HomeMy WebLinkAbout1229 Burlingame Avenue - Staff Report� �i'" f .� 4.•�'9d t��.
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' CITY OF BURLINGAME
SPECIAL PERMIT AND PARKING VARIANCE
Special Permit for Vocal Lessons and Parking Variance
Address: 1229 Burlingame Avenue, Suite 15 Meetinq Date: 3/14/94
Request: Special Permit for singing classes operating outside
normal business hours (C.S. 25.36.032, 1d) and parking variance for
2 spaces at 1229 Burlingame Avenue, Suite 15, zoned C-1 Subarea A.
Applicant:Marie B. Cochran, Marie Cochran Studios APN: 029-204-270
Property Owner: Bruce Kirkbride
Lot Dimensions and Area: 90' X 9.0' = 8,100 SF
General Plan: Commercial, Shopping and Service Zoning: C-1 Sub. A
Adjacent Development: Commercial Shopping and Service
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: Previous uses: '83 to '89 Mrs. Dorian Krausz -
amateur painting studio, '89 to '91 Hale Systems, Inc. - office
use, '91 to present - Marie Cochran Studios (vocal lessons).
Proposed Use: *Classroom use; one on one vocal lessons, Suite 15.
Allowable Use: Commercial Shopping and Service; office above the
first floor with parking to code on-site if use changed from
of f ice .
Summary: The applicant is requesting a special permit to conduct
one on one vocal lessons for children at 1229 Burlingame Avenue,
Suite 15. The request also includes a parking variance for 2
spaces. Code section 25.36.032, id states that schools/classes in
C-1 Subarea A must get a special permit and may only locate above
the lst floor and should operate outside of regular retail hours.
The applicant has been operating from this site since June of 1993.
The days and hours of operation are Monday, Tuesday and Wednesday,
2:00 P.M. to 8:00 P.M. Each vocal lesson is one half hour in
length. The hours between 2:00 P.M. and 5:00 P.M. are considered to
be within normal business hours.
Marie Cochran Studios is a change in use from the previous office
use. The office use was existing non-conforming (no parking
provided on-site) and did not require any additional parking.
Based on the retail service parking ratio of 1 space for every 400
SF of gross floor area suite 15 is 570 SF± requiring two parking
spaces. Since no additional parking is proposed with this
application, a two car parking variance is required. No changes are
proposed to the existing structure.
This is a code enforcement item which originated from the business
license office. It has taken the Planning Department eight months,
4 letters of correspondence and double that number of phone calls,
to get the present application submitted.
1
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SPEC.PSRXIT 6r VAR.
1229 BDRLINGAIYS AVS, SDITB 15
PROPOSED EXISTING REQUIRED
No chanqes proposed to the structure.
Parkinq: ** none on-street pkg. 2 spaces
Meets all other zoninq code requirements.
* Special Permit Request
** Variance Request
Staff Comments: The Chief Building Official, Fire Marshal and City
Engineer had no comments.
Study Meetinq: At the February 28, 1994 Planning Commission Meeting
the Planning Commissioners had several questions (P.C. Minutes
February 28, 1994). The intensity of the previous use could not be
determined because of conflicting information received from the
property owner and the tenant. The property owner said the previous
use was office and the tenant said the previous use was storage.
The Planning Department has not received any complaints from
neighboring tenants about this proposed use.
The applicant states in her letter, dated March 7, 1994 that she
has been at the proposed site since June of 1993. The scheduling of
her classes and the days that she works in Burlingame has changed
from year to year. By requesting three days a week she has covered
the most intense use of her operation. The applicant also notes
that there is no special sound attenuation in the walls between her
unit and that of her neighbor. Suite 15 is 570 SF±.
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 find that
the following conditions exist on the property (Code Section
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;
2
SPSC.PSRXIT & VAR.
1229 BDRLINGAXS AVE, SUITS 15
(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. Reasons for any action should be clearly stated.
At the public hearing the following conditions should be
considered:
Conditions:
l.
2.
that the project shall be built as shown on the plans
submitted to the Planning Department and date stamped November
10, 1993 General Floor Plan and General Site Plan;
that the days and hours of operation shall never exceed
Monday, Tuesday and Wednesday, 2:00 P.M. to 8:00 P.M.;
3. that no more than
lesson, with a 15
number of lessons
single day;
4.
5.
one student shall be taught during a single
minute break between lessons and the total
shall not exceed twelve (8) students in a
that any changes to the days and hours of operation or the
number of students taught in one day shall require an
amendment to this special permit; and
that the project shall meet all the requirements of the
Uniform Building and Uniform Fire Codes as amended by the City
of Burlingame.
Leah Dreger
Zoning Technician
c: Bruce Kirkbride, property owner
Marie B. Cochran, applicant
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�jrve of AQvlication: Special Permit �� Variance
Project Add
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Assessor's Parcel Number(s)
APPL/CANT
Name: %a'.� c..
Address:/2.'�.9 �.u��%nca�r� �E �l�'
City/State2ip: �LU�..�.-� �a�rx.c� C% 9�6G'�19
Telephone: (work) �'�.� �`f�% ' ��'�
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ARCH/TECT/DES/GNER
Name: �
Address:
City/State2ip:
Telephone (daytime):
R PERTY WNER
Name: k���. ��.� ��'t.�,
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Address: /?Z.q c�" � �5�rx.[.
City/State2ip: � �
Telephone:(workl,��i�� � h�� � ���
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Please indicate wiih an asterisk !"1 who the contacinerson
is for this vroiect.
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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.
R-^�! _` C�-i�.' � ir� /' d-'� i-s ,-..--ti �
Aoplicant's �ignat��re �ate
I know about the propo application, an ereby authorize the above applicant to submit this
application. /} � ��� `� � �� �
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Property wner's Signature Date
--------------------------------------------------OFFICE USE ONLY -----------------------------------------------------
Date Filed: � ' �� �9rf Fee �ia �'�'� Receipt #
Letter(s) to applicant advising application incomplete: /Z —%— ly3
Date application accepted as complete: l�Z o—��' �
P.C. study meeting (date) �-�-�'- �'�' P.C. public hearing (datel .�-� � l�
P.C. Action
,sias Appeal to Council? Yes No
projapp.frm Council meeting date Council Action
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The Planning Commission is required by law to make findings as define�0�y�be},Ci;ty,'�s,ordinance
(Code Section 25.52.020). Your answers to the following questions v�;�s�#st; .ti�e;-. 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 detrirr�enta/ or. injurious
to property oi improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or
convenience. . • �
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2. How wi// the proposed use be /ocated and conducted in accordance with the Bur/ingarr�e
Genera/ P/an and Zoning OrdinanceT
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3. How wi// the proposed project be coinpatib/e with the aesthetics, mass, bu/k an�d character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinit T
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1. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious tc
property oi improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, o,
convenience.
How will the proposed structure or use within the structure affect neiphborinp properties or structures on thosE
propertiest If neighborin� properties will not be affected, state why. Think about traffic, noise, liphting, paving
landscapinp sunlipht/shade, views from neighborin� properties, ease of maintenance.
Why will the structure or use within the structure not affect the public's health, safety_or peneral welfare7
Public hea/th includes such things as sanitation (parba�e), sir quality, discharpes into sewer and stormwater systems
water supply safety, and things which have the potential to affect public health (i.e., underpround storage tanks,
storape of chemicals, situations which encourape the spread of rodents, insects or communicable diseasesl.
Public safetv. How will the structure qr use within the structure affect police or fire protection7 wll alarm system:
or sprinklers be installedl Could the structure or use within the structure create a nuisance or need for police service:
(i.e., noise, unruly patherings, loitering, trafficl or fire services (i.e., storage or use flammable or hazardous materials
or potentially dangerous activities like welding, woodwork, engine removal).
Genera/ we/fare is a catch-all phrase meaning community �ood. Is the proposal consistent with the city's policy anc
goals for corrservation and development7 Is there a social benefit7
�onvenience. How would the proposed structure or use affect public convenience (such as access to or parkinp fo
this site or adjacent sites)7 Is the proposal accessible to particular segments of the public such as the elderly o
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 Plannin� Department for the �eneral plan designation and zoninp district for the proposed project site. Alsc
ask for an explanation of each. Once you have this information, you can compare your proposal with the statec
designated use and zoning, then explain why this proposal would "fiY acco�dingly.
3. Ho w 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 o� use compare aesthetically with existinp neighborhood? If it does not affec;
aesthetics, state why. If chanpes to the structure are proposed, was the addition desipned to match existin�
architecture, pattern of development on adjacent properties in the neighbo�hood7 If a use will affect the way �
��ei�ni��rhuod o� ar�a iooks, suci� as a i�ng terrn airport paricing lot, compare your proposai to o�ther uses in ihe are�
and explain why it "fits".
How does the proposed structure compare to neiphborin� structures in terms of mass or bulk7 If there is no changE
to structure, say to. If a new structure is proposed, compare its size, appearance, orientation etc. with othe�
structures in the nei�hborhood or area.
How will the structure or use within the structure change the character of the neiphbo�hoodl Think of character af
the imafle or tone established by size, density of development and peneral pattem of land use. Will there be morE
traffic or less parkinp 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 existinp and potential uses in the peneral vicinity? Compare you
project with existin� uses. State why you feel your project is consistent with other uses in the vicinity, and/or stat�
why your project would be consistent with potential uses in the vicinity.
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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 ext{ao�dinary circumstances or conditions app/icab/e to your
property which do not app/y to other properties in this area. .
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b. Exp/ain why the variance request is necessary for the preseivation and enjoyment of a
substantia/ property rfght �nd what unreasonab/e property /oss or unnecessary hardship
might resu/t fiom the denia/ of th�p/ic�� ��� � GGC�J
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c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injuiious
to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, oi
convenience. -
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d. Ho w 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/ vicinityT
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a. Describe the exceptiona/ or extraordinary circumstances or conditions app/icab/e #�a yot�/.
property which do not app/y to other properties in this area. ••�
Do any conditions exist on the site which make otMer the alternatives to the variance impracticable or
impossible and are 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
existinq structures7 How is this property different from others in the neighborhoodl
b. Exp/ain why the variance request is necessary for the preservation and enjoyment 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 nei�hborhood without the exception7
(i.e., havinp as much on-site parkinp or bedrooms7) Would you be unable to develop the site for the uses
allowed without the exception7 Do the requirements of the law place an unreasonable limitation or hardship
on the development of the p�operty?
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 ta pub/ic hea/th, safety, genera/ we/fare, or
convenience.
How will the proposed structure or use within the structure affect neiphborinp properties o� structures on those
properties7 If nei�hborinfl properties will not be affected, state why. Think about traffic, noise, liflhtin�,
pavin�, landscapin� sunli�ht/shade, views from neighborinp properties, ease of maintenance. Why will the
structure or use within the structu�e not affect the public's health, safety or peneral welfare7
Public health includes such thinps as sanitation (parbapel, air quality, discharpes into sewer and stornnwater
systems, water supply safety, and thinps which have the potential to affect public health (i.e., underp�ound
storage tanks, sto�afle of chemicals, situations which encouraQe the spread of rodents, insects or
communicable diseasesl.
Public safetv. How will the structure or use within the suucture affect police or fire protectionl 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 flatherin�s, loitering, traffic) or fire services (i.e., stora�e or use
flammable or hazardous materials, or potentially danperous activities like weldinp, woodwork, enpine removaq.
General welfare is a catch-all phrase meaninp community flood. Is the proposal consistent with the city's
policy and goals for conservation and developmentl 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 sites►7 Is the proposal accessible to particular sepments of the public such as
the elderly or handicapped7
d. How wi// the proposed project be compatib�e witli the aesthetics, mass, bu/k and cfiaracfer
of the existing and potentia/ uses on adjoining p�operties in the genera/ vicinityT
How does the proposed structure or use compare aesthetically with existing neighborhoodl If it does not
affect aesthetics, state why. If chan�es to the structure are proposed, was the addition desipned to match
existinfl 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 bulk7 It 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 o� area.
How will the structure or use within the structure change the character of the neiqhborhood7 Think of
character as the image or tone established by size, density of development and fleneral pattern of land use.
wll there be more traffic or less parking available resulting from this use7 If you don't feel the character of
the nei�hborhood will chanpe, state why.
How will the proposed project be compatible with existinp and potential uses in the peneral vicinity7 Compare
your project with existin� uses. State why you feel your project is consistent with othe� uses in the vicinity,
and/or state why your project would be consistent with potential uses in the vicinity. ,tias�...�
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2. Days/hours of operat'y'�-cJ
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3. Number of trucks/service vehicles (by type):
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4. Current and Proiected maximum number of employees at this
location:
Existinct In 2 Years In 5 Years
Af�ter Afte.r After
8AM-5PM 5PM 8AM-SPM 5PM 8AM-SPM 5PM
Weekdays � � --�
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artime � �~ I ��
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5. Current and Projected maximum number of visitors/customers
who may come to the site:
Existinct
8AM-SPM I SPMer
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In 2 Years In 5 Years
After After
8AM-SPM 5PM 8AM-SPM I 5PM
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6. Maximum number of employees and visitors/customers which can
be expected to be on the property at any one time: 02�
7. W1� re do/will the park? -�- G�h-� ,vv�� T".��-�[-��
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8. Wheze_do/will customers/�
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C I TY OF BURL I N(�AMF:
SUPPLEMENTAL TO APPLICATION TO TfiE PLANNING COMMISSION
CONII��RCIAL APPLICATIONS
I ,
RECEIIlED
M4R �� � 1994
C�IY OF BURLINGAME
P3�AIbN1NG DEPT.
5541 Corte Sonora • Pleasanton, California 94566 �(415) 484-2569
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CITY OF BURLINGAME PLANNING COMMISSION
February 28, 1994
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame was
called to order by Chairman Deal on Monday, February 28, 1994 at 7:30
P.M.
ROLL CALL
Present: Commissioners Deal, Ellis, Galligan, Graham, Jacobs,
Kelly, Mink
Absent: None
Staff Present: Margaret Monroe, City Planner; Leah Dreger, Zoning
Technician; Jerry Coleman, City Attorney; Frank
Erbacher, City Engineer;
MINUTES - The minutes of the February 14, 1994 meeting were
unanimously approved.
AGENDA - The order of the agenda was approved.
FROM THE FLOOR
There were no public comments.
ITEMS FOR STUDY
1. SPECIAL PERMIT AND PARKING VARIANCE FOR SINGING CLASSES 1229
BURLINGAME AVENUE, SUITE 15, ZONED C-1 SUBAREA A, BURLINGAME
AVENUE COMMERCIAL AREA (BRUCE KIRKBRIDE, P QPERTY.OWNER AND_MARIE
B. COCHRAN, APPLICANT). "�` -�
Requests: Clarification whether the classes are 2 or 3 days a week,
what was prior use; is this use more or less intense than the previous
use which was exempt from the parking requirements; any complaints from
other businesses; ask applicant to provide information on sound
attenuation in and through walls, size of area leased (SF)?
Item set for Public Hearing March 14, 1994.
Commission suggested staff prepare for future use, a report enumerating
the parking variances in the Burlingame Avenue area after the
completion of the Donnelly Avenue Garage, to assist in keeping track of
the potential cumulative impact of minor parking variances granted over
time.
<.
Burlingame Planning��mmission Minutes
1
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`
2. SPECIAL PERMIT FOR �FFICES OVER 20� AND PARKING
ROL�,INS ROAD ZONED I�I-1 (JOSEPH DIMAIO, PROPERTY
February 28, 1994
VARIANCES AT 1606
OWNER AND BAYSTAR
Requests: ask to expand on the need for a variance for 4 more spaces,
what has changed that p�ompts the necessity for more office space; if
the 1606/1610/1616 were considered in combination rather than as
separate lots how could�the parking requirements for all the sites be
met; what is the traf ic service level at Broadway and do traffic
counts indicate an over�urdened intersection?
Item set for Public H
ITEMS FOR ACTION
3. PARKING VARIANCE AT
AVENUE COMMERCIAL
PROPERTY OWNER AND
ing March 14, 1994
\
ti
�,
1319 B�2LINGAME AVENUE, ZONED C-1, BURLINGAME
�.
AREA, SUB.AREA A(TRUST FUNDS INCORPORATED,
STAN CLARK,,�,APPLICANT) .
Reference staff report, 2/28/94, with a tachments. CP Monroe discussed
the request, reviewed criteria, Plannin Department comments, and study
meeting questions. If recommended o Council for approval, 3
conditions were suggested.
CE Erbacher asked that the condition dis
memo asking for participation in a parki
Chm. Deal opened the public hearing. Sta
Burlingame Avenue addressed concerns an
questions. The proposed changes will prov
the store to Burlingame Avenue from the pa
will also be shifted to the rear rather th'
is now the case. It was clarified th
prohibits the public in the pharmacy area:'�
area is also through the pharmacy and wi
public. Tom Foy, 2775 Middlefield Road, P
the tenant's request, he is the property
owners of 1319 Burlingame Avenue.
sed in the City Engineer's
district be disregarded.
Clark, the applicant, 1319
answered the Commission's
de a midblock access through
�king lot behind, deliveries
�n from Burlingame Avenue as
t State Board of Pharmacy
The passage to the upstairs
1 not be accessible to the
lo Alto spoke in support of
manager, representing the
There were no other comments and the public�hearing was closed.
C. Galligan explained that it is very c ear this use will not
significantly increase from the previous locat'on and clarified via the
CA that the move is only a substitution o space relocating the
existing first floor office to the mezzanine s orage area in order to
create an access hallway on the first floor and asked that a condition
be added stating "the office will only be used by the first floor
tenant". There was further clarification that��,this is a unique
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ROUTING FORM
DATE : / '� O � ��
TO: CITY ENGINEER
CHIEF BIIILDING INSPECTOR
FIRE MARSHAL
PARRS DIRECTOR
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT: REQIIEBT FOR
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SCHEDULED PLANNING COMMISSION ACTION MEETING: /d �9 r�
REVIEWED BY STAFF IN MEETING ON MONDAY: ���ti- �� ��f' � 3
THANKS,
Jane/Sheri/Leah
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ROUTING FORM
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TO: CITY ENGINEER
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FIRE MARSHAL
PARRS DIRECTOR
CITY ATTORNEY
FROM:
SUBJECT:
CITY PLANNER/ZONING TECHNICIAN
REQIIEST FOR
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AT [ �� C% �CUI Ll/12_
SCHEDULED PLANNING COMMISSION ACTION MEETING: la ` 9 l�
REVIEWED BY STAFF IN MEETING ON MONDAY: ��k� � �� � n'f `�/" 3
THANKS,
Jane/Sheri/Leah
� Date of Comments
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ROUTING FORM
DATE : 1( ' �C) � 9�J
TO: CITY ENGINEER
�CHIEF BIIILDING INSPECTOR
FIRE MARSHAL
PARRS DIRECTOR
CITY ATTORNEY
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FROM: CITY PLANNER/ZONING TECHNICIAN
��SUBJECT: REQUEST FOR U �' �'2/L
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SCHEDULED PLANNING COMMISSION ACTION MEETING: !d � 9 T�
REVIEWED BY STAFF IN MEETING ON MONDAY: ��i�ti - �� �%� 3
THANKS,
Jane/Sheri/Leah l�� f j �q3 Date of Comments
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CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
(415) 696-7250
NOTICE OF HEARING
The CITY OF BURLINGAME PLANNING COMMISSION announces the
following public hearing on MONDAY, THE 14TH DAY OF MARCH, 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.
1229 BURLINGAME AVENUE APN: 029-204-270
APPLICATION FOR A SPECIAL PERMIT AND PARRING
VARIANCE FOR VOICE LESSON CLASSES AT 1229
BURLINGAME AVENUE, 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.
Please note, when possible, and when multiple family or commercial
, development is involved, this notice shall be posted in a public
place on the proj.ect site and on neighborinq buildinqs with
tenants.
MARGARET MONROE
CITY PLANNER
MARCH 4, 1994
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. '. ITEM # 1
CITY OF BURLINGAME
SPECIAL PERMIT AND PARKING VARIANCE
Specisl Permit for Vocal Lessons and Parking Variance
Address: 1229 Burlingame Avenue, Suite 15 Meetinq Date: 2/28/94
Request: Special Permit for singing classes (C.S. 25.36.032, ld)
and parking variance for 2 spaces at 1229 Burlingame Avenue, Suite
15, zoned C-1 Subarea A.
Applicant:Marie B. Cochran, Marie Cochran Studios APN: 029-204-270
Property Owner: Bruce Kirkbride
Lot Dimensions and Area: 90' X 90' = 8,100 SF
General Plan: Commercial, Shopping and Service Zoninq: C-1 Sub. A
Adjacent Development: Commercial Shopping and Service
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: Previous uses: '83 to '89 Mrs. Dorian Krausz -
amateur painting studio, ' 89 to ' 91 Hale Systems, Inc. - office
use, '91 to present - Marie Cochran Studios (vocal lessons).
Proposed Use: *Classroom use; one on one vocal lessons, Suite 15.
Allowable Use: Commercial Shopping and Service.
Summary: The applicant requests a special permit to conduct one on
one vocal lessons for children at 1229 Burlingame Avenue, Suite 15.
The request also includes a parking variance for 2 spaces. Code
section 25.36.032, ld states that schools/classes in C-1 Subarea A
must get a special permit and may only locate above the ist floor
and operate outside of regular retail hours.
The applicant has been operating from this site since June of 1993.
The days and hours of operation are Monday, Tuesday and Wednesday,
2:00 P.M. to 8:00 P.M. Each vocal lesson is one half hour in length
allowing for a maximum of 12 lessons each day with a 10 minute
break between each lesson.
Marie Cochran Studios is a change in use from the previous office
use. The office use was existing non-conforming and did not require
any additional parking. Suite 15 is 570 SF± requiring two parking
spaces based on the retail service parking ratio of 1 space for
every 400 SF of gross floor area. Since no additional parking is
proposed with this application, a two car parking variance is
required. No changes are proposed to the existing structure.
This is a code enforcement item which originated from the business
license office. It has taken the Planning Department eight months,
4 letters of correspondence and double that number of phone calls,
to get a complete application submitted.
1
,
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SPSC.PSRXIT ir VAR.
12Z9 BURLINGAXS AVS, SDITS 15
PROPOSED ERISTING REOUIRED
No chanqes proposed to the structure.
Parkinq: ** none on-street pkg. 2 spaces
Meets all other zoninq code requirements.
* Special Permit Request
** Variance Request
Staff Comments: The Chief Building Official, Fire Marshal and City
Engineer had no comments.
2
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j AGENDA
CITY OF BURLINGAME PLANNING COMMISSION
February 28, 19g4 -'7;30 P.M. �
I• CALL TO ORDER
II• ROLL CALL
III. MINUTES February 14, 1994
IV• APPROVAL OF AGENDA
�1 • FROM THE FLOOR
VI. STUDY ITEMS
1• Special Permit and Parking Variance for singing classes
at 1229 Burlingame Avenue, Suite 15, zoned C-1 Subarea A
(Bruce Kirkbride, property owner and Marie B.
Cochran, applicant).
2. Special Permit for offices over 20% and Parking Variances
� at 1606 Rollins Road, zoned M-1 (Joseph Dimaio, property
owner and Baystar Medical Services, applicant).
� VII. ACTION ITEMS
3• Parking Variance at 1319 Burlingame Avenue, zoned C-1
Subarea A(Trust Funds Incorporated, property owner and
Stan Clark, applicant).
VI. STUDY ITEMS (continued)
4• Housing Element
VIII. PLANNER'S REPORTS
- Review of City Council regular meeting of February 23,
1994.
IX. ADJOURN1ulENT
Street
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