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Home My WebLink About1216 Burlingame Avenue - Staff Reporti� � � �. 2..� • ITEM # 3 CITY OF BURLINGAME '' SPECIAL PERMITS FOR EXPANSION OF A FOOD ESTABLISHMENT AND FOR A TAKE-OUT PERMIT Address: 1210-1216 Burlingame Ave. Meeting Date: 8.12.96 Request: Conditional use permits for a 33 % increase in floor area of a food establishment (CS 25.36.038, 2) and for take-out for the bakery and cafe (CS 25.36.032-h) on Burlingame Avenue in Subarea A, Burlingame Avenue Commercial District. Applicant: Ralf Nielsen APN: 029-152-330 Property Owner: Archie Offield Lot Dimensions and Area: 75' x 115', 8625 SF Zoning: C-1, Subarea A, Burlingame Ave. Commercial Area General Plan: Shopping and service commercial Adjacent Development: Commercial buildings with retail commercial on the first floor and either residential or office uses above. Public parking to rea.r; some buildings have private parking at the rear of their sites, immediately adjacent to the public parking lots. CEQA Status: Article 19. Categorically Exempt per Section 15301 Existing Facilities, Class 1 consists of 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: Retail sales-bakery/cafe and dress shop, 2 offices and 2 apartments on second floor Proposed Use: Retail sales-bakery and cafe, 2 offices, 2 apartments on second floor Allowable Use: Retail sales and service uses, offices and residential on floors above with parking provided on site. Summary: Ralf Nielsen, applicant, is requesting two conditional use permits in order to expand the existing 7,461 SF food establishment (bakery/cafe) at 1216 Burlingame Avenue into the adjacent 3750 SF retail space at 1218 Burlingame Avenue, zoned C-1 Subarea A, Burlingame Avenue Commercial Area. The new food establishment would be 11,211 SF (first floor and basement areas). This represents a 33 percent increase in the area leased by the bakery/cafe. Presently the applicant's business occupies 3836 SF on the first floor which houses his baking area, retail bakery counter, cafe food preparation kitchen, cafe food service counter and patron seating area. In addition he uses the 3625 SF basement area for food assembly i.e. decorating, storage, etc. The proposal is to add 1875 SF at the first floor level, relocate the kitchen for the cafe food preparation (not the baking area) and cafe food service area and expand the customer seating area into this area. The baking area and bakery sales counter will remain in its present location. The applicant will also be using the present storage area (1875 SF) in the basement of the new space for cold storage and other storage related to the food service and bakery uses on the first floor. The basement azea under the cunently used first floor is used for product assembly and storage. -1- � SPECIAL PERMITS FOR EXPANSION OF A F�DOD ESTABLISHMENT AND FYJR A TA%E OUT PERMIT 1110-1116 Buriingama Avenue The new area being added to the existing bakery/cafe is in a separate structure which was flagged in the city's initial study after the Loma Prieta earthquake as being unreinforced masonry. The reinforcement work has not yet been done to this structure. The structural modifications required for the reinforcement will allow these two buildings to be used as one at the first floor and basement levels; thus making the expansion of the food establishment into this adjacent area physically possible. The present bakery/cafe was in operation at this location before the requirement for a take-out permit was established (Ord. 1312. December 2, 1985). Thus, until the use is expanded on the site, the bakery and ca.fe were nonconforming and a take-out permit was not required. The applicant has submitted a letter indicating the number of employees and their shifts (Ralf Nielsen, 7une 20, 1996, letter). They anticipate an increase of 5-6 employees after the remodel because they will extend their hours from 6 p.m. to 10 p.m. on Wednesday through Sunday. They are presently open 6:00 a. m. to 6:00 p. m. Monday through Saturday and 8:00 a. m. to 4:00 p. m. on Sunday. They expect a 20 % increase in their daily customers as a result of increasing the size of their service area and extending their hours. This should result in a weekdays and week ends customer increase of up to 200 in two/five years. Their customer count includes people just making purchases at the bakery as well as those sitting down in the cafe. No additional parking is required for the expansion of this food establishment since first floor retail uses in Subarea A are not required to provide on-site parking. In addition, the 1875 SF basement area of the expansion always has been used for storage for the retail use above; so the proposed storage use is not a change requiring additional on-site parking. There are six parking spaces on private property at the rear of the site. Three of these are used during the day by the two office tenants on the second floor; the other three are available to the bakery/cafe. In the evening the residential tenants use the two covered parking stalls; the bakery/cafe uses the remaining four. The applicant proposes to use two of the pazking spaces available to the bakery/cafe at the rear of the building, which are cunently used by the staff of the food establishment, for customers picking up orders. Employees use the city's long term pazking lots. Proposed Existing Allowed/Req'd Setbacks Front Side NO CHANGE Rear Height Lot Coverage Size *Conditional Use permits are required for expanding the food establishment use (bakery/cafe) and for a take-out activity. There will be no physical changes to the foot print of the structures existing on the lot. All other zoning requirements are met by the project. �►� , SPECIAL PERMITS FOR EXPAIVSION OFA F700D ESTABLISHMENT A1VD FOR A Ti1%E OUT PERMIT 1110.1116 Br�lingame Avsnse Staff Comments: City staff have reviewed the request. The Senior Engineer had no comments. The Fire Mazshal's 7une 24, 1996 and July 15, 1996 memos note that the entire basement azea will need to be protected by fire sprinklers, a11 basement areas must be a minimum of one-hour fire resistive construction, and fire sprinklers must be monitored by an approved central station. Also, the door from the kitchen must swing in the direction of travel. The Chief Building Inspector notes that the parking stall at the rear will have to be modified so that it dces not interfere with a required exit and doors throughout the remodeled area will have to meet C.B.C. requirements (July 15, 1996 memo). Planning staff would note that the improvements on the first floor and expansion within the basement area will be phased in order to coincide with the seismic retrofit required for each of the buildings. The seismic retrofit for these structures is mandated by city ordinance and was to be completed by July 1, 1996. It is the property owner's responsibility to conect unreinforced masonry buildings. The second floor apartments were built when the city's parking requirements were one space per unit. Since no change is being proposed to the residential use, the non-conforming parking arrangement is allowed to continue. The property owner took a parking credit against his assessment for the rear parking area when the parking district was created. As a result any change to the size of that area by extending the structure into the parking area would require a parking variance. No expansion of the footprint of the building is proposed. Study Questions: At their meeting on 7uly 22, 1996 the Commission asked several questions regarding this application. (PC Minutes July 22, 1996). The applicant notes in his memo date stamped August 2, 1996 that there are presently 76 seats inside the cafe and this would increase to about 90-110 after the remodel. One of the reasons for increasing the area of the cafe is that the seismic retrofit will reduce the current seating capacity by 6 to 8 seats. Currently the business has an encroachment permit for sidewalk seating (tables and chairs) along their existing business frontage. If they wish to have sidewalk seating in front of the new frontage, they will have to request an encroachment permit for that area. The permit allows the use of a 2 foot wide strip of the sidewalk adjacent to the property line at the inner edge of the sidewalk. The applicant notes that they presently have seating for 12 along the sidewalk. They expect that if the cafe area is expanded they would add not more than 2 tables and 4 chairs along the sidewalk in front of the expanded cafe area. The applicant also notes that they expect to add a maximum of 6 employees to cover the expansion in the cafe area. Three of these employees would be working during the hours that they are presently open; the other 3 would work part-time during the additional hours in the evening. Required �ndings 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; -3- SPEClAL PERMITS FOR EXPAIVSION OF A F�DOD ESTABLISAMENT AND FOR A TA%E OUT PERMIT 1110.1116 Budingama Avenwe (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. Planning Commiccion Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and should include findings. The reasons for any action should be clearly stated for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped June 24, 1996, Sheets 1,2, A-1 and A-2; 2. that the conditions of the Fire Marshal's June 24 and July 15, 1996 memos and the Chief Building Inspector's July 15, 1996 memo shall be met; 3. that a maximum of 3625 SF of the basement area shall be used for a food assembly, the remaining 1875 SF shall be used for storage only; 4. that the hours of operation of the business shall not exceed the hours of 6 a. m. to 10 p. m. daily, with a maximum number of employees of 17 on site at one time; 5. that seating on site, inside, shall not exceed 110 and seating outside shall conform to the requirements of any encroachment permit issued by the city; 6. that the applicant shall purchase and maintain at least once a day, more often if necessary, trash receptacles placed on the sidewalk outside the building at a location approved by the City Engineer; these trash receptacles shall be of the type approved by the city as a part of the streetscape plan adopted by the City Council and shall be installed no later than 7anuary 1, 1997; 7. that all deliveries to this business shall be made from the Donnelly Avenue side of the premise; 8. that the applicant shall remove once a day or more frequently if the City determines it to be necessary, all debris on the sidewalk, on sidewalk tables fronting this premise, in the gutter and in planters 50 feet of the store; and -4- SPEClAL PERMITS F7DR EXPANSION OF A FOOD ESTi1BLISHMEIVT AND FYlR A Ti1SE OUT PERMIT 1210-1116 Burlingame ANenue 9. that the project shall meet al the requirements of the California Building and Fire Codes 1995 Edition as amended by the City and that any lack of compliance with these conditions or change to the business or use on the site which results in a change which would affect any one or more of these conditions shall require an amendment to this use permit. Margaret Monroe City Planner /M 1210-6SR.ph -5- . � ��. CIT i�r °* aunurv¢wMc , ��b. CITY OF BURLINGAME APPLICATION TO THE PLANNING CONIlVIISSION Type of Application:�Special Permit Variance Other Project Address: �� .�4� �� Assessor's Parcel Number(s): :� � q-/.� o�. �- 3 3 d APPLICANT -- PROPERTY OWNER � Name: � Name: �f r�-� a� L� D�c'�; Q� f1� Address: /02 � � � �� Address: � � � �e �r J e , City/State/Zip: � �� .-t__ C' - �/t%1ri'City/State/Zip: �.�' , Phone (w): 3 �.2 —�5'�7" Phone (w): � �— � t-f' 3 �n�: � �f �' -- �3 $ % �n�: 3 �3 � 43`� �. fax: fax: .3 �� ` �� ' ARCHITECT/DESI Name: Address• � City/State/Zip:�� (h): fa�c: .S/'O �('i � ��'',� � PROJECT DFSCRIPTION: Please indicate with an asterisk * the contact person for this application. / AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct t he b t of y owledge and belief. ` �—L-�- Le� � `� . Applic 's Signature Date I lrnow about the proposed application and hereby authorize the above applicant to submit this application to the Planning Conp�mission�._,„ � � �,-z� ture Date OFFICE USE ONLY -- Date Filed: Fee: Planning Commission: Study Date: Action Date: Phone (w): -S/� yIAS -�. �� cirr ` 4r �t BURLJNGAME �.'; _ CITI' UF EU�LINGl11��1E .. , . ; . • SPECI,�,L F'EF�MIT HF'�'LICHTIC�)f`�S 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 whether 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 injurious to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or convenience. t t.,y, .,, <�� ; n�.�i.�� s:r.:t�.I � 2. system. 3. We have maintained an even balance with our customers and business relationships, and have had no need for police services in 20 years. 4. There will be an additional handicap entrance. 5. We plan to maintain our high level of sanitation control. 1) We are not planning any major external changes to the building structure. 2) We will make all required Fire Dept. requirements for extinguishers and ansel system. Landlord is planning to install a sprinkler How wi// the proposed use be /ocated and conducted in accordance with the Bur/ingame Genera/ P/an and Zoning OrdinanceT We plan to expand to accommodate our customers by having more of what we currently off��_:ie: more breads, cakes, pies, cookies, fancy pastries, and low fat selections as well as our cafe' section. 3. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the existing and potentia/ uses on adjoining pioperties in the genera/ vicinityT We have and will need good neighbors where we can use each other to develop a good customer base. We have been here since August, 1977, and have already had one expansion, and hope this improve- ment will benefit the "Avenue." Our previous expansion did no� change the character of the neighborhood, and we don't foresee_tFiis expansion making changes in the character of the neighborhood. The proposed changes will match the existing architecture. 12/92 sp.frtn 1. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious �to p�operty or improvements in the vicinity or to pub/ic hea/th, safety, gene�a/ we/fare, or convenience. How will the proposed structure or use within the structure affect nei�hborinp properties or structures on those propertiesl If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views #rom neighboring properties, ease of maintenance. Why will the structure or use within �the structure not affect the public's health, safety or fleneral welfare7 Public health includes such thinps as sanitation (garbapel, air quality, discharpes into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., underg�ound storage tanks, stora�e of chemicals, situations which encourape the spread of rodents, insects or communicable diseases). Public safetv. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be installed7 Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly patherings, loitering, traffic) or fire services (i.e., storage or use flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removal). Generel welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for conservation and development? Is there a social benefit? �onvenience. How would the proposed structure or use affect public convenience (such as access to or parkinp for this site or adjacent sitesl7 Is the proposal accessible to particular segments of the public such as the elderly or handicapped7 2. How wi// the proposed use be /ocated and conducted in accordance with the Bur/ingame Genera/ P/an and Zoning OrdinanceT Ask the Planninp Department for the general plan designation and zonin� district for the proposed project site. Also ask for an explanation of each. Once you have this information, you can compare your proposal with the stated designated use and zoning, then explain why this proposal would "fit" accordingly. 3. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the existing neighborhood and potentia/ uses on adjoining properties in the genera/ vicinityT How does the proposed structure or use compare aesthetically with existinp neighborhood? If it does not affect aesthetics, state why. If chanDes to the structure are proposed, was the addition desipned to match existing architecture, pattern of development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare your proposal to other uses in the area and explain why it "fits". How does the proposed structure compare to neighborin� structures in terms of mass or bulkt If there is no change to structure, say so. If a new structure is proposed, compa�e its size, appearance, orientation etc. with other structures in the neighborhood or area. How will the structure or use within the structure change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. wll the�e be more traffic or less parking available resulting from this use? If you don't feel the character of the neighborhood will change, state why. How will the proposed project be compatible with existinp and potential uses in the �eneral vicinity? Compare your project with existin� uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. 12/92 �p.frm June 20, 1996 To Whom It May Concern: Our present work schedule for our employees are as follows: Bakers are scheduled as follows: 2 persons from 2am - 10am 1 person from 4am - 12 N 1 person from 6 am - 2pm Decorators (2 - 3) arrive at 4- 5 am and work 8 hour shifts. Cook - arrives at 6 am - 2 pm Sandwich department (3 employees) 8 am - 4:30 pm Bus boys and clean up (2-3 employees) 6 am - 7 pm Sales people for the bakery section are scheduled as follows: 1 person from 5am - 1 PM " from 6 am - 2 PM on Sunday this advances " from 7 am - 3:30 PM " from 10am - 6:30 PM " from 12 N- 6:30 PM on Sunday until 4:30 PM " from 3 PM - 6:30 PM �r � JUN 2 4 1996 CITY OF BURLINGAI�iE PLAfVNING DEPT. hour The above is based on our present hours of operation from 6 AM - 6 PM Monday through Saturday and 8 AM - 4 PM on Sundays. After the expansion we expect the above to remain the same during those hours. We expect to add approximately 5- 6 total employees between 6 M- 10 PM on Wednesday through Sunday. On a typical day we serve approximately 900 people - approximately 25 % of those customers in the cafe and 75 % in the bakery. Of the cafe customers approximately 70% come in during the hours of 12 noon to 2:30 PM. The Bakery customers are fairly even during the 12 hours. Due to the space limitation which mandates our current system, some customers who walk in get discouraged when they see the long line and walk out without placing an order. We expect that after the expansion the new system will bring these people in - increasing the amount of lunch customers somewhat. We estimate an increase of 100 - 120 total customers per day coming in during the expanded hours of 6PM - 10PM after the proposed expansion. Most of these customers will be coming in for the cafe - some of which will hopefully also buy from the bakery department Thank you for your consideration, Ralf Nielsen _ / �� r�- '4f� � OURIJNQAM[ COMIVV�RCIAL APPLICATIONS °�..:..w..�•'' PLAN1vING CONIlVIISSION APPLICATION SUPPLEMENTAL FORM 1. Proposed use of the site._Li�c��C-�'iSe� rx�uc�ior� c. ��p�� ec,u�e) sd�n e d� �f-ronc�� ser -{-�'�c� 2. Days and hours of operation. /�C'D - S U I� Co u9-rn �to /c� P �m :!}?U� 7�! 7v Ps (P�y,y� - (r� �='rn 3. Number of trucks/service vehicles to be pazked at site (by type). O�� Su�u �i�cr�� I�C'�S e r �-tL�/ US �� IJ �- f� r fiJ �.' L 1 U P i l-P S 4. Current and projected maximum number of employees (including owner) at this location: c.o rn rn � c.z z � � Existing In 2 Years In 5 Years �, Hours of AM- After AM- After AM- After ��Operation PM �p�:96"PM PM �pM PM 5:00 PM c,� �Veekdays / � /:� /��;: `= ��ull-time ' ; ' ; :Y: ... , `.° �'art-time � � y' J �_ , � r�. _ `- `'s� <` *. .- -Weekends /� �� Full-time � � Part-time �G � �` � � �- �-, 5. Current and projected malcimum 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 �:00 PM PM ,/�:00 PM PM 5:00 PM weekdays �,. ,� �� - �� j�0 Weekends �� ' Jc�d -l�oa �2 d� 6. What is the ma�cimum number of people expected on site at any one time (include owner, employees and visitors/customers): (��r � - _ O�Un ��2s �-�� Ue �x� sr��.1 /��;�k��.�� - 7. Where do/will the owner & employees park? E'rn/�i.c�YP S/�r?RK I'n ��n�, Te�?n� �'�� c.UL �(tih 7t� US C 7'Lucu SpoTs c�C�/-/i�i7i� 8. Where do/will customers/visitors park? 8��-,��Tu ��2 � c� S�To .M ��'s l�,'c K i x �/� C�,�o�r-s. - P�2escn��y_ c� us�-�m��-5 �r C1 k l� wH-PRe v�' �� -�-I � y c� ti,' ; Present or most recent use of site. � C2 r�P/`�� C C;�P _-�F ��"v re � '--� � R-e Ss S 1-1-L � . List of other tenants on property, their number of employees, hours of operation (attach list if necessary). , _ _ AR��-+�;� c�,�.ld �Icrn��c�Rd� - )uc> ern�)��u��,S �� 10. � Pv� ti-.<��,n s,;�su�� - rv�� t�rnp I�;y e�.. s ��I -�( .� P`�tr� S�L 1� 10 �f�� c.�;�Pl" l IVO �(Yl�-�y-P C'r� 1� "J -�Y..�� J ,+� �i ' M ,Pl,'r rtJ ��, ,� ROUTING FORM �j ,C DATE: � ^ j ` r � TO: CITY ENGINEER CHIEF BUII.DING INSPECTOR FIRE MARSHAL PARKS DIRECTOR CITY ATTORNEY FROM: CITY PLANNERJPLANNER _ r � p SiJBJECT: REQUEST FOR P/� �__oti� • A' SCHEDULED PLANrTING COMMISSION ACTION MEETING: REVIEWED BY STAFF MEETING ON MONDAY: S l (�b THANKS, 7ane/Sheri/Leah I�l�� Cv��,S�- �( � � 9� Date of Comments C� �� ROUTING FORM DATE: _� 2 � 6 TO: CITY ENGINEER CHIEF BUII.DING INSPECTOR _ C FIItE MARSHAL PARKS DIRECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUBJECT: REQUEST FOR � eC ,. _ . , . A G�/1'1 f/.!� � A SCHEDULED PLANNING COMMISSION ACTION MEETING: REVIEWED BY STAFF MEETING ON MONDAY: �y�'+.�-- �� THANKS, Jane/Sheri/Leah ( � �XP��a �P �-C�/L�� G-. �— Z� t� Date of Comments �s� � `3-��4��..+� � ��«.c� U�L,S� fi�l� �ti�� 2� k3�s��-� ►� i r`�sz��s -;� `3� r�� -��I �—iv�f�.A1�C i�1 �Z�_ S'��-1 � ��J ... � ,; �� F�u-- ��4'�l� d� � �4.�� i�t�t �� — �� ti t.��, �� . ��= c>'�S �- k� �� c�L� �� 5 j1 u� c� �.��;� ` _j t�(Z� e�=��z 1��.,(�.5 N��S ��3� tti-�� t��r,) `��-I ��J ��:�� C ��z � ,�-� � ^ � � Co�GVY ; S pr«al�.-S Z✓'� I^ E� v rr� �'� r � `�� - �fc,� loas�,,,, �,,� �.s��$�S/o�. �d�2�� C� UJ'�j� � , __• y� �Q r ��Z /�� ROUTING FORM DATE: I � � �L� TO: CITY ENGINEER CHIEF BUII�DING INSPECTOR � FIRE MARSHAL PARKS DIRECTOR CITY ATTORNEY FROM: SUBJECT: FOR � AT CITY PLANNER/PLANNER � SCHEDULED PLANNING COMMISSION ACTION M TING: REVIEWED BY STAFF MEETING ON MONDAY: THANKS, Jane/Sheri/Leah 1, �� -�� `� i 2� c� c: � Z 1� � � y � � —� � Date of Comments � � � �� ►� r��, sw��v� , �� r'�L =z � g �_ I� �� _ --��`� � �� \ �� l� � � � � ROUTING FORM DATE: � � � � � TO: CITY ENGINEER �_ CHIEF BiT�DING INSPECTOR FIRE MARSHAL PARKS DIRECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUB7ECT: REQUFST FOR � /:� �.- � SCHEDULED PLAI�TNING COMMISSION ACTION MEETING: REVIEWED BY STAFF MEETING ON MONDAY: � � �� THANKS, 7ane/Sheri/Leah Date of Comments � �� 2�� _/ - �/l/ G� �� '�- �� - . �� '�o,� �� , �/0� � � � d�� ,�-- , �d�?� �2 �� ' � � �� iB"� �� = � � _ �i�� CITY OF BURLINGAME PLANNING COMMISSION NIIlviJ7`ES Monday, July 22, 1996 CALL TO ORDER A regulaz meeting of the Planning Commission, City Chairman Ellis on Monday, July 22, 1996 at 7:30 t ROLL CALL Present: Absent: Staff Present: MINL�S - was called to order by Acting Commissioners Co ey, Deal, Galligan, Key, ', Wellford and Ellis None � City Pl ner, Margaret Monroe; Attorney, 7erry Coleman; Senior Engin r, Donald Chang; Fire shal, Keith Marshall minutes of the 7uly 8,�96 meeting were approved as mailed. A ENDA - Item #1, 860 Fairfiel oad, is continued to August 12, 1996 and Item , an application for pecial permit for auto storage on the west side the CalTrain Railroa 'ght-of-way,north of Broadway, subject pro zoned unclassified, (a licant at 1010 Cadillac Way) was withdrawn. e order of the agenda s then approverl. FROM THE FLOOR There were no public 1. APPLICA�TON FOR A VARIANCE TO F. ALLOWABLE BY t 480 SF AND VARIANC ROA�, ZONED, R-1, (JOHN A. MAKA, �i rR. EXCEEDING THE MAXIMUIvi FOR 3 STORIFS AT 860 FAIRFIELD 'ERTY OWNER AND AppLICANT�. 'I2. APPLICATION FOR A SPECIAL PERNIIT FOR EXPANSION OF A FOOD � FSTABLiSH11%SENT AT 1210-1216 BURLINGAME AVENUE, ZONED, C-1, SUBAREA A lARCHIE L OFFIELD, PROPERTY OWNER AND RALF IVIELSEN APPLICANT 1 Requests: what is the existing seating capacity, what will the increase in seating be; do they cunently have an encroachment permit for the outside seating, will more outdoor seating be provided; if the expansion is 50% will there be an increase in employees with the expansion in seating and cafe area; Item set for public hearing August 12, 1996. -1- .. Copenhagen Bakery 1216 Burlingame Avenue Burlingame Burlingame Planning Commission Burlingame Re:Copenhagen Bakery Expansion To Whom It May Concern: The purpose of this letter is to respond to questions asked during the previous Planning Commission meeting regarding our proposed expansion plans. We presently seat 76 inside the cafe and bakery and 12 outside. After the proposed expansion we plan to seat approximately 90 to 110 persons. The retrofitting will delete 6- 8 seats in our present location, which is why our new expanded plans will not increase our seating area dramatically. As mentioned above, we presently seat 12 persons outside (covered by our existing permit). The expansion would at the most add 2 tables seating 4 persons total. We estimate that we will need to hire a total of 6 new employees as a result of the expansion. No more than 3 of these would be working during our existing hours. We plan to expand the hours of a few of our present part-time employees as well as add approximately 3 new employees which would work part-time for the additional hours in the evening. Thank you for your consideration, Ralf, Ben and Shari Nielsen Copenhagen Bakery �L�.�� AUG - 2 1996 CITY OF EiURLINUA��IE PLANNIfVG DEPT. ❑ � CITY OF BIIRLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 (415) 696-7250 NOTICE OF HEARING The CITY OF BIIRLINGAME PLANNING COMMISSION announces the following public hearing on MONDAY, AUGIIST 12, 1996 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. 1216 BURLINGAME AVENiJE APN: 029-152-330 AN APPLICATION FOR SPECIAL PERMITS FOR EBPANSION OF A FOOD ESTABLISHMENT AND FOR A TARE OIIT PERMIT AT 1216 BURLINGAME AVENOE, ZONED C-1, SUBAREA 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. ' The property owner who receives this notice is responsible for informinq their tenants about this notice. Please post this notice in a public place on your prop�rty. Thank you MARGARET MONROE CITY PLANNER FRIDAY, AUGUST 2, 1996 �� • „� ��) � .�� F '' � � �k � T 7�i �1 . � ,y4'"7�� •A � .,� �� :,,,.�...,,,,,. : _ .w..� ,s, . -,..r ...�..._...� rr �� -��ry' «:;� � _ �,, �- � ; � � ��, z� � � �, •y1 �� .,�� . � � , � �. :� , ��i � `� r�„;� �.eF{',�'�„ °�,��o�; , �� ' � � . � �` �i...:.. � � � q�';" �t,r�r,, � , i �, � � '' ' � w �r. --"� .. �. "� ' � . ."nl�' - 'T:. � S, � . .g� '°� _.p; - � - ._ .. . _ . .'.•. �." , ...,�s� . � .... �' ` . �I� � x w � RESOLUTION NO. RESOLUTION APPROVING CATEGORICAL EXEMPTION, AND SPECIAL PERMITS FOR EXPANSION OF A FOOD FSTABLIS�IlV�NT AND FOR A TAK�OUT PERNIIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for a special permit for expansion of a food establishment and for a take-out permit for _ the bakery and cafe at 1210-1216 Burlin�ame Avenue, zoned Subarea C-1 Subarea A burlingame Avenue Commercial Area APN: 29-1 2- 30 ; Archie Offield. 7r. 310 Pepper Avenue, property owner• WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on August 12, 1996 , 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 RFSOLVED 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 substaotial evidence that the project set forth above will have a significant effect on the environment, and Categorical Exemption per Article 19, per Section 15301 Existing Facilities, Class 1 consists of 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 is hereby approved. 2. Said special permit and take-out permit are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such special permit and take-out permit aze as set forth in the minutes and recording of said meeting. 3. It is further directed that a certiiied copy of this resolution be recorded in the official records of the County of San Mateo. CHAIRMAN I, Charles Mink , 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 12th day of Au ust , 1996 , by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: SECRETARY .� EXHIBIT "A" Conditions of approval categorical exemption, special permit and take-out permit 1210-1216 BURLINGEiME AVENUE effective SEPTEMBER 3, 1996 1. that the project shall be built as shown on the plans submitted to the Planning Department and� date stamped June 24, 1996, Sheets 1,2, A-1 and A-2; 2. that the conditions of the Fire Marshal's June 24 and July 15, 1996 memos and the Chief Building Inspector's 7uly 15, 1996 memo shall be met; 3. that a maximum of 3625 SF of the basement area shall be used for a food assembly, the remaining 1875 SF shall be used for storage only; 4. that the hours of operation of the business sha11 not exceed the hours of 6 a. m. to 10 p. m. daily, with a maximum number of employees of 17 on site at one time; 5. that seating on site, inside, shall not exceed 110 and seating outside shall conform to the requirements of any encroachment permit issued by the city; 6. that the applicant shall purchase and maintain at least once a day, more often if necessary, trash receptacles placed on the sidewalk outside the building at a location approved by the City Engineer; these trash receptacles shall be of the type approved by the city as a part of the streetscape plan adopted by the City Council and shall be installed no later than January 1, 1997; 7. that all deliveries to this business shall be made from the Donnelly Avenue side of the premise; 8. that the applicant shall remove once a day or more frequently if the City determines it to be necessary, all debris on the sidewalk, on sidewalk tables fronting this premise, in the gutter and in planters 50 feet of the store; and 9. that the project shall meet al the requirements of the California Building and Fire Codes 1995 Edition as amended by the City and that any lack of compliance with these conditions or change to the business or use on the site which results in a change which would affect any one or more of these conditions shall require an amendment to this use permit. City of Burlingame Plan Review Process �� Department 696-1600 PLANNING DEPARTMENT 696-7250 � Plan Review Comments Job Address�- 216 BURLINGAME AVENUE Application Number: 9800310 Job Description: INSTALL 2 AWNINGS, NO LETTER Appl'n Date: 3 09 98 ......Check Date: I ...By:�_ [] Not Appd Resubl Date: 3 o�'�'i� ...Recheckl Date: ..By:_�� [] Not Appd Resub2 Date: ..Recheck2 Date: .. By: [] Not Appd Resub3 Date: • .Recheck3 Date: ..By: [ ] Not Appd � Plans approved• [� ithout further comm nt [] With conditions listed. By: / (1��r7 Date: � -�— �5 � -�r�n:�-��=,�. ��Q,`�. � La �v C�� . � li?11N c c, � aa ��', a c �%et n�n �I � i v� �.1 � �/�`.C� � � J '�K r,Qsi CQ�. �� C �LC/1'� - �'� �� , �� :.�,(cn.��'� � � �� ,;,� �;-n��r�d .� � n,c r'r u�13"Y7 �' �_ C C'� � _ �;'�. " , , �n r� �n � f � �� ;o �f :� �� f� �S S� � : `��-,� �" �`�<<��J � _ ..�,,,,� . .,. ., , t� �}�/'� �--=,f��t1 � ` � �� c �'X �s' _-�c�. = a� . 'r - � �� t�3 �` _ � � _ ,� � 3 �� X .,? �_ 3 i' _ �s� xa= ,'7� �F � � 1= _ S C= � �j—�c L ( � � �� —s f / //!� ) �� :�I . � � �I � �� .. . �.1 .: � � � . I/ r �n � , �r � � � �/�-�_ �i r n� t�C%� _ _ . �,__� v � • • ^, U ►► For each correction, 'cloud' change on original sheet & provide a revision marker at each cloud and in revision block with date.• � 1 PLNG PC � ITEM # 2 CITY OF B URLINGAME �` SPECIAL PERMITS FOR EXPANSION OF A F�OOD ESTABLISHMENT AND FOR A TAKE OUT PERMIT Address: 1210.1216 Burlingame Ave. Meeting Date: 7.22.96 Request: Conditional use permits for a 33 % increase in floor area of a food establishment (CS 25.36.038, 2) and for take out for the bakery and cafe (CS 25.36.032-h) on Burlingame Avenue in Subarea A, Burlingame Avenue Commercial District. Applicant: Ralf Nielsen APN: 029-152-330 Lot Dimensions and Area: 75' x 115', 8625 SF Zoning: C-1, Subarea A, Burlingame Ave. Commercial Area General Plan: Shopping and service commercial Adjacent Development: Commercial buildings with retail commercial on the first floor and either residential or office uses above. Public parking to rear; some buildings have private parking at the rear of their sites, immediately adjacent to the public parking lots. CEQA Status: Article 19. Categorically Exempt per Section 15301 Existing Facilities, Class 1 consists of 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: Retail sales-bakery/cafe and dress shop, 2 offices and 2 apartments on second floor Proposed Use: Retail sales-bakery and cafe, 2 offices, 2 apartments on second floor Allowable Use: Retail sales and service uses, offices and residential on floors above with parking provided on site. Summary: Ralf.Nielsen, applicant, is requesting two conditional use permits in order to expand the existing 7,461 SF food establishment (bakery/cafe) at 1216 Burlingame Avenue into the adjacent 3750 SF retail space at 1218 Burlingame Avenue, zoned C-1 Subarea A, Burlingame Avenue Commercial Area. The new food establishment would be 11,211 SF (first floor and basement areas). This represents a 33 percent increase in the area leased by the bakery/cafe. Presently the applicant's business occupies 3836 SF on the first floor which houses his baldng area, retail bakery counter, cafe food preparation ldtchen, cafe food service counter and patron seating area. In addition he uses the 3625 SF basement area for food assembly i.e. decorating, storage, etc. The proposal is to add 1875 SF at the first floor level, relocate the kitchen for the cafe food preparation (not the baldng area) and cafe food service area and expand the customer seating area into this area. The baking area and bakery sales counter will remain in its present location. The applicant will also be using the present storage area (1875 SF) in the basement of the new space for cold storage and other storage related to the food service and bakery uses on the first floor. The basement area under the currently used first floor is used for product assembly and storage. -1- � SPECIAL PERMITS FOR EXPANSION OF A F100D ESTABLlSHMENT AND FOR A Tq%E OIIT PERMIT 1110-1116 Burlingame Avenue The ::ew area being added to the existing bakery/cafe is in a separate structure which was flagged in the city's initial study after the Loma Prieta earthquake as being unreinforced masonry. The reinforcement work has not yet been done to this structure. The structural modifications required for the reinforcement will a11ow these two buildings to be used as one at the first floor and basement levels; thus making the expansion of the food establishment into this adjacent area. physically possible. 1�� ; ;; .�� ,y �p.�;�� The present bakery/cafe was in operation at this location before the requirement for a take �ut �O �`�` � permit was established (Ord. 1312. December 2, 1985). Thus, until the use is exparxded on �o P'�' site, the bakery and cafe were nonconforming and a take out permit was not required. The �^�` � applicant has aubmitted a letter indicating the number of employees and their shifts (Ralf � �,,,� Nielsen, June 20, 1996, letter). They anticipate an increase of 5-6 employees after the remodel g�,�,,� because they will e� �end their hours from 6 p. m. to 10 p. m. on Wednesday through Sunday. � p�v� � They � expect a�`�increase in their daily customers {.a�e�lo) as a result of increasing the size ��1� of their service area and extending their hours� weekdays and week ends up to 200 in two/five years. Their customer count includes people �ust making purchases at the ery as well as those sitting down in the cafe. � ��-� � � �` ._ 'Ih ��: ��s �_k,� �e �-�� n a G� t t�v�r ��,� r�P� L� r No additional parking is required for the expansion of this food establishment since first floor °� �.��'�"� �. �__��_licec in area, A aze not required to provide on-site parking. In addition, the 1875 SF P basement area of the expansion has been used �� for storage for the retail use above; �a�- !�`' �'� so the proposed,use is not a change requiring additional on-site parking. There are six parking spaces on private property at the rear of the site. Three of these are used during the day by the two office tenants on the second floor; the other three are available to the bakery/cafe. In the evening the residential tenants use the two covered parlflng stalls; the bakery/cafe uses the remaining four. The applicant proposes to use two of the parking spaces available to the bakery/cafe at the rear of the building, which are cunently used by the staff of the food establishment, for customers picking up orders. Employees use the city's long term parking lots. Proposed Existing Allowed/Req'd Setbacks �ont Side NO CHANGE Rear Height Lot Coverage Size *Conditional Use permits are required for expanding the food establishment use (bakery/cafe) and for a take out activity. There will be no physical changes to the foot print of the structures existing on the lot. All other zoning requirements are met by the project. -2- � � SPECIAL PERMIT'S F�OR EXPANSION OF A FYIOD ESTABL/SHMENT AND FOR A TAKE OUT PERM/T 1110.1116 Buribigame Avawa . .-�: �; l� / Staff Comments: G ��- l� �,'��,� I�_ , City staff have reviewed the request. The S nior Engineer had no comments. The Fire Marshal � June 24, �99 memos�te that the entire basement area will need to be protected by fire sprinklers, all basement azeas must be a minimum of one-hour fire resistive construction, and fire sprinklers must be monitored by an approved central station �Planning staff would note that the improvements on the first floor and expansion within the basement azea will be phased in order to coincide with the seismic retrofit required for each of the buildings. The seismic retrofit for these structures is mandated by city ordinance and was to be completed by July 1, 1996. It is the property owner's responsibility to conect unreinforced masonry buildings. The second floor apartments were built when the city's parking requirements were one space per unit. Since no change is being proposed to the residential use, the non-conforming parking arrangement is allowed to continue. The property owner took a ! parking credit against his assessment for the rear parking area when the parking district was� ; ��,� created. As a result any change to the size of that azea by extending the structure would require -, �,. � a parking variance. No expansion of the footprint of the building is proposed. �' �„ ,; ,;��_rr /M ��.,._�.�- � J.._- %� 4�`� iaiai2a�.zz9 �_- �k�.�, T�� c�-c� {��r i �� Y.�,��Me�► ��n�.t,�-�� wv� _ � � �; c `nn :_'�. bd'�<% �.:�"i,o'�'-� ,�;c�� , \�' -�- � e� C I� �� ` _ ►� �e� `Il�rv�'�e pl,v-� �Y�,ll a�,� �g9��P `� �� U��Il1 'v'lw�� ".b ►� �.'�'�i,��`�(� � �1`nc�-t- ,,-E- c�� n��- ,r�'iQ1'-%r Lv��;� � ��.t, J`2�. .�i��-=r � �1oac� �n��n � � � �km��9 t',f�.��. v�a� o�! �✓��—��',' a��t�'" C Q�` - ��z-�rt,�,�r��?�'�� .� ��v� 1 �;�Q�,,(, fr;�; � r-7� J. 'b - � i� � ,� �. -�� -� . ,� ,�, � -�.� _ � � ��, �� .�� •(�►�//'f .�� V' �� " '1 \ U � ` w� � �, , � J � � f �. � �� . � �r� � -� � � ,� � � � ��. -��, .� \�� -3- � �v