseph Putnam Address• 3 California Drive City/State/Zip: Burl i ngame, CA 94010 Phone (w): �415) 347-4800 ��: N/A f�: (415) 347-1650 ARCH�TECT/DESIGNER Name: Neal Marti n* ( Pl anner ) Address: 1640 ILaurel Street City/State/Zip; San Carl os, CA 94070 Phone (w): (415) 593-1685 ��: N/A f�: (415) 593-4163 PROPERTY OWNER . Name: �oseph D. & Mary L Putnam, TRS 375 Mountain Home Road Address: City/State/Zip: Woodside, CA 94062 Phone (w): _ �) � fax: Please indicate with an asterisk * the contact person for this application. PROJECT DFSCRIPTION• Amendment of 1986 Speci al Permi t to al 1 ow rel ocati on of employee parking to 3 California Drive (3 spaces) and 150 California Drive (25 spaces). AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of m ledge and belief. p�cant's Signa re � Date 6/26/96 I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. r� wner's Signature Date ------------------------------------------FOR OFFICE USE ONLY -------__------- ----------- �,. ��,� ���� Date Filed: �� ' ��� � �� Fee: � � � �� Planning Commission: Study Date: Action Date: ��OLVO PUTNAM MAZDA/VOLVO "Home of Red Carpet Service" � �� 3 California Drive, Burlingame, CA 94010 (415) 347-4800 June 26, 1996 Burlingame Planning Commission City Hall 501 Primrose Road Burlingame, CA 94010 Dear Commission Members: I am applying for an Amendment to Condition No. 2 of the Special Permit granted to me on March 3, 1986, allowing the construction of a third floor office space which exceeds the 35 foot height review line, at our automobile dealership at 3 California Drive, Burlingame. Condition No. 2 states: "that there shall be 28 employee parking stalls designated on site by notation on each space as shown on the plans submitted and date stamped February 4, 1986 and that this number of employee spaces shall be increased as the number of employees on site is increased and that none of the additional employee spaces shall be provided in a tandem configuration." The third floor addition was constructed according to the approved plans and conditions. After the space was constructed, our operation changed and we found that the third floor space was more valuable for storage than for office use. Our operation is such that we do not need the additional office space and do not foresee a future need for such space. In addition, we have acquired other properties since 1986 and, although the number of people employed by the company has increased, we still have about 27-28 people working at 3 California Drive during peak shifts. The nature of our business requires certain employees to go from one location to another, but the number of people working at 3 California Drive is about the same as it was in 1986. Our original plan, as approved by the 1986 Special Permit, was to provide employee parking on the second floor of the parking structure constructed on the north side of the 3 California Drive showroom. Our current operation, however, necessitates use of that space for new car inventory. As a consequence, we have allowed our employees to park on the first floor of the structure along with vehicles waiting to be serviced. This, of course, has created operational problems with the mix of service and employee vehicles as well as our need to store more vehicles awaiting service as that sector of our business grows. Our proposal is to establish two new locations for employee parking. Three spaces will be dedicated for employee-only parking on the north side of our building at 3 California Drive. These spaces are adjacent to the 3 California Drive showroom and offices. An additional 25 spaces will be dedicated for employee parking only on the fourth floor of the parking structure at 150 California Drive. An elevator provides direct access to these spaces and they are within 800 feet of the 3 California Drive showroom and offices. In order to ensure that these spaces will be dedicated and used by the employees each space will be permanently labeled "employee parking only" and numbered. Employees will be required to park in the designated spaces when at work. The location of the proposed spaces are shown on the accompanying maps. We would be receptive to a covenant guaranteeing future maintenance of the designated employee parking spaces. I understand that the City has received a number of complaints from residents living on Jefferson Court in the City of San Mateo about non-residential parking on their street and certain aspects of our operation. I have taken certain steps in response to these concerns and also suggest additional measures to alleviate the noted problems. 1. Our employees have been directed not to park on Jefferson Cou�t and that directive has been included in our Employee's Manual, as well as a handout given to each new employee. 2. Our mechanics have been directed not to use Jefferson for any test drives. Thank you for your consideration of our proposal. Very truly yours, , �� seph . Pu m President �j v� BURLIN ;AME �t. �. __ �o�r �� ����o���a�u� ���VO��IL ����U 11 �U Y lL�`60������ The Planning Commission is required by law to make findings as defined by the City's ordinance (Code Section 25.52.020). Your answers to the following questions will assist the Planning Commission in making the decision as to whethe� the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or. Infuiious to pioperty or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or convenience. SEE ATTACHMENT A 2. 3. How wi// the p�oposed use be /ocated and conducted in accordance with the Bur/ingame Genera/ P/an and Zoning OrdinanceT How wi// the proposed project be compatib/e with the aesthetfcs, mass, bu/k and character of the existing and potentia/ uses on adjoining propertles in the genera/ vicinityT � tiss �p.frtn Attachment A The proposed new employee parking locations will provide the benefit of perma- nent dedicated parking locations for our employees at 3 California Drive. The spaces are located off site in an area away from the congestion and activities asso- ciated with automobile sales and service. Employee regulations will be issued re- quiring the employees to utilize the spaces provided. The surrounding area will benefit from the proposal locating dedicated employee parking away from residen- tial neighborhoods in the vicinity. Since the proposal does not involve any structural changes or additions, there would be no effect on public health. Public safety could be enhanced by separating employee parking from the sales and service functions. The general welfare would be enhanced by locating employee parking in a structure designed for that purpose. The employee parking area is handicapped accessible. 2. The property at 3 California Drive will be continue to be used for automobile sales and service uses which are consistent with the General Plan and permitted by the C2 zoning district. The proposed employee spaces would be located in a structure designed and used for parking purposes and is allowed as a conditional use in the C2 zoning district. Since no structural alteration or additions are proposed, the project would have no effect on the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity. r` � 3 California Drive °�''""`''J'` COMIV�RCIAL APPLICATIONS ���:.._.••�' PLANNING COMIVIISSION APPI.ICATION SUPPi FMFN'i'AL FORM 2. 3. 4. Proposed use of the site. Automobi 1 e Sal es and Servi ce Days and hours of operation. 7 days/week Number of trucks/service vehicles to be parked at site (by type). none during the day Current and projected maximum number of employees (including owner) at this location: Ezisting In 2 Years In 5 Years Hours of AM- After AM- After AM- After Operation PM 5:00 PM PM 5:00 PM PM 5:00 PM Weekdays Full-time 2 g � 2 Part-time Weekends Full-time 9 0-12 10-12 Part-time � 5. Current and projected maaimum number of visitors/customers who may come to the site: Existing In 2 Years In 5 Years Hours of AM- After AM- After AM- After Operation PM 5:00 PM PM 5:00 PM PM 5:00 PM Weekdays see att Weekends 6. What is the maximum number of people expected on site at any one time (include owner, employees and visitors/customers): 1 owner, 27 employees, 6 customers 7 0 � 10 3 spaces at 3 California Drive Where do/will the owner & employees park? 2 5 s n ac e s a t� So (: a 1 i f n r n i� nr; �� Q Where do/will customers/visitors park? 6 s p ac e s at 3 C a 1 i f o r n i a Dr i v e Present or most recent use of site. Automobi le salPt �nd iPrvirp List of other tenants on property, their number of employees, hours of operation (attach list if necessary). none Response to Item 5 Typically, the service operation will accommodate approximately 50 vehicles per day. Those vehicles are parked in the first floor on-site parking structure, in the service de- partment, or on our adjoining properties. None are parked on the street. We typically have ten to twelve customers per day come to the showroom. Our six on- site customer spaces are sufficient to accommodate the demand, however, customers often desire to park on the street. While we have made on-site customer parking convenient, we cannot control their selection of parking spaces.