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Home My WebLink About1219 Burlingame Avenue - Staff Report,,, i� ITEM # 11 CITY OF BURLINGAME SPECIAL PERMIT and PARKING VARIANCE Special Permit and Parking Variance Address: 1219 - 1221 Burlinqame Avenue Meetinq Date: 1/24/94 Request: Special Permit and Parking Variance to expand the existing restaurant 'Cafe La Scala' at 1219 Burlingame Avenue, zoned C-1, Subarea A(C.S. 25.36.038 2 and C.S. 25.70.030 i). APN: 029-204-030 = 5,500 SF and Service Zoninq: C-1, Subarea A Adjacent Development: Commercial retail - furniture store, gift shop and manicurists, and restaurants Applicant: Ismail Unlu Property Owner: Paul A. Ohm Lot Dimensions and Area: 55' X 100' General Plan: Commercial, Shopping CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. Previous Use: Andante gift shop at 1221 Burlingame Avenue Proposed Use: Expanded 'La Scala' restaurant, currently located at 1219 Burlingame Avenue Allowable Use: Commercial retail and eating establishments Summary: The applicant is requesting a special permit and parking variance to expand the existing 'La Scala' restaurant at 1219 Burlingame Avenue. The restaurant currently has 1,292 SF of interior seating area, kitchen, bathroom and an outdoor seating patio at the front of the restaurant along Burlingame Avenue. A portion of the restaurant (bathroom at 105 SF) is located behind 1221 Burlingame Avenue, currently the Andante gift shop. The applicant now proposes to expand his eating establishment by 579 SF into the gift shop at 1221 Burlingame Avenue. The additional space will offer a waiting area for customers, a bar and seating area, kitchen space, outdoor patio area, and a disabled accessible restroom. At the same time he will create a new mezzanine storage area (257 SF) within the 1221 Burlingame Avenue tenant space. With the remodeled space the new restaurant will have a total of 2,128 SF (65� increase) including the mezzanine and outdoor patio areas. There are four nonconforming angled parking spaces (not shown on the plans) at the rear of 1219 -1225 Burlingame Avenue (1219 Burlingame Avenue - La Scala Restaurant, 1221 - Andante gift shop, and 1225 - Bombay Company). These existing angled parking stalls do not meet code dimensional requirements for back up. Next to the parking at the rear of La Scala Restaurant is also an area used for storage and garbage collection. This area is currently not available for parking. 1 SPSCIAL PSRXIT and PARKING VARIANCS 1219 BurZingame Avenue The proposed expansion plans show four 90° spaces at the rear of 1219 - 1225 Burlingame Avenue. These proposed stalls do not meet code requirements since they only have a 10' back up area where the code requires 24'. These proposed 90° parking stalls as shown are with a 10' back up, probably useable for only one car at a time. One parallel parking stall, to code, could be put in the available space . Adjacent public parking is available on the street and in public parking lot E(68 stalls), between Park and Lorton Roads. The existing restaurant is part of the Burlingame Avenue Commercial Area, Subarea A. No parking is required for first floor retail uses including restaurants in Subarea A, but parking to code standards is required for uses above the first floor. The storage area proposed in the mezzanine requires parking at a ratio of one parking space per 1,000 gross square feet. This mezzanine storage area requires one parking stall (257 SF/1,000 SF =.26 stalls or one parking space). A parking variance for one parking space on site to code dimensions is require.d for the new mezzanine use. The existing and proposed parking layouts do not meet code dimensional requirements and therefore can not be counted towards the one car parking variance. If all the existing nonconforming spaces behind the three tenant spaces were removed, one parallel space to code dimensions could be provided, and no variance would be required. The restaurant is open Monday through Saturday 11:00 A.M. to 2:30 P.M. and 5: 00 P.M. to 10: 00 P.M. , and Sunday 1: 00 P.M. to 10:00 P.M.. The restaurant has 60 seats and serves about 6,000 customers per month. The applicant does not intend to increase his hours of operation or level of service with the expanded space. In his December 9, 1993 letter he indicates that the additional restaurant area will be used to provide a waiting area for customers who currently may wait up to an hour to eat. Also the remodel will provide a disabled accessible restroom and expanded kitchen, with storage upstairs in the mezzanine. The restaurant will have a maximum of ten full time and six part time employees as it does now. The projected number of customers is 100 for weekday lunches to 250 for weekend dinners. The applicant projects the maximum number of employees and customers on site at any one time with the bar is 75. The business owner does not anticipate an increase in the number of employees or customers within the next five years. PROPOSED IIse: Parkinq: expanded restaurant 7 EXISTING restaurant & gift shop � Meets all other zoninq code requirements. ALLOWED/RE4'D retail commercial 1 for mezzanine storage Staff Comments: The Fire Marshal indicates (January 3, 1994 memo) that the applicant must show egress from door to a public right of way for the rear exit (easement required across adjacent properties). The Planning Department has discussed this with the property owners representatives and the applicant. They indicate that an attorney is currently drafting a document which will � SPSCIAL PSRXIT and PARRING VARIANCS 1219 BurZingame Avenue declare that the alley provides an easement for the use of 1223- 1219 Burlingame Avenue properties (January 5, 1994 letter to J. Gomery from Michael Charter). In his January 18, 1994 memo the Fire Marshal notes that a wooden storage structure is located right next to an existing window at the rear of the building. There is also a large accumulation of refuse and debris surrounding the trash dumpster. He indicated that the storage shed must be a minimum of 3'-0" from the existing window and 5'-0" from the garbage dumpster. All trash and refuse must be removed and clear for a distance of 5'-0" around the storage shed. Since the shed is 12' long (9'-6" X 12') the total dimension required for the shed and dumpster placement based on Fire Department requirements is 23' (3' separation from window + 12' storage shed + 5' separation from trash container + 3' wide dumpster = 23'). In order to meet Fire Department requirements the dumpster would block the 10' wide alley, since there is only 20' available between the alley and the restaurant building. The Fire Department suggested removing the storage shed and using the proposed mezzanine for storage. A condition of approval has been added to address this issue. The City Engineer has indicated (January 3, 1994 memo) that the applicant needs an easement for exiting at the rear exit. He notes that the parking along the alley is shown at 90° and does not provide the necessary 24' back up. He requests that the applicant reconfigure the parking so that it is at an angle and will still accommodate the exterior pedestrian exit path. Bollards will be required on either side of this exterior exit path to protect the pathway. The Chief Building Official had no comments. Study Meetinq: At the January 10, 1994 Planning Commission study meeting the commission asked why there is a one space change in the parking requirements when the restaurant is increasing by one third its original size. The one space parking variance is required for the new second floor mezzanine area. No parking is required for first floor retail uses including restaurants in Subarea A. Parking to code standards is required for uses above the first floor including the new mezzanine storage area. The commission asked when the peak business time was for the restaurant. The applicant has responded in his January 13, 1994 letter that the peak business hour for the restaurant is from 7:00 P.M. to 9:00 P.M. in the evening. The commission asked why the 90° angle parking was proposed. The applicant has indicated that the parking was designed to� accommodate the rear pedestrian exit path and also to maximize the number of parking stalls for the restaurant. The commission asked about the status of the alley. The alley is privately owned by the adjacent property owners along Burlingame Avenue. It is not owned by any public agency. Each property owner controls the access through his or her portion of the alley. If access is required through the alley then neighboring property owners may prepare an agreement among themselves. The City has no 3 SPSCIAL PSRXIT and PARRING VARIANCS 1219 BurZingame Avenue control over access through the alley. The Building Department has reviewed public access to the proposed disabled accessible restroom and determined it meets current code requirements. The corridor at the corner restroom wall that goes to the pass through wall does not meet code dimensional requirements and will need to be modified before a building permit is issued (the plans show about 2' -0" in width at the narrowest point where a minimum of 3'-0" is required). The commission asked whether food will be served at the proposed bar. The applicant has indicated that only drinks and appetizers will be served at the bar. The Fire Department has investigated the wood storage shed located in the parking area at the rear of the building. This structure did not receive a building permit since it is less than 120 SF in size (12' X 9'-6" = 114 SF). The structure requires 3' separation from the existing window at the rear of the restaurant. The wood storage shed also requires a 5' separation from the dumpster for a total of 23'. This would mean the dumpster would be located in the alley blocking traffic. The Fire Department suggests removing the shed and using the proposed mezzanine for storage. A condition of approval has been added to address this issue. The commission asked if the review procedure would be different if this restaurant expansion was for restaurant seating instead as a bar area. The special permit is required for expansion of an existing food establishment in the Burlingame Avenue Commercial Area (C.S. 25.36.038 2). The review procedure would be the same for any expansion, a kitchen, storage area, seating area, or bar. Required Findinqs 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. Findinqs for a Variance: In order to grant a variance the Planning Commission must f ind that the following conditions exist on the property (Code Section 4 � SPSCIAL PSRXIT end PARKING VARIANCS 1219 Burlingame Avenue 25.54.020 a-d): (a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preserva- tion and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship; (c) the granting of the application 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; (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing and potential uses of properties in the general vicinity. Planninq Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be taken by resolution and should include findings for the variance and special permit. The reasons for any action should be clearly stated. At the public hearing the following condition should be considered: Conditions: 1. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped December 21, 1993 Sheet A.O, Sheet A.1, Sheet A.2, Sheet A.3 and A.4; 2. that the conditions of the City Engineers' January 3, 1994 memo and the Fire Marshals' January 3 and 18, 1994 memos shall be met; 3. that this use permit shall not become effective, nor a building permit issued, until the property owner has obtained written agreement(s) for access easement from the adjacent property owner(s) and approval from,the Fire Department concerning the access easement requirements for the rear exit through the alley; 4. that the restaurant shall be open Monday through Saturday 11:00 A.M. to 2:30 P.M. and 5:00 P.M. to 10:00 P.M. and Sunday 1:00 P.M. to 10:00 P.M. with a maximum of 16.employees at any one time; 5. that no seating shall be located on the mezzanine and no activities other than storage shall ever take place on the mezzanine; 6. that if any activities other than storage do occur on the mezzanine the stairway shall be required to be removed within 30 days; � SPSCIAL PBRXIT and PARRIN6 VARIANCS Z219 BurZingame Avenue 7. that the existing wooden storage shed (9'-6" X 12') located in the parking area at the rear of the structure shall be removed; 8. that the eating establishment shall provide and maintain trash receptacles at the door, or at locations approved by the City Engineer and Fire Department; and 9. that the project shall meet all the requirements of the Uniform Building and Uniform Fire Codes as amended by the City of Burlingame. Jane Gomery Planner cc: Ismail Unlu, La Scala Restaurant Larry Binkley, Binkley Design Group Paul Ohm and David Tate and Michael H. Charter, co/ Tate Property Broker - Manager 6 Burlingame Planning Commission Minutes 2. SPECi`A� PERMIT FOR CLASSROOM USE AT 1245 C-1 SUB� 2EA B(PHILLIP H. SHAMLIAN, P� REQUESTS: Will the class be staggered? Will this be in lieu of, or in addition to, the classes rovided b he applicant at the Recreation Center? Need count of par ' g sp es available on Howard at noon weekdays. Are the PC classes p s al or business oriented? Does the level of disabled access availa meet Building Code specifications? Tentatively set, pending ava' abi 'ty of traffic count, for Public Hearing January 24, 1994. 3. TAKE-OUT PE FOR COFFEE SH AT 1158 CAPUCHINO AVENUE, ZONED C-1 (DAVID HINCKLE, PR ERTY OWNER AND GIULIANO .i� Requests: How 11 employee parking be identifi ? Why does business need to open 5:00 A.M. Will outdoor seating be lowed? Would like impact ass ssment/best estimate of parking availab' ity during peak customer activity period. Item set for Public Hear' g January 24, 1994. 4. SPECIAL PERMIT AND PARKING VARIANCE AT 1219 BURLINGAME AVENUE, ZONED C-1 SIIBAREA A(PAUL A. OHM, PROPERTY OWNER AND ISMAIL UNLU, APPLICANTI. Requests: Why is there one space change in the parking requirements when it is proposed that the restaurant will increase one-third in size? What is peak time lunch/dinner? Why 90° angle parking proposed? What is status of alley; is it public, private, one-way, who controls? Need to verify the disabled access to the restrooms. Would food service become available in the bar service area? Is the wood structure at the rear of the building legal; is it fire resistant? Would the review procedure be different if more restaurant seating were proposed instead of a bar area. Item set for Public Hearing January 24, 1994. � JANUARY 10, 1994 / page -2- RD AVENUE, ZONED OWNER AND JUDITH 5. SPECIAL 1�RMITS FOR COURIER SERV E AND OFFICE EXPANSION AT 1625-1635 �RIAN ROAD, ZONED 1(FOLKE AND GUDRUM OHLSSON, :d subsequent to distribution of the in the parking required. Requests: ill be done on this site? Do they intend to use the exi ing pole ign? Do they propose radio communication and if , what type a nnae will be requested. In light of the numbe of daytime staff, will the TSM process be encouraged? If e parking is required w' 1 the notice include a parking varianc . If all necessary information received the Item is to be set for ublic Hearing January 24, 1994. CP noted that there were ; staff report causing diff what type of vehicle repa CITY OF BURLINGAME PLANNING COMMISSION JANUARY 10, 1994 CALL TO ORDER A regular meeting of the Planning Commission, City of Burlingame was called to order by Chairman Deal on Monday, January 10, 1994 at 7:30 P.M. ROLL CALL Present: Commissioners Deal, Galligan, Graham, Jacobs, Kelly,. Mink Absent: Commissioner Ellis Staff Present: Margaret Monroe, City Planner; Jerry Coleman, City Attorney; Bill Reilly, Asst. Fire Chief MINUTES - The minutes of the December 13, 1993 meeting were approved with an adjustment to Item #4, special permits and variance findings, 224 Primrose Road (page 3, paragraph 2), adding: ��C. Jacobs then moved to deny the application, noting that there is nothing exceptional about this lot from other commercial lots in the Burlingame Avenue Commercial District. Many buildings in the area have storage mezzanines, if all intensified use there would be serious parking problems and the parking in the immediate vicinity of this location is very impacted by the heavy traffic and parking generated by Walgreens." AGENDA - The order of the agenda was approved. FROM THE FLOOR There were no public comments. ITEMS FOR STUDY l. SPECIAL PERMIT AND PARKING VARIANCE AT 113 CHANNING ROAD, ZONED R-1 (REID F. & RIM M. GOTTHARDT,�PROPERTY OWNERS AND APPLICANTSI. Requests: What are the exceptional or extraordinary circumstances applicable to this property that would justify a variance; request any disclosure statements presented at time property was purchased; who/when was the�walnut tree planted, does its size make it a protected tree under the City Tree Preservation Ordinance? Item set for Public Hearing January 24, 1994. : t:�;-.�i' � . ,- Y'•. � - . .. . �!`: .. . Yi`;��I��r ",'�.•:�,V . i� ��, � e ,LLZ �'C��. � �'�r�:.. �,, t U C I N A I T A L I A N A '� . •Ihr I.Innd n� yn�Lr Y ,, �.,i.;�� i OPEN DAILY FOR LUNCH R DINNER '/ �'c��:�� 4� :..k:�. ��?; :�:��:•y�`l� ,� : �: " �,�:j�f^`(� �'t, �'L'�-.��. RECEIIlED JAN 1 3 1994 1219 6URLINGAME AVE., 6URlINGAME, CA 94010 (415►J47-3035 C(TY OF �U��.yi�:,,�t�r' ,. P�A,NIi�jINC7 t�E�Y. JanuarX 12r 19.94 " Re: The Expansion of Cafe La Scala � 1. Would this expansion increase the restaurnat business? ��o, it would not increase the business flow, because the ]citchen i�''too small as it is now, would not be able to accomodate more customers. 2. What is the parking situation at noon time? There are parking avilable on the street and behind the restaurant, and I have criecked around during the hour at noon and there is always parkina avilable. 3. What are the pick business hour? The pick hour for the restaurant are from seven til nine o; clock at night. 4. Why need 90" drgree parking? Because with 90" parking we don't lose any space for parking. 5. Is it a private alley behind? Yes, the alley is private. 6. Would this expansion increase setting? � No, there won't be any additional setting, there will be a bar with about 6 cacktail tables. 7. Will you serve food in the bar? No, We would not serve food in the bar, we will be only serving drinks and appetizer in the bar. Because the kitchen is l:imitecl to serve 60 seats. � 8. The �ood storage in the back alley has a permit? Yes, the wood storage in the back has a permit. �' �"� � �S �1�L � -�-`�� s- �v: �— '� `.c�'`"-` �,,�, .� �n � �- � S'� ` C , . `�.,�. _... �,,� a � � %��r? PREPARATIQN 1 -� z -- _ n. �� . �� :; ;ji��. �� c� `�F � �9�4� L�d��:,:_ .. �� , �a ��,��,�. 1 /4/94 Ms. Jane Gomery, City Planner The City of Burlingame 501 Primrose Road Burlingame, CA 94010-3997 RE: 1221 Burlingame Ave., Burlingame, CA Dear Ms. Gomery, It was a pleasure talking to you this afternoon. As per your request, I would like to outline our anticipated time schedule for recording an easement agreement, as it pertains to the access route located directly behind my in-laws commercial building, and running southwest to southeast from Park Road to Lorton Avenue. Apprised of the Burlingame Fire Department's concern regarding long- term access via this private lane, Mr. and Mrs. Ohm's property manager - Mr. David Tate, quickly ordered an abstract of title which was subsequently reviewed. We ordered a Preliminary Title Report from Stewart Title which we received �oday. Preliminary discussions regarding this easement issue have already taken place with our neighbors on Burlingame Avenue - the Kirkbride's. Dave Tate and I will be meeting with a real estate attorney with the intention of drafting the appropriate language in the next few days. Upon execution with Mr. & Mrs. Kirkbride we will then immediately record the new easement agreement. I hope that this information is helpful to you. If there is anything else you need, please do not hesitate in contacting me at my office in San Francisco at (415) 274-3513, or reaching me at my home office at (415) 347-6737. Very truly yours, _ .�..�,��' .�- Michael H. Charter cc: Mr. & Mrs. Paul Ohm Mr. David Tate C�0 !�l Oo � C�MG°3L�1[l�]��MIC� ° ° ° �C�G1°,�0��1 4� 4G11G ° ° �1��1C�7 �� AMA �Ml��1 Tyve of ARnlication: ✓Special Permit �Variance Other Project Address_ � ��/� �Y.�ll'��t{��%'� � 1�V`�- Assessor's Parcel Number(s) � 2�' ZO� � D� (� APPL/CANT PROPERTY OWNER �q, t.� � A. o h n� �� `n Name: ��=, r��r � k. t< <_%��_/ �� Name: �f��,_V�. � � J �/1,� Tr"s . e� tE. � Address: 1 `z �`�'i i 1,��(��, � � �` ��s� fs�- � Address: �'G� � �G"r �9 L'_. W c7 �'� �'� � � � City/State/Zip: � �- City/State2ip: ��VYt l71 G{;,� �`'"� C1�. Telephone:(workl�t2� �� ^�__`�� 'S S� Telephone:(work) `° � (home) � tt, t Ci `�C �, `Z • � C.� � 2 M►�� (home) � � G(•�►tA� �:.y ARCH/TECT/DES/GNER C,h�V �- ,., F.k ��4 -39- � �"J 2�4 - 35I �� w� ��'�' � ��- �-� � p�l �. Name: � � �.� � _ �ri F. �.� ��,�� -� �,,�;'"� . ,'�� . � � �� ., +�� `�^�- • Address: '>�� < `�4�'.,� "( r� r� City/State/Zip: _ _ ��:=� �.��;; , f��,� �-f � , Telephone (daytimel: __ '3�' ` ) , " f t � � Please ind' te with an asterisk ("1 who the contactnerson is for this vroiect. PROJECT DESCR/PT/ON: AFF/DA V/T/S/GNA TURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. � � �o �'l�-�' �'� M,-- / i � � r� r `� 'Z, Applicant's �ignature Date I know about the proposed application, and hereby authorize the above applicant to submit this application. l a l�"L �/� - 9- 9'.3 P ' Date -----�a- G P✓ �' r v r �G'c �'� V_ {'N C�2 Q�j' e v ----------------------------- ---- �---O�FICE USE ONLY - � -------------------------------------------------- �� , � Date Filed: !�t r �� ! ; Fee �� Receipt # � ��G� �� Letter(s) to applicant advising application incomplete: Date application accepted as complete: ' P.C. study meeting (date) 1• � P.C. public hearing (date) P.C. Action ,2�s2 Appeal to Council? Yes No projapp.frm Council meeting date Council Action �� CITY �a eueuHca�+E �b„�` CITY OF BURLINGAME SUPPLEMENTAL TO APPLICATION TO THE PLANNING COMMISSION COMMERCIAL APPLICATIONS 1. Proposed use of site: Gfi�/?//�� /�'1"Z,�iCI �/��i� %'� 2. Days/hours of operation: � ./J ,d � v � - �... ' ,o , .� Sc� a. I �Yt� -1 a �' 3. Number of truck /service vehicles (by type): -�- 4. Current and Proiected maximum number of emplovees at this locaLion: Existincr In 2 Years In 5 Years After After After 8AM-5PM 5PM 8AM-SPM 5PM 8AM-5PM 5PM Weekdays jD /v fulltime artime � Weekends fulltime �fi � artime �' �' 5. Current and Projected maximum number of visitors/customers who may come to the site: Existinq In 2 Years In 5 Years After After After 8AM-5PM 5PM 8AM-5PM 5PM 8AM-5PM 5PM Weekda s �� G� � WPP_�CPTI("�R 'UV �/'�� 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 e ployees park? �Gr �: GU`'"�L�. l�(�� (br� ��v s I N Ess -ro � 2 � s 1"S �4 l� �z � �� -,a-x / 8. Where do/will customers/visitors park? �i`��/i/G��:xii`�!%�% 9. Present or most recent use of site: YL<��1'�"/j!�%4 10. List of other tenants/firms on the property:��Y �C�;� F; cirr ' �� BURLINGAME �`, �: _'- CIT1' UF :U�LIf�JGI�f`�.�E sF�E��iH� F�Er�iu�iT ,�F��icHTi�.�r�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/ oc injurious to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or convenience. The proposed lacatir�n is adjaoent to the eacisting Cafe La Scala restaurant and is currently a retail str�re with a 9' - 6" storefront. Converting the space ta custtxner waiting and bar for the restaurant will simplify the averall space use hy having anly one entrance for ane starefront fc�r one business. There will be no structural modificatian to the existing building and this praject wauld actually help to unify the prc�perty. �� v � n��i � H�� f��"h l�v�lv� 2. 3. �2res ep.frm How wi// the proposed use be /ocated and conducted in accordance with the Bur/ingame Genera/ P/an and Zoning Oidinancel No change from current use. Na new location. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the existing and potentia/ uses on adjoining properties in the genera/ vicinity7 The unificatian af the space will ease the visual clutter caused when many small business stareframts are crawded together rm a street. The scale af the expanded Cafe La Scala restaurant wil] match more closely the scale of its surroundings and help to enhance the c�verall appearanoe of dawn- tcawn Burlingame Avenue. The gaad character of the restaurant is already estat�ished and will only be enhanoed with expansian. 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. How will the proposed structure or use within the structure affect neighborinp properties or structures on those properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views from neighboring properties, ease of maintenance. Why will the structure or use within the structure not affect the public's health, safety or general welfa�el Public health includes such thin�s as sanitation (0arba�e), air quality, discharpes into sewer and stormwater systems, water supply safety, and things which have the potential to affect public health (i.e., underground storage tanks, stora�e of chemicals, situations which encourape the spread of rodents, insects or communicable diseases). Public safetv. How witl the structure or use within the structure affect police or fire protection7 wll 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 �atherings, loite�ing, traffic) or fire services (i.e., storage or use flammable or hazardous materials, or potentially dangerous activities like welding, woodwo�k, engine removal). Genera/ 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 benefit7 Convenience. How would the proposed structure or use affect public convenience (such as access to o� parking for this site or adjacent sites)7 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 Ordinance? Ask the Planninp Department for the peneral plan designation and zoninp 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 existing neighborhood7 If it does not affect aesthetics, state why. If chanfles to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent properties in the neighborhood7 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 st�ucture compare to neiphboring structures in terms of mass or bulk? If there is no change to structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the neighbo�hood or area. How will the structure or use within the structure change the character of the neighborhood7 Think of character as the image or tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking available resulting from this use7 If you don't feel the character of the neighborhood will change, state why. How will the proposed project be compatible with existin� and potential uses in the �eneral vicinity7 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. � srez .v.nm � cirr �� BURLJNGAME� � � �,.. �;I i'�� F =UF��If`�,�(;�I�,%IE �� f:� f`-� I f�� f�� :(; E��. f'' F' L I�_ :,��\ T 1��) f��J �� The Planning Commission is required by law to make findings as defined by the City's ordinance (Code Section 25.54.020 a-d). 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. a. Describe the exceptiona/ or e�aordinary circumstances or conditions app/icab/e to youi propeity which do not app/y to other properties in this area. Expanding Cafe La Scala inta appraximately 495 additional sf. will allc�w the restaurant to cantinue to aperate at its existing level and will upgrade the business ta current Building Dept., AD.A. and Health Dept. requirements. b. Exp/a/n why the vaifance request is necessary for the preservation and enjoyment of a substantia/ property rfght �nd what unreasonab/e property /oss or unnecessary hardship might resu/t from the denia/ of the app/ication. Additional custaner waiting space unclogs the adjacent sideti+valk and allows the restaurant to serve its custamers more smcaothly. 1fie current amditions are difficult for both customers and emplayees. c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious to property oi improvements !n the vicinity oi to pub/ic hea/th, safety, genera/ we/fare, or convenience. � i 2is2 ��.fR„ Adding appraximately 495 sf. af custamer waiting and bar spaoe will nat increase the current number of emplcyees and will not increase the dining rao�m seating so that the number of patrons will remain the same. Additional parking will nat be necessary. The purpose af this expansion is to prwide more w+orking space far faad preparatian and mare oomfart far patrans. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the existfng and potentia/ uses on adjoining properties in the genera/ vicinityT The unification of the space will ease the visual clutter caused when many small business starefrants are crowded together on a street. The scale af the expanded Cafe La Scala restaurant will match mrxe closely the scale of its surroundings and help to enhance the werall appearanoe of dawn- tawn Burlingame Avenue. 'The gor� character of the restaurant is already �stablished and will only be enhanoed with expansion. a. Describe the exceptiona/ or extraordinary circumstances or conditions app/icab/e t� your• property which do not app/y to other properties in this area. Do any conditions exist ¢n the site which make other the alternatives to the variance impracticable or impossible and a�e also not common to other properties in the area7 For example, is there a creek cuttinp throu�h the p�operty, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of existinfl structures7 How is this property different from others in the neighborhood7 b. Exp/ain why the variance iequest is necessary for the preservation and enjoy�nent of a substantia/ property right and what unreasonab/e property /oss or unnecessary hardship might resu/t from the denia/ of the app/ication. Would you be unable to build a project similar to others in the area or neighborhood without the exception? (i.e., havinp as much on-site parkin� or bedroomst) Would you be unable to develop the site for the uses allowed without the exception? Do the requirements of the law place an unreasonable limitation or hardship on the development of the propertyl c. 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. How will the proposed structure o� use within the suucture affect nei�hborinp properties or structures on those propertiesl If nei�hboring properties will not be affected, state why. Think about traffic, noise, liphtinp, pavin�, landscapin� sunlight/shade, views from �eiphbori�p properties, ease of maintenance. Why will the structu�e or use withi� the structure not affect the public's health, safety or peneral welfare7 Public health includes such thinfls as sanitation (�arbage), air quality, dischar�es into sewer and stormwater systems, water supply safety, and thinps which have the potential to affect public health (i.e., underpround storaDe tanks, stora�e of chemicals, situations vvhich encourafle the sp�ead of rodents, insects or communicable diseasesl. Public safetv. How will the structure or use within the structure affect police or fire p�otection7 �II alarm systems or sprinklers be installedt Could the st�ucture or use within the structure create a nuisance or need for police services 1i.e., noise, unruly �atherings, loitering, traffic) or fire services (i.e., storape or use flammable or hazardous materials, or potentially danperous activities like weldinp, woodwork, enqine removal). Genera/ welfare is a catch-all phrase meaninp community pood. Is the proposal consistent with the city's policy and poals for conservation and developmentt Is there a social benefit7 Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent sitesl7 Is the proposal accessible to particular se�ments of the public such as the elde�ly or handicapped7 d. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the existing and potentia/ uses on adjoining properties in the genera/ vicfnityT How does the proposed structure or use compare aesthetically with existinp neighborhoodl If it does not affect aesthetics, state why. If changes to the structure a�e proposed, was the addition desipned to match existinp architecture or pattern of development on adjacent properties in the neighborhood7 If use will affect the way a neighborhood/area looks, compare your proposal to other uses in the area and explain why it "fits'. How does the proposed structure compare to neighborinp structures in terms of mass or bulkl If there is no chanpe to structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other structures in the neighborhood or a�ea. How will the structure or use within the structure change the character of the neighborhoodl Think of character as the image or tone established by size, density of development and qeneral pattern of land use. Will there be more traffic or less parkinp available resulting from this use? If you don't feel the character of the neiqhborhood will chanfle, state why. How will the proposed project be compatible with existing and potential uses in the �eneral vicinityl Compare your project with existinfl uses. State why you feel your p�oject is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. ,sros�..r.,� � �:,��F��'�`��r�.�, , ��`- � �� , � :-�v.e:;� ": `' � � �trK� �vS �yJ ;,� �' �; e ,L�a ScQ�. �; � . �; �...�M1V4�� C U C I N A 1 T A L I A N A �...... �. . �Uir �,I�iuJ o� yarlir ,. � .,� �' � `�'�::�*g„^'�'� �' �;: . ' �� . OPEN DAILY FOR LUNCH & DINNER ��`al �� `��r�. :aE;r� .g � �, "�_'..5. �' ' . .i;;i"k«,., - . �:.�'� ' 121 9 BURLINGAME AVE., BURLINGAME, CA 94010 (41 5) 347-3035 December 9, 1993 Planning Department City of Burlingame S01 Primrose Road Burlingame, CA 94010 Dear Sirs and Madams: The purpose for my request for an additional 495 sq. ft. of space for my restaurant is not to expand its seating capacity. Right now I have 60 seats and I'm serving about 6, 000 customers per month. I am comfortable with this level of operation. At this time I don't have adequate dish washing space and almost no storage space. My restroom is old and difficult to access and I have no waiting area for my customers. The normal waiting is about one hour, there is no place where my customers could sit or have a glass of wine before being seated at their table. You are welcome to come over to the restaurant and I'll be more than happy to show you around for your better understanding of this situation. I have always tried my very best to make my customers feel comfortable in every way. I have thousands of satisfied customers over the years, therefore, we have a very good reputation in this town and I would like to keep this image as long as we operate the business. Any improvernent we make to the restaurant in order to serve our custorners better would be a improvement to the City of Burlingame also! Thank you for your consideration. Sincerely, Ismail Unlu .� � ' `_ � �,,�,� -�, �,� � L , - �� ROUTINCT FORM DATE : � ',li�� 2j' TO: CITY ENGINEER CHIEF BIIILDING INSPECTOR � FIRE MARSHAL PARRS DIRECTOR • CITY ATTORNEY FROM: SUBJECT: CITY PLANNER/ZONING TECHNICIAN REQIIEST FOR �{�,�C� � _�,�� t � J S� pj� fvl� •�f ��%1�fi1Gt-�/'� �� cI� `'�- SCHEDULED PLANNING COMMISSION ACTION MEETING: �� Z4i ��'I`ry REVIEWED BY ,S�!AFF IN MEETING ON MONDAY: �%.�/I/� (��l.�I/% _ 31 �� f' / THANKS, Jane her'/Leah �"3 � 9 Date of Comments �Ze j� eol �� b-f ��e,�. 21 lq� 3 v , . � ; �C<-lv� N � r.� C� .� : -�c�- i'19�5�-�aL S�� c�s -T--� P�, a �� A y�� S�-� �-��-`i� (� �s'-�''1 � ,�.:L � L C `-'� C'� =c=i� )1`' � t � �/ � `' F � � � C% i'�C N ��v �c. :� �� 1 i�� . - rl �(v ;-'� � �(, l7r N �, � ��, � N.AJ �✓� ,��. -� �,.� �..,z::c�� `�S-c� �� -_�-�v<_� t;�:�� 1�z� � ��c �� :�IY4 ��E'.v i c'::, ��: c ti x' �v' � l� � 1•r�- iu��: 1�� t�) � � L"JCi �:YCN '�i151TINk� �"�� `.�s"I'c CF��ZE�� i�C�l:�v�UC�'1Ti%'� :>t= �LTU`i� �=1�`"� CVSE-,2Uisi' , �-��'�- i v V`C �c'� NIGi1'� k�-'v�>fr'�SH i�c � �:.,,��i�-i>1"1CvJ 1:.: �Tl-1 �N "� �� i �1- � �('IL\fJV� TI �jL� � O �;=:� (Z JC j�e�, i � ROUTING FORM DATE : � '�i�� 2j' TO: � CITY ENGINEER CHIEF BIIILDING INSPECTOR FIRE MARSIiAL PARRS DIRECTOR � CITY ATTORNEY FROM: CITY PLANNER/ZONING TECHNICIAN � � •� �•� i ./ � � �/i � �i I / /. // _� / % /� / ' / � �i �� // /,�ii� : /�I., � J � S� �1,� �f%l •J��r/i�-�� IO� i �I �- SCHEDULED PLANNING CONIlKISSION ACTION MEETING: �� Z4� �G/� REVIEWED B�AFF IN MEETING ON MONDAY: U _ 3/ ��- THANKS, Jane her'/Leah !�J �� Date of Comments #ZeV j s eol �� d-� �. 2 I lq� 3. . � � �� Gt �. i'�� v'��"j � J ��w��. � �-.� I v�-Q-Gti'� � L r ��-� l( v� e�=�g ��►.� .-e.��e �.�,"� % v�-�-�-4� � ��, 2r—� �' � � � �c.,� lc-c � ��,�,,,, °.� �"� � o , "`a] �-�-�i �..,o '� i�-�.czn_,� 4� �Q ��'^-F'-L. 2�-t �z-wc�� c.�j'' ��s �p��.l� � �� c� „� �-� �,-,�' � ��•"�� '' �-�-�'�, � a,-�.-��C S 1�..�-�..� y�-�',,,.J L�,v_�� _Q-�('��'��i-✓ '� li� ��•\ `"� �-J �-C. e �. V (� j n � .�^ � � � \ �-1 l �v-(X.� C�v� -�LL. "�G�y� S � c7� -�' \ �/►"t�J Y� �C � �� c.� � � 1 �e_ U-�:.�,�e.�'� �-E- � ....,, � c�, " I�-v�,�--r -� S �-� �. _ � � � j � � � -�� ' � I � _� \/ DATE : � �� TO: CITY ENGINEER � CHIEF BIIILDING INSPECTOR FIRE MARSHAL PARRS DIRECTOR � CITY ATTORNEY FROM: CITY PLANNER/ZONING TECHNICIAN � D.,/IA.�� S�j p�� {v�� .��wfi1GW'� �a� � �I� �- SCHEDULED PLANNING COMMISSION ACTION MEETING: �� 24r �C1"F7' REVIEWED BY S'�AFF IN MEETING ON MONDAY: _�,�. .�%I U��J' _ 3J ��Gl� THANKS, Jane her'/Leah 3 ¢ Date of Comments �ZeVi seol la,� � d-f ��. z► �qa3 . , J�lv G�-�. �� ' i : � . � _ - . . '1,'/l�Y.r��%�%1�%%I�ii CITY OF BIIRLINGAME 501 PRIMROSE ROAD BIIRLINGAME, CA 94010 (415) 696-7250 NOTICE OF HEARING The CITY OF BIIRLINGAME PLANNING COMMISSION announces the following public hearing on Monday, the 24th day of January, 1994, 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. 1219 BIIRLINGAME AVENOE APN: 029-204-030 APPLICATION FOR A PARRING VARIANCE AND SPECIAL PERMIT TO ERPAND T$E ERISTING REBTAORANT AT 1219 BURLINGAME AVENUE, ZONED C-1 SIIBAREA 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. Please note, when possible, and when multiple family or commercial development is involved, this notice shall be posted in a public place on the project site and on neiqhboring buildinqs with tenants. MARGARET MONROE CITY PLANNER JANUARY 14, 1994 � : � _.� r� � �+ � # ��` �y��`��r� � ��`' � ; �":�"�" � : ��k �i�� b r ��, _ �i. : ' '� � � � - '�1 �y ;°� ,�� ..�a � st'a,r ° � ` �' � - � �'� � �, '� � � a►1 �?�� , ,,�, � � �� w ` 1,;; � � "y,;,c � ` ; �� ` v�`"�'. �,� '�j.� .�' ,�:, — 4 � �_.� ,�. ,, �. �.�.� �� , .� � , f ,ywY�,�- , �� °� �_�� ` �.r � > � x » �� , � � � .�- �� . ; � ., . .. r �� . ,� .�s�?' , .: r=:�� ` .�� } ,i�' �d�. � � , , ��.� �i; ��w � � � � L � 1� ��; � 4,�e! � 5�::: � �,� ef ;5/ p��^: �� -� �� , ,. . � y �,.•�; � � � � � '� � ; � ,�' ` �r a � $a� � `N� + r �'� ' � � �� A�a �� '1 ,'�"�-�� , ��:�. � .. : 1 � ` g4 �{��x� � �P� {r$.•.. ia*{:s, r� ��' ,: tPi�'^^�!,'C !iM .i�.(a.� .�Y � V .rc..� � $C*,�N. �: ,s�"�$v � * � §" "i i a �� a r 'i R4.. ��i � � r� � ,�x � a� �,�� t�,� �� =s' � �� ,,.Y 9. '� � �236 ,� �, � �2.�0 — , � �� '� ;�� ; � .� � ;�, •"�" �` -t�;� a„� �� . � �4 �� . � /Z'J2 � ' lZ!!o _. m, s� � . � :�. � ' �.''' � ' �',' "�1e111i*it f�� ,.+M^"� � . -'.. ,. .. . . �_.,..' . ,: ... , � . ., ' S � ..; �� 1 / � t '� � �.. ` :�'" �` ' ` 1 � I, , 4 _, . ... ,. , , _:'.. F ^ . , ' I ' .�' • w.� 4 ,a$N y2# < , ... . . . .. � .,. . : . � �/ _ < h ,�. �' � _ _ � � �a�, / - i .� �'4� ��,o�- � �a,� .t� `. r aF <f r t ' �� °" e�,t� *� , . l,x� m " � �� yI 5� `�a�- �. +i " �, 1 �� ;c 5 � � ,�� . . ��i ;�o k:�, f �.1 � W � .� . � ,.. � • � ,'. �i s ► ° �; � - ��1� g .�' r - � .� � � :k� � r� g 'a �` � � �` w � �� x� �c ;�� ,v��: ,� � � �, � - F-. Y $ " 'S � S .� s w � � �_= r , �. rs.'� . 4 r'� `�n�. �' e„ �. .* , r ,� �$ ��. �� . 1 � u. � . • , 't `� � a� � • r :. ' � £ .. . - i � e , • - ,. .L , { ___ " �� '%� '"". , ��„�^ j r��r,�`� � � *� ,�� _ t��; � � � _:.: s��- � � , , �,. ��: ` N�.: y ' � .. Y t; '� .� Ir � f �.i.._�L+��.� ��. ' ..� � � iry . � � � � k .: k i c �`,. '� � � � " � � �� - . � � "� � � �� " . �. � � , . . � .. .., - ' � .. , �. '� �� I � � � I�� a � f � � . � � `� � �:� � 8 �� ,A � � �4 � � � � �� ,� � 4 4 � �i��5� ' ss .€„ � .', yy . . .. f � � ._. � ; i.l .�� ¢�. ,, � ��r � _� . . . �. kP'tc44.``�iai',;:�� j � ' �_. _ Y ��6 �.. �1�.�" r:�. � . v� x .',. r h'` . . � � �y`.. � J+► � � ,�. �;eh' . «e .. . . � i �� `i � �� }1 �j ,� � ,;�'"� �,� y. .�} . � ` , fi � y i"� > � 1 �! Yn � . +.�, � - ` , ♦ �� ` � ,- � � _ ,.� s:� s , � ,�x.• �'� �� i„ i i '�:&�� ti �'°t� �. ^� '�� s � �� 1 1 r �,,� � � v �, � -�� -," a\� `�1 �' . . `� .� ; ~ � ' � � ,� ,,"� � � s� � � � x� ��" � { .� �,' _ � �} � ,_ . , t j � � � �. � � i 1 a. � .' �. �� ' � � ; � �'�� - �* �� _ �=�� .� _ _.� _ _ � ; �� , . � ,�� , �� J� g � A�ie.Eq � �. `� �, i � ,-;-,r . � . ,. . � n t.,� �� :: '�' ,` ,3 ��.:,.�! L��..� `. . `�_`'i_ . `, .� �; � �. ..� .. �L:�:=.--+:. �„"..— «: �,�,' '�_ .'... .�. �...c.,... , �r �;-asi.ti �s;�-�ail�e r" �^�,r�. . �a� � - y�- t:' � . �, 'a� � � �'+AS.��' �,K�l , �� .4 ��,' �yat Y , ` F S . . }+ � � � >L` ^�-�` +� :i .__. �:� � � � � � � .� � � y:% �x�. t�,, �'w` � � �,� _�,,�y ��*4' � �'e • �� 1 A � ,' q,. �7�i�`�,.T � ,� � � � r,,�.';� . ix�� i' s �� ~�� J. �. . _�- y 4 '``"' „i� 4"'�" � � �. t � � � _ __ _._. __ r � � � v. �� t �f � ,i' '" � «N . q) ' � �?, �y ti II ".:! L RESOLUTION NO. RESOLUTION APPROVING CATEGORICAL EXEMPTION, SPECIAL PERMIT AND PARKING VARIANCE 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 and Parking Variance to expand the existina restaurant 'Cafe La Scala' at 1219 Burlinqame Avenue zoned C-1 Subarea A; APN 029-204-030; property owner: Paul A. Ohm. 465 Edgewood Road, San Mateo. California; and _ WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January 24, 1994 , 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 categorical exemption Section 15301 - Existing Facilities, Class 1(a), Interior or e�terior alterations involving such things as interior partitions, plumbing and electrical conveyances is hereby approved. 2. Said special permit and parking variance is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Special Permit and Parking 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, , 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 24th day of January , 1994 , by the-following vote: AYES: NOES: ABSENT: CONfMI S S I ONERS : COMMISSIONERS: COMMISSIONERS: SECRETARY CITY OF BURLINGAME ITEM ��4 SPECIAL PERMIT and PARKING VA�RIANCE � Special Permit and Parking Dariance Address: 1219 - 1221 'Burlinqame Avenue Meetinq Date: 1/10/94 Request: Special Permit and Parking Variance to expand the existing restaurant 'Cafe La Scala' at 1219 Burlingame Avenue, zoned C-1, Subarea A(C.S. 25.36.038 2 and C.S. 25.70.030 i). Applicant: Ismail Unlu Property Owner: Paul A. Ohm Lot Dimensions and Area: 55' X 100' General Plan: Commercial, Shopping APN: 029-204-030 = 5,500 SF and Service Zoninq: C-1, Subarea A Adjacent Development: Commercial retail - furniture store, gift shop and manicurists, and restaurants CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. Previous Use: Andante gift shop at 1221 Burlingame Avenue Proposed Use: Expanded 'La Scala' restaurant, currently located at 1219 Burlingame Avenue Allowable Use: Commercial retail and eating establishments Summary: The applicant is requesting a special permit and parking variance to expand the existing 'La Scala' restaurant at 1219 Burlingame Avenue. The restaurant .currently has 1,292 SF of interior seating area, kitchen, bathroom and an outdoor seating patio at the front of the restaurant along Burlingame Avenue. A portion of the restaurant (bathroo� at 105 S.F) is located behind 1221 BurTingame Avenue, currently the Andante gift shop. The applicant now proposes to expand his eating establishment by 579 SF into the gift shop at 1221 Burlingame Avenue. The additional space will offer a waiting area for customers, a bar and seating area, kitchen space, outdoor patio area, and a disabled accessible restroom. At the same time he will create a riew mezzanine storage area (257 SF) within the 1221 Burlingame Avenue tenant space. With the remodeled space the new restaurant will have a total of 2,128 SF (65� increase) including the mezzanine and outdoor patio areas. There are four nonconforming angled parking spaces (not shown on the plans) at the rear of 1219 -1225 Burlingame Avenue (1219 Burlingame Avenue - La Scala Restaurant, 1221 - Andante gift shop, and 1225 - Bombay Company). These existing angled parking stalls do not meet code dimensional requirements for back up. Next to the parking at the rear of La Scala Restaurant is also an area used for storage and garbage collection. This area is currently not available for parking. � Z 3PSCIAL PSRXIT and PaRRI11lG VARIAATCS 1219 Burliagaae Avenue The propose.d expansion plans show four 90° spaces at the rear of 1219 - 1225 Burlingame Avenue. These proposed stalls do not meet code requirements since they only have a 10' back up area where the code requires 24'. These proposed 90° parking stalls as shown are with a 10' back up, probably useable for only one car at a time. One parallel parking stall, to code, could be put in the available space . Adjacent public parking is available on the street and in public parking lot E(68 stalls), between Park and Lorton Roads. The existing restaurant is part of the Burlingame Avenue Commercial Area, Subarea A. No parking is required for first floor retail uses including restaurants in Subarea A, but parking to code standards is required for uses above the first floor. The storage area proposed in the mezzanine requires parking at a ratio of one parking space per 1,000 gross square feet. This mezzanine storage area requires one parking stall (257 SF/1,000 SF =.26 stalls or one parking space). A parking variance for one parking space on site to code dimensions is required for the new mezzanine use. The existing and proposed parking layouts do not meet code dimensional requirements and therefore can not be counted towards the one car parking variance. If all the existing nonconforming spaces behind the three tenant spaces were removed, one parallel space to code dimensions could be provided, and no variance would be required. The restaurant is open Monday through Saturday 11:00 A.M. to 2:30 P.M. and 5:00 P.M. to 10:00 P.M., and Sunday 1:00 P.M. to 10:00 P.M.. The restaurant has 60 seats and serves about 6,000 customers per month. The applicant does not intend to increase his hours of operation or level of service with the expanded space. In his December 9, 1993 letter he indicates that the additional restaurant area will be used to provide a waiting area for customers who currently may wait up to an hour to eat. Also the remodel will provide a disabled accessible restroom and expanded kitchen, with storage upstairs in the mezzanine. The restaurant will have a maximum of ten full time and six part time employees as it does now. The projected number of customers is 100 for weekday lunches to 250 for weekend dinners. The applicant projects the maximum number of employees and customers on site-at any one time with the bar is 75. The business owner does not anticipate an increase in the number of employees or customers within the next five years. PROPOSED IIse: Parkinq: expanded restaurant �7 EBISTING restaurant & gift shop � Meets all other $oninq code requirements. ALLOWSD�R$Q' D retail commercial 1 for mezzanine storage 8taff Comntents: The Fire Marshal indicates (January 3, 1994 memo) that the applicant must show egress to a public way for the rear exit (easement required across adjacent properties). The Planning Department has discussed this With the property owners representatives and the applicant. They indicate that an attorney is currently drafting a document which will declare that the alley 2 SPSCIAL PSRXIT and PARKrXG VARIANCS 1219 BurZingaae Avenue provides an easement for the use of 1223-1219 Burlingame Avenue properties. The City Engineer has indicated (January 3, 1994 memo) that the applicant needs an easement for exiting at the rear exi�. He notes that the parking along the alley is shown at 90° and does not provide the necessary 24' back up. He requests that the applicant reconfigure the parking so that it is at an angle and will still accommodate the exterior pedestrian exit path. Bollards will be required on either side of this exterior exit path to protect the pathway. The Chief Building Official had no comments. 3 CITY OF �URLINGAME APPLICATION TO THE PLANNING COMMISSION Ty e of AQ i i:✓Special Permit Project Address_� Assessor's Parcel Numbe ✓Variance Other �r� �� APPL/CANT . Name: l�rn t �/1 �(�1 Address: �2� (l�l��tn�.e f� City/State2ip: �,�- �� n P, � ct,(� q(,� �[s� Telephone:(work)�t�� `�(�a '�C�) � � (home) C �t. � �� t `Z � 6 �-c 6 2 ARCH/TECT/DES/GNER Name: �( � �t�� (�-e �i r�P G ��vi(� Address: �� S �L(� � � . City/State2ip: G��.,� f�� Telephone (daytime): _ �2� �"7 t ,� �ROPERTY OWNER �a U l/� . o h m�' � b Name: �C�tn L � r) �,� Tr� � �� .�� Address: �'ia S �G�1 C� G N/�vG'(, RG'� � City/State2ip: _ �Gi/}'i /)1 ,l t��7 (�, Telephone: (work) • (.117r�',�U - ,- •. � �„ �i �� - l�t��' '��e-- ease ind' te with an asterisk !*1 who ihe contact verson is for this vroiect. PROJECT DESCR/PT/ON: AFF/DA V/T/S/GNA TURE: I hereby certify under penalty of perjury that the information given herein is t�ue and correct to the best of my knowledge and belief. � 2� r Applicant's ignature Date I know about the proposed application, and hereby authorize the above applicant to submit this application. ,._ r af� , i� _ 9_ y3 P ',2 ' �at�e Date _Ta_ C�vo�e v F�va Ke v_ �VI C rt Q� 2 t/ ---------------------------- --------0� FI C E U S E O N LY ----------------------------------------------------- o � .�L Date Filed: 12< <5- �'� Fee �� Receipt # a/� �� Letter(s) to applicant advising application incomplete: Date application accepted as complete: � P.C. study meeting (datel 1� � P.C. public hearing (date) P.C. Action ,srez Appeal to Council? Yes No a��.�, Council meeting date Council Action �� CITY O� ' e�Runc�E �� CITY OF BURLINGAME SUPPLEMENTAL TO APPLICATION TO THE PLANPIING COMMISSION CONiI��RCIAL APPLICATIONS 1. Proposed use Qf site: 2. Days/hours of operation: % ,/J � � v o - 2-. � � , 3. Numb re �of tru I k�/servil� �vehicles ( by type ): --�- 4. Current and Proiected ma�imum numhPr nf r�m»lnvaaa a+- th;� iocaLion: Existincr In 2 Years In 5 Years After After After 8AM-5PM 5PM 8AM-5PM SPM 8AM-SPM 5PM Weekdays !D /v fulltime artime �O Weekends fulltime � � artime �i ? 5. Current and Projected maximum number of visitors/customers who may come to the site: ExistinQ In 2 Years In 5 Years After After After 8AM-5PM SPM 8AM-5PM 5PM 8AM-5PM 5PM Weekda s �� Weekends �� 2� 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 e�nployees parlc? �%D � H�r��_ Bv s� N Ess i To i, r�► �r� �4/'2►Z► li� ,R. :� 8. Where do/will customers/visitors park? � /�1G �1��lli%' 9. Present or most recent use of site: ��',Z�1,��' 10. List of other tenants/firms on the property:�� . � � eirr , ., ( i , y� . BURLIN�iAME � . � �b�. U ,U �Ir ��p HLS�U�I�,+Jln109'll � y Y �` f �, b � ,r.��, � r..�p a�.�r'��Ytka �� Y 1��4 Y� Y �L��YVY00' ��C9��Y�J� ¢��fA`Ar�4� �.f4f-f�,��2i$�f i �j�.�+�i � �:s��f�%� t� �. ii � � A p : b... ° = . .. ,. f�k::�� , . - . �r. �i a t "' .. i -f �. } .. ��, ,..�i � ... : :` m.�..v. , . �: . „ ., �.. , . : . �. � �', �f. :� � + � �� 4 ` ^'::% h �,'R�� y',.'.� `- ' } :. �;- The Planning Commission is required by law,to make;_findings as; defined by the City's ordinan�e �� (Code Sect�on ;25 52 020) Your answers �to the, foliowing quest�ons will assist :the Planning, �k_ �� Commission i,n,,;;�naking the"decision as Ato whether,;the #indings,�,can„be,�made ,for ayour�requestrr k�' : , , < ,.. , . ,, "•" Please type or write �.neatl,y, in ,ink ,<�iefer,�to �the, back ,flf:this�s:form for;:.a'ssistance =with��tfi`ese �� questions. ' � - , .. . .. . .. . .', . . . � _ . .. � .... .. . . �.�},. .. � . . 9.F11 .. .. . ,�; 4., . .. 1. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ oc infurious =' , : ;;: , ; : - to prope r ty or�improvemen t s �in t he vicinity or` �to 'pu b/ic hea lth� ; safety, genera/ we/fare, or � . . . {. . : _ �: convenience. .,. , , , ,. The prapased location is adjaoent �to the existing Cafe La-Sc�la restaurant and is�: �.,:Y� � � currently a retail stare with a 9� _;6�� storefront. �- .�<, .�; `. . . _{ Co�nverting the space to custtxner waiting and Uar for the restauraa�t will simplify °� the werall spaoe use Uy having anly one entrance for ane stocefront far one ., ,r; t]L1S1Tlf'SS. . �� - . _ There will be no structural madificatiori to the exisfing building and�this praject , wauld actually help to unify the property. <t{ � - ��l � . . _ , -�;_. :,: �. s.. . � v i.n /N G H�G I�,f�fi�'l l�d�l U� � �, .�>. `-�.. � ;. � . „ , . .� ,; � . � , . ..�.., z,.ry., ..,a,..'�::., ' ;'_;�, . .-..>.. 3_t: a. � k.� '% . _ x A h t ' ' ` . � � � t, � y� �`,�;��x�a��'��' �"y�, �F �:"'��3� F�`'-; 4c ��;'k �', z t.r � � ` . . � . ' � - � � � � . . . `i . . �. .. . ;y'. ,.,� , a,' (•`a, 2. ,. Ho w. wi// the : proposed use be, /ocated and conducted in.;: accoidance ,:with ,� the -Bur/ingame ; .-d � , Genera% P/an :and Zoning �OrdinanceT- , �.: � .:; �,�� r . �� . ,t :� ��:��#� ��,� �4=" , �.s'��r�u��, �.x� 's y�l:�. � , � � � � � �-� . , � � � . . � ,_ '�� .. s��f>; - �.L'� �{... . . . -� < , -��7 . . � ( .. . :: , .d 9 . ..,.s':6 �1�, ��. .W�':'t� .h ,. �. .. r , .,�, . .. . � .,' � ��^v �F., x ' � ... ,F ., ,. � ... .. r ''• V' ,r . ' Y . : . y. : .. �,:i �, . c . ,.. ,; .�. � . . , �� .r � �-�'. . .;.� ,.... � '• . . ..., I • �No ctiarige'from current use.'.IV � '"� � `, ` _ _ry � :{ �_ , _ ',' o new locatirn: , :, � , �.._. ,. . ._ , .. . �;�� -_. ��, _. . 1 { . .. �. " ._ `.. .� -. �. .. .� ;.. - .' ...� s . � .� . , � �. 3 � . . : .i z., , . c ��' r. � �'r ..: ;,. . . , a. .. . _ ,. v .� �. � v::; . �k. . ,;:,�� . . ., ,. '.� P. ,: ,'� ;.,z, . �� _-�'�� 1 . . , ,.. , � - w � ,. .... ..,, � ,. . ti:. �'�:.;�: .' .F:_�-'. {,� > .i . ,fd4 ,�Ls;, � "f,Sh, . .f.,�� . , , t � � . � ° aa � - _ . . . - , � . � �" '''' . L r. . %7br #�', � _ . , . �ar> :�°,`��: r� r �s��..:�� `�,? rt,�..;r'�•, tz;�'!3.'a� ,,.r .� 6 3 _ ._ ! .-a '. ",. ai. ,l �,�-,:': ,t+.4. , ia, 4u .�{� �u `7i . a:;, �. �f �i'- �„� :t� - - . . � : ' - . � - .-- � � � . � _.;t�� .i it'�Z f. e.�_ . . . . ' . . .. � . . . , . . �t�r °�; 3. �=° How wi// the proposed project be compaiib/e with the aesthetics, mass, bu/k a�d character ``� � ' of the existing and'potentia/ uses o� adjoining properties i�, the genera/ vicinityT . . . <t., a. ixt a� -. ��.�- - . : ..> _�_� „ ,_ . .,. . � , �, . . , . . t . 3 ... .- � a. �:� � � :,: . . - -.3� a � t . . : . .. .,. . - . .� � ��-• . .. �_ - � , -:.-i `- � � . _ :; ' �✓ ' •'� .y , - . - . �: .. .... ' �:' � ' �..' '� ' v C� � - r\: : �.y . . .-.a ... , .i ..�.. .. n . .. ..., i. , � ` t • ...:..i �. :. .'' , . . ..'. ' . :A,:' . ..: j� ` Z7 �" .:j'�=y '. " The unifii�tion of the spaoe will ease ttie visual dutter causecl"wlien mariy ,small ��>b ;: busine:ss storefrcmts are crcnn►ded toge#her on a street. V ,� ., " s;k, ,��,k The_scale af,.the;;expanded;Cafe La Scala.restaurant,•will:match�m�e:dasely#he�t ,��;��F�� scale;of its;surroundings and help to enhanoe the werall:appearanoe of deawn%�i -j�r<<: �� tvwn Burlingame Avenue. ., ' � . . � ':� � � ",' . <ti' i J' . � 2�s2 The goad characker of the restaurant is already estat�i shed and will anly be -��=�� •p.�, etthanoed with expansion. � . . . . 'a�� . . . o� RLJN AME I � �. ��. , ti� � � �8�'1( �f� . �l�RLB��[� f� _ \/��8�(I'�II�f� ��L9��i�0�9V� The Plannfng Commission is required by law to make findings as defined by the City's ordinance (Code Section 25.54.020 a-d). Your answers to the following questions wiil assist the Pianning 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. a. Describe the exceptiona/ or ext�aordinary circumstances or conditions app/icab/e to your property which do not app/y to other properties in this area. Fxpanding Cafe La Scala into apprc�cimately 495 additional sf. will allow the restaurant to cantinue to aperate at its existing level and will upgrade the business ta current Building Dept., AD.A and Health Dept. requirements. b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a substantia/ property right �nd what unreasonab/e property /oss or unnecessary hardship might resu/t from the denia/ of the app/ication. Additianal customer waiting space unclogs the adjaoent sidewalk and allaws the restaurant to serve its oustomers more smoothly. The current amditions are difficult far bo�th customers and emplcayees. c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious to property or lmprovements in the vicinity or to pubrc hea/th, safety, genera/ we/fare, or convenience. � � s�s2 ��.rr.,, Adding appraximately 495 sf. af customer waiting and bar spac�e will not increase the current number of employees and will not increase the dining rcaam seating so that the number of patrons will remain the same. Additional parking will nat be neoessary. The purpase af this expansion is to prwide mare working space for foad preparatian and mare cartfa-t far pairons_ Now wi// the proposed project be compatib/e with the aestlietics, mass, bu/k and character of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT The unificatior� af the space will ease the visual clutter caused whetl many stnall business starefronts are crowded together on a street. The scale af the expanded Cafe La Scala restaurant will match more clasely the scale of its surraundings and help ta enhanae the werali appearanoe of dawn- tawn Burlingame Avenue. The ga� character of the restaurant is already �sta�ished and will only be enhanoed with expansion. Fc �v � M w '� ��J � e ,Ga S�a�. � : iS+� Y[UCINA ITALIANA,� ,y��,�,�__ ii�� ,i,�,�e o� y,,,i„ - OPEN DAILY FOR LUNCH 8 DINNER 1219 BURLINGAME AVE., BURLINGAME, CA 94010 (415) 3d7-3035 December 9, 1993 Planning Department City of Burlingame S01 Primrose Road Burlingame, CA 94010 Dear Sirs and Madams: The purpose for my request for an additional 495 sq. ft. of space for my restaurant is not to expand its seating capacity. Right now I have 60 seats and I'm serving about 6, 000 customers per month. I am comfortable with this level of operation. At this time I don't have adequate dish washing space and almost no storage space. My restroom is old and difficult to access and I have no waiting area for my customers. The normal waiting is about one hour, there is no place where my customers could sit or have a glass of wine before being seaxed at their table. You are welcome to come over to the restaurant and I'll be more than happy to show you around for your better understanding of this situation. I have always tried my very best to make my customers feel comfortable in every way. I have thousands of satisfied customers over the years, therefore, we have a very good reputation in this town and I would like to keep this image as long as we operate the business. Any improvement we make to the restaurant in order to serve our customers better would be a improvement to the City of Burlingame also! Thank you for your consideration. Sincerely, Ismail Unlu ti 0 �. T. ROUTING FORM DATE: �i'!il• � ?j TO: CITY ENGINEER CHIEF BIIILDING INBPECTOR � FIRE MARSHAL PARRB DIRECTOR • CITY ATTORNEY FROM: CITY PLANNER/ZONING TECHNICIAN ✓ s7�/1 p�r� i�� J��/l�(i1GG�!/'Jv l o, 1 cI� ¢- SCHEDULED PLANNING COMMISSION ACTION MEETING: �� Z4r �C1��T` REVIEWED BY,STAFF IN MEETING ON MONDAY: (� J� ICJ �'I� � THANKS, Jane her' /Leah �'.3 � 9_ Date of Comments #Zeyi � eot la� � b-� �. z►�q� 3 l. � ; �C�N�N C� .�,�.-, ; -��- �� c�-� � P�,a�� Ay F�Sr�-� �9��J� ��- 5+�� , , � ��.,��. %� rGs •� SUBJECT : REQIIEST FOR �,�c�� ` �- ROUTING FORM DATE: �i'�i�• G� �j TO: � CITY ENGINEER CHIEF BIIILDING INSPECTOR FIRE MARSHAL PARRS DIRECTOR • CITY ATTORNEY FROM: CITY PLANNER/ZONING TECHNICIAN S7`7/j Ql //� fvl1� '�J GLl�l�fi1 GGt-�'� ! o, 1 y� �-- SCHEDULED PLANNIN G C O M M I S S I O N A C T I O N M E E T I N G: �� Z�� C/� REVIEWED B jST-�FF IN MEETING ON MONDAY: (� 3� �Cf �'J� THANKS, Jane her'/Leah •' ?j � Date of Comments �eyi�eot la�� o-f �. z► �q�3 . , . �%\ `` b I l..! � Cf. ... k'V� ►'�.�'j J, ��.n,� �. � � l �,L,P_21�'� � �r �1 `i' �� c.L„ �� -�Q. 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