HomeMy WebLinkAbout1152 Burlingame Avenue - Staff Report���
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P.C. 9/23/91
Item # /3
MEMO TO: PLANNING COMMISSION
FROM: PLANNER
SUBJECT: SPECIAL PERMIT FOR A RETAIL DRY CLEANING PICK UP
AND DROP OFF SERVICE AT 1152 BURLINGAME AVENUE,
ZONED C-1. SUB AREA A
Applicant Jackie Lim and property owner Guadial Johal are
requesting a special permit for a retail dry cleaning pick up and
drop off (no processing on site) and alterations service at 1152
Burlingame Avenue, zoned C-1 Sub Area A. The code requires a
special permit for laundry and dry cleaning services in Sub Area A
of the Burlingame Avenue Commercial Area, zoned C-1 (C.S. 25.36.032
1(g). The business would occupy 500 square feet and would operate
six days a week, Monday through Friday 7 a.m. to 7 p.m. and
Saturday 8 a.m. to 5 p.m. There would be no more than two
employees on site at any time. The proposed number of customers is
3 in any day with a projected number of 5 customers per day in five
years. The maximum number of employees and customers to visit the
site at any one time would be four. There is no parking on site.
The closest public parking lots are located at the corner of Lorton
and Donnelly (48 spaces) and along California Drive across from the
train station (25 spaces), each about a block away.
Staff Review
City staff have reviewed this application. The City Engineer
(August 5, 1991 memo) was concerned about the impact on parking for
this use. He suggested the following conditions: No pick ups or
deliveries of clothes by the cleaning plant between the hours of
9:00 a.m. and 5:00 p.m.; and that the applicant shall not be able
to apply for a green painted curb (short term parking) in front of
the retail store. Planning staff would note the applicant stated
she had misunderstood question number five on the commercial
applications form (letter, August 30, 1991). Instead of showing
number of daily customers, she showed weekly figures. She has
since clarified this on the commercial applications form. Since
these are weekly figures, rather than daily figures, the impact to
the site is less than that originally expected.
Applicant's Letter
The applicant notes in his July 30, 1991 letter that they antici-
pate 50� of their customers would work in the Burlingame Avenue
area, dropping off clothes in the morning or afternoon prior to
work. They also note the Sox Market, the adjacent tenant, has the
same size space as the dry cleaners and they do not provide any on
site parking for their use. In their Special Permit application of
July 25, 1991 the applicant indicates that their business would be
retail, in accordance with the zoning and general plan designa-
tions. The existing building would remain except for painting and
possibly awnings. The interior will be improved with painting,
wall remodeling, electrical improvements and minor ceiling work.
E
Study Meetinq
On August 26, 1991 Planning Commission reviewed this item at a
study meeting (P.C. August 26, 1991 Minutes) and had a number of
questions. Commission asked the applicant to clarify the number of
employees; explain whether there would be alterations done at the
site and asked for percentage of available parking on two nearby
public lots (lots D and M). The applicant responded by letter
(September 10, 1991). Parking survey information was also provided
and summarized by Planning staff. The applicant's letter states
there will be one full time employee for the daytime shift and one
part-time employee after 5:00 p.m., for a total of two employees.
The applicant also noted that minor alterations would be done at
the site as part of this application. Planning staff notes
alterations are a permitted use in this area. The applicant
gathered parking information pertaining to public lots D and M by
counting the number of vehicles in each lot over the course of a
day on two different days. The information submitted showed that,
between the two lots, an average of 33 parking stalls were
available throughout the business day. The applicant also provided
a sketch of the intersection of Lorton and Burlingame Avenues
showing the location of curbs marked green and yellow. On this
sketch, Planning staff has noted the meaning of the "yellow" and
"green" curb areas.
Findings for a Special Permit
In order to grant a Special 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 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.
Planninq Commission Action
The Planning Commission should hold a public hearing. Affirmative
action should be taken by resolution and reasons for any action
clearly stated. At the public hearing the following conditions
should be considered:
3
1. that the project shall be built as shown on the plans submit-
ted to the Planning Department and date stamped July 25, 1991
site plan and floor plan;
2. that the dry cleaning plant shall make no pickup or deliveries
of clothes between the hours of 9:00 a.m. and 5:00 p.m. Monday
through Saturday;
3. that there shall be no dry cleaning processing on site and the
dry cleaning business shall only be for customer pick up and
drop off of clothes and alterations, from Monday through
Friday 7 a.m. to 7 p.m. and Saturday 8 a.m. to 5 p.m. with no
more than two employees on site; and closed on Sundays;
4. that the dry cleaning business shall not apply for a green
painted curb (short term parking) for any on street parking
spaces along Burlingame Avenue;
5. that the project shall meet Uniform Building and Uniform Fire
Codes as amended by the City of Burlingame; and
6. that the business operator shall apply separately for any
signs to be placed on site for this business.
Jane Gomery
Planner
cc: Jackie Lim, applicant
Guadial Johal, property owner
STAFF REVIEW OF APPLICATION TO THE PLANNING COMMISSION
I. Proiect Address: 1152 Burlinqame Ave.
II. Proiect Description and Permits Requested:
SPECIAL PERMIT for a retail dry cleaning pick up and drop off
(no cleaning on site) and alteration service (500 SF) at 1152
Burlingame Avenue, zoned C-1 Sub Area A. The code requires a
special permit for laundry and dry cleaning services in Sub
Area A of the Burlingame Avenue Commercial Area, zoned C-1
(C.S. 25.36.032 1.(g). The business will operate six days a
week, Monday through Friday 7 A.M. to 7 P.M. and Saturday 8
A.M. to 5 P.M.. There will be no more than two employees on
site at any time. The proposed number of customers is 3
during any day with a projected number of 20 customers per
week in five years. The maximum number of employees and
customers to visit the site at any one time will be four.
There is no parking on site. The closest public parking lots
are located at the corner of Lorton and Donnelly (48 spaces)
and along California Drive across from the train station (25
spaces), each about a block away.
III. Property Identification:
Assessor's Parcel Number(s): 029-153-120
County: San Mateo Lot No: 2 Block No: 1
Subdivision: Burlingame Land Co. No. 2
Lot Size: 450 SF
Zoning: C-1 Sub Area A
General Plan Designation:
Service and Special Sales
IV. Existinc Site Conditions and Adjacent Land IIses:
Existing retail tenant space surrounded
service, and restaurants; all zoned C-1
Designation of service and special sales.
V. CEQA Status:
by retail sales and
with a General Plan
Categorically exempt per CEQA Code Sec. 15301 Existing
Facilities Class 1(a) Interior or exterior alterations
involving such things as interior partitions, plumbing, and
electrical conveyances.
VI. Project Data:
Proposed New Construction: 500 SF interior alterations of
existing retail space
Existing Area: 500 SF retail space
Proposed Percent Increase in Area: no change
Front Setback:
Side Yard Setback:
Rear Yard Setback:
Lot Coverage:
Building Height:
Required
NA
NA
NA
100$
35'-0"
On-Site Parking Spaces: NA
Use: retail service
Proposed
NA
NA
NA
100�
NA
(20'-0" existing)
NA
* dry cleaning
service
* Dry cleaning service requires a special permit in zone C-1
Sub Area A
Revised 9/13/91
�LANNING D��A�TMENT
CITY OF BURLINGAME CITY HALL - 501 PRIMROSE ROA
APPLICATION TO THE PLANNING COMMISSION gURLINGAME, CALIFORNIA 9401
Type� f Application:
�pecial Permit Variance Other
EIVED
Project Address //� Z- �✓�1i.��,e ��-- ��li�„��,i.�i���E� _
Assessor' s Parcel Number ( s) ci�� �"` �5 �'' `� ����}� 2 5 �%��
APPLICANT PROPERTY OWNER ,�� S, CI p�NNINGLDEPTME
G U� ,�
Name : �/}�-/� / � � /n�l Name : � �'.� �i ��, �J �,/I '�-� � AV /�fR S .
Address : / /�Ll ��w ,15� u � G��� ��
�jl l, � /�,�1%�Address: �:i6 '� !�'.9r�� �
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Telephone : ( Work ) %`J�',"� Telephone ( Work ) ,� �� �L�S % �
( Home ) ���j '^ 9s ,Z - %//,� ( Home ) ��f 2 - � r�.S-,'�Sy
ARCHITECT/DESIGNER
Name : � ,�, ,v�_
Address:
Telephone (daytime):
PROJECT DESCRIPTION
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Please indicate with an
asterisk �*1 who is the
contact per,son for this
proiect.
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AFFIDAVIT/SIGNATURE:
I hereby certify under penalty of perjury
herein is true and correct to the st of
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,�c�- �— �
p icant�s Signature`
that the information given
my knowledge and belief.
,7-a S� i'/
Date
I know about the proposed application, and hereby authorize the
above applicant to submit.this application.
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Pr erty ner' Sig ure Date
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-------------------------- OF,�'ICE USE ONLY -----------------------------
Date Filed: �-��� � Fee ��� �,� ;-� �� Receipt # ��%� .i `�'
Letter(s) to applicant advising
Date application accepted as co
P.C. study meeting (date) � b
P.C. Action ,/�� ��jc Q
Appeal to Council? Yes � No�
Council meeting date ''
application incomplete: '
plete:
%L P.C. public hearing (date) 3 -
Council Action
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CITY OF BURLINGAME
SUPPLEMENTAL TO APPLICATION TO THE PLANNING COMMISSION
CONIl�RCIAL APPLICATIONS
l. Proposed use of site: /��� l/,-�/� ����%� C�� L�i,�i1/i��T /'��'E- "�-�=
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3. Number of trucks/service vehicles (by type): !���,ti'�
4. Current and Projected maximum number of employees at this
location: �-?
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Weekends
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5. Current and Projected maximum number of visitors/customers
who may come to the site:
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6. Maximum number of employees and visitors/customers which can
be expected to be on the property at any one time: ��
7. Where do/will the employees park? C%i T- --S Th' << T f��� �� �� ���T
8. Where do/will customers/visitors park? ���-f � S7�<<'� E 7 ���`����"�CT
9. Present or most recent use of site: f�'�- 7/� /�- C'L c• i�/%%vC� S�l��/'�
10. List of other tenants/firms on the property: /� � T'S' ��-
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suRUN�ati+e
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CITY OF BURLINGAME
SUPPLEMENTAL TO APPLICATION TO THE PLANNING COMMISSION FOR
SPECIAL PERMIT t�PPLICATIONS
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In order to approve an application for a Special Permit, t1��_ 2� ��%�
Planning Commission is required to make findings as def�r�
the City's ordinance (Code Section 25.52.020). Please an� �� pEPTME
following questions as they apply to your property to show
the findings can be made for your application request. A letter
may also be submitted if you need additional space or if you wish
to provide additional information for the Planning Commission to
consider in their review of your application. Please write neatly
in ink or type.
1. Explain why 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.
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2. Discuss how the proposed use will be located and conducted
in a manner in accord with the Burlingame General Plan and
Zoning Ordinance.
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3. Discuss how the proposed project will be compatible with the
aesthetics, mass, bulk and character of the existing
neighborhood and potential uses on adjoining properties in
the general vicinity. Per Code Section 25.52.020 (3), the
Planning Commission may impose such reasonable conditions or
restrictions as it deems necessary to secure the purposes of
Title 25 (Zoning) in the operation of the use.
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MEMORANDUM
DATE : �!i
TO: ✓ CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
PARKS DIRECTOR
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUSJECT: REQUEST FOR c-)���� �+'rr ��� �'t' '
AT
SCHEDULED PLANNING COMMISSION MEETING:
REVIEW BY STAFF MEETING ON MONDAY, �L
Thanks,
Jane/Sheri
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Date of Comments
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MEMORANDUM
DATE : �!i
TO: CITY ENGINEER
�CHIEF BUILDING INSPECTOR
FIRE MARSHAL
PARKS DIRECTOR
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT: REQUEST FOR �����C�`f`��-=7�'� ��
AT
SCHEDULED PLANNING COMMISSION MEETING:
REVIEW BY STAFF MEETING ON MONDAY, Z
Thanks,
�
Jane/Sheri �� �`
1
�
�// Date of Comments
MEMORANDUM
DATE: �
TO: CITY ENGINEER
�CHIEF BUILDING INSPECTOR
FIRE MARSHAL
PARKS DIRECTOR
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT : REQUEST FOR �����/� ►"��I r �{�
�
AT
SCHEDULED PLANNING COMMISSION MEETING:
REVIEW BY STAFF MEETING ON MONDAY, Z
Thanks,
Jane/Sheri
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, Date of Comments
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Burlingame Planning Commission Minutes Page 2
August 26, 1991
3. SPECIAL PERMIT FOR AN ANTIQUE STORE IN THE ADELINE CENTER AT
1500-A ADELINE DRIVE, ZONED C-1
Requests: number of regular and handicap parking spaces in the existing
parking lot; how often are deliveries made, by what means and where;
have applicants asked for signage, are they aware there is a master
signage program for this site. Item set for public hearing September
9, 1991.
4. SPECIAL PERMIT FOR A FURNITURE, COLLECTIBLES AND ANTIQUE SHOP IN
THE ADELINE CENTER AT 1500 ADELINE DRIVE. ZONED C-1
Requests: number of regular and handicap parking spaces in the existing
parking lot; how often are deliveries made, by what means and where;
have applicants asked for signage, are they aware there is a master
signage program for this site. Item set for public hearing September
9, 1991.
5. SPECIAL PERMIT FOR A RETAIL DRY CLEANING PICK UP AND DROP OFF (NO
CLEANING ON SITE) SERVICE AT 1152 BURLINGAME AVENUE, ZONED C-1 SUB
AREA A
Requests: clarify maximum number of employees; are alterations a part
of this application; percentage of empty spaces in nearby public
parking lots. Item set for public hearing September 9, 1991.
6. FENCE EXCEPTION - 1710 GILBRETH ROAD, ZONED M-1
Requests: minutes of the August 25, 1986 Planning Commission approval
of a fence exception for this site. Item set for public hearing
September 9, 1991.
ITEMS FOR ACTION
7. PARKING VARIANCE FOR TWO COVERED SPACES FOR A SECOND STORY
ADDITION___AT 1700 SHERMAN AVENUE, ZONED R-1
Reference staff report, 8/26/91, with attachments. ZT Saisi reviewed
details of the request, staff review, applicant's letter, required
findings. Two conditions were suggested for consideration at the
public hearing. CE confirmed the normal driveway width for a two car
garage is 16'.
Chm. Mink opened the public hearing. Brian Woodell, applicant and
property owner, was present. His comments: they have resided here for
the past seven years, were raised in Burlingame and want to make their
home here, their growing family necessitates an addition to the house;
the smallest of the five bedrooms will be used as an office for his
wife's home occupation for which she has a home occupation permit; they
have a two car garage and sufficient driveway to park two more cars,
this has, been adequate for the past seven years, even with added
Burlingame Planning Commission Minutes Page 8
September 9, 1991
24, 1991 Sheet One, Elevations; Sheet Two, Floor Plan; and Sheet Three,
Site Plan; (2) that the furniture, collectibles and antique shop shall
operate Monday through Saturday 10:00 A.M. to 5:30 P.M. and Sunday
12:00 Noon to 5:00 P.M. with no more than two employees on site at any
time, and that no displays of inerchandise for sale shall be allowed
outside the building; (3) that the project shall meet Uniform Building
and Uniform Fire Codes as amended by the City of Burlingame; (4) that
any changes to the hours of operation, number of employees or any other
aspects of the business at this location shall require amendment to
this use permit; (5) that no deliveries shall be allowed before 6:30
A.M. or after 7:00 P.M.; and (6) that this use permit shall be reviewed
for compliance in one year (September, 1992) or upon complaint.
Motion was seconded by C. Graham and approved 7-0 on roll call vote.
Appeal procedures were advised.
7. SPECIAL PERMIT - RETAIL DRY CLEANING PICKUP AND DROP OFF SERVICE -
1152 BURLINGAME AVENUE, ZONED C-1 SUB AREA A
Item continued to the September 23, 1991 meeting.
8. SPECIAL PERMIT TO EXPAND EXISTING FIRST FLOOR REAL ESTATE USE TO
A PORTION OF THE SECOND FLOOR AT 400 PRIMROSE ROAD, ZONED C-1,
SUB AREA B(CONTINUED FROM AUGUST 26, 1991)
Reference staff report, 9/9/91, with attachments. CP Monroe reviewed
details of the request, staff review, applicant's letter, study meeting
questions, required findings. Seven conditions were suggested for
consideration at the public hearing.
Staff/Commission discussion: there is no elevator in this building,
handicap access for the second floor restrooms is required for the
remodel, would like the location of the 2,006 SF area on the second
floor to be clearly marked on the official approved plans retained in
the Planning Department.
Chm. Kelly opened the public hearing. Douglas McGeorge, representing
Grubb & Ellis, applicant, was present. His comments: they are asking
for permission to expand to a portion of the second floor, there is an
interior stairway in the building, no elevator; their architect did not
think providing handicap accessible restrooms on the second floor would
be a problem; 57 employees would be based here, 52 agents and 5 staff
which includes the manager; available parking in the area has greatly
increased with the new parking structure and demand for parking has
decreased with the relocation of other businesses; two real estate
companies have moved out of this area. From their survey they found
Monday morning to have the most available parking and that is when they
have their weekly sales staff ineeting and need more parking. An
average of 35� of their people would be on site at any one time and
that average includes the Monday morning meeting, 28� would be a closer
average; agents are in and out often, parking turns over rapidly.
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S��''�?1991
CITY OF BURLINGAME
PLANI�IRG DFPT
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SEP � 0 1991
CITY OF BURLIiVGAME
PLANNING DEPT
Planning Staff Notes:
Curbs marked ey 11ow shall mean no stopping, standing or parking at any time
between eight a.m. and six p.m. of any day except Sundays or holidays for any
purpose other than the loading or unloading of passengers or freight.
Curbs marked rg een shall mean no standing or parking for longer than thirty
minutes, unless some other period of time is indicated, between eight a.m.
and six p.m. on any day except Sundays and holidays.
Parking Survev. Public Lots D& M
LOT D LOT M
Lorton & Donnelly bet. California and Hatch
2-4 hour narkinz. 48 stalls 2 hour �arking. 25 stalls
Time Vehicle Count/ Vehicle Count/ Vehicle Count/ Vehicle Count/
4i Stalls Used 96 Stalls Used 9b Stalls Used °b Stalls Used
Day 1 Day 2 Day 1 Day 2
�•4s � 32 cars - 66 % 36 cars - 75 % 17 cars - 68 % 16 cars - 64 %
10:45 am 21 cars - 44 % 17 cars - 35 � 13 cars - 52 % I4 cars - 56 %
12:15pm 25cars-52% 22cars-46% 1Scars-60% 17cars-68%
2:15 pm 17 cars - 35 % 19 cars - 40 % 8 cars - 32 % 10 cars - 40 %
S:IS pm 14 cars - 29 % 21 cars - 44 % S cars - 20 % 9 cars - 36 %
6:45pm 13cars-27% 16cars-33% 4cars-16% 11 cars-44%
Summary
Average % Stalls Used
Lot D 43. 9 %
Lot M 46. 3 %
Average % Stalls Available
56.1 �
53. 7°b
AveraQe # Stalls Available
21
12
Day 1: September 4, 1991
Day 2: September 9, 1991
This document was prepared by Planning from parking survey inforniation gathered by the properry owner.
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PI.ANMING DEPT
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CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
(415) 342-8931
NOTICE OF HEARING
C� �NTi�t/vE �
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The CITY OF BURLINGAME PLANNING COMMISSION announces the
following public hearing on Monday, the 9th day of Seutentber,
1991, at 7:30 P.M. in the City Hall Council Chambers located at 501
Primrose Road, Burlingame, California. A copy of the application
and plans may be reviewed prior to the meeting at the Planning
Division at 501 Primrose Road, Burlingame, California.
1152 BURLINGAME AVENUE
APN: 029-153-120
APPLICATION FOR A SPECIAL PERMIT FOR RETAIL
DRY CLEANING PICR UP AND DROP OFF SERVICE AT
1152 BURLINGAME AVENUE, ZONED C-1 SUB AREA A.
If you challenge the subject application(s) in court, you may be
limited to raising only those issues you or someone else raised at
the public hearing described in the notice or in written
correspondence delivered to the City at or prior to the public
hearing.
MARGARET MONROE
CITY PLANNER
August 30, 1991
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RESOLUTION NO.
RESOLUTION APPROVING SPECIAL PERMIT
RESOLVED by the Planning Commission of the City of Burlingame
that:
WHEREAS, application has been made for a special permit
for a retail dry cleaning pick up and drop off service
at 1152 Burlinaame Avenue (APN 029-153-120�; (property owner:
Gurdial S. Johal & Aviar S. Johal, 1150 Burlingame Avenue, Burlingame,
CA 94010 ); and
WHEREAS, this Commission held a public hearing on said
application on September 23, 1991 , 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 hereby RESOLVED and DETERMINED by this
Planning Commission that said special permit is approved, subject to
the conditions set forth in Exhibit "A" attached hereto.
It is further directed that a certified copy of this
resolution be recorded in the official records of the County of San
Mateo.
I,
CHAIRMAN
, 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 23rd day of September ,
1991 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY