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Home My WebLink About1199 Broadway - Staff Report' ! Address: 1199 Broadway, Suite 5 City of Burlingame Conditional Use Permit and Parking Yariance for Real Estate and Travel Office Item # � �, Consent Calendar Meeting Date: 11/28/OS Request: Conditional use permit and parking variance for a real estate and travel office. Applicants and Property Owners: Garbis and Maida Bezdjian, Trs APN: 026-192-220 General Plan: Shopping and Service Lot Area: 5,213 SF Adjacent Development: Retail, Personal Services and Food Establishments Zoning: C-1, Broadway Commercial Area 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: Proposed Use: Allowable Use: Retail (rug store) Real estate and travel office Real estate office with a conditional use permit and required on-site parking (travel agency is considered a personal service and is a permitted use in this zone) History: Merchants and property owners in the Broadway Commercial Area requested the City to allow real estate offices in the Broadway Commercial Area as a conditional use in order to increase the business-retail environment in the area. In September, 2005, the City Council adopted Ordinance 1763, which allows real estate offices in the Broadway Commercial Area with a conditional use permit and compliance with performance requirements (Ordinance 1763 is attached for reference). In addition to Ordinance 1763, all tenants in this building are required to obtain a conditional use permit as a condition of the parking variance approved in 1984 for the construction of the building (parking variance was for number of on-site parking spaces; 8 provided where 17 are required). Summary: The applicant is proposing to open a real estate and travel office (combined business) at 1199 Broadway, Suite 5, zoned C-1, Broadway Commercial Area. This site is located at the corner of Broadway and Laguna Avenue. There are five suites in this building; of these only Suite 3 is currently occupied by a jewelry store (1,362 SF). The most recent use in the subject tenant space was a retail rug store (rug store occupied several suites for a total of 3,700 SF), but it has been vacant for some time. The proposed real estate and travel office (1,419 SF) would occupy only a portion of the tenant space previously occupied by the rug store at the corner of the building. The applicant notes that in addition to the real estate office, the business will also provide travel services. Planning staff would note that a travel agency is considered a retail personal service and is a permitted use in this zone. However, the travel office (retail use) is included as part of the conditional use permit because it is a condition of approval for the parking variance granted in 1984 to require all tenants to obtain a conditional use permit. There are no changes proposed to the exterior of the building. The following applications are required: ■ Conditional use permit for real estate and travel office (CS 25.36.041, b, 5— Ordinance 1763); and ■ Parking variance for one additional parking space for intensification of use of the 1,419 SF from retail sales to real estate and travel office (8 on-site parking spaces existing where 18 parking spaces are required with the intensification of use) (CS 25.70.010, 2). . � Conditional Use Permit and Parking Variance for Rea[ Estate and Travel Office 1199 Broadway, Suite S Ordinance 1763 allows a real estate office with conditional use permit as long as the business complies with the following standards: ■ Occupies no more than 1,500 SF (1,419 SF proposed); ■ Has no more than 10 persons on-site at any one time (10 maximum persons proposed for both businesses combined); ■ Has a maximum of eight (8) desks or work stations and one (1) conference room on-site (8 desks and no conference room proposed for both businesses combined); and ■ Is located on the first or second floor (first floor proposed, there is no second floor in this building). The proposed real estate and travel office together will be open Monday through Friday from 9:00 a.m. to 5:00 p.m. and on Saturday and Sunday from 10 a.m. to 3 p.m. with occasional appointments after business hours and on weekends. In his response letter and revised Commercial Application Form, date stamped November 16, 2005, the applicant provided clarification regarding the number of employees on site. He notes that one desk will be used for the travel office and the remaining seven desks will be available to real estate agents. He also noted that there will be up to eight agents employed when the business opens and it may increase to 10 agents in five years. Initially, the applicant estimates 10-25 customers per day and an increase to 25-40 customers per day in five years. The maximum number of people expected on site at any one time, including employees, is estimated to be 10. In February 1984, a parking variance was granted for construction of this commercial building (8 on-site parking spaces provided where 17 where required for retail uses). There are 8 on-site parking spaces at the rear of the building. The proposed real estate and travel office will be replacing an existing retail use. Additional on-site parking is required for an intensification of use (CS 25.70.010, 2). With this application, the use is being intensified from retail (1:400 SF parking ratio) to office (1:300 SF parking ratio). Therefore, additional on-site parking is required for the difference between the existing and proposed parking requirement. Based on the existing retail use (1,419 SF of retail), a total of 4 parking spaces would be required on site. The proposed real estate and travel office requires a total of 5 on-site parking spaces. Therefore, a parking variance is required for one parking space (8 on-site parking spaces existing where 18 parking spaces are required for an intensification of use). Public parking is available on the street and in neighboring Lots Y(55 spaces, adjacent to subject property), P(27 spaces), and S(19 spaces). This space intentionally left blank. 2 I Conditional Use Permit a�:d Parking Variance for Real Estate and Trave[ O�ce 1199 Broadway, Suite S 1199 Broadway, Suite 5 Lot Area: 10,841 SF Plans date stam ed: October 31, 2005 Existing Proposed Allowed/Req'd. Use: vacant real estate and travel office conditional use permit required (previous retail rug (1,419 SF) for real estate and travel office store) ! � — i Parkiizg: 8 spaces � 8 spaces 1 additional parking space j required for intensification of � use from retail to office � ! (18 parking spaces required — i parking variance granted in 1984; 8 spaces provided where 17 were required) Staff comments: See attached. Study Meeting: At the November 14, 2005, Planning Commission study meeting, the Commission had several questions for the applicant and voted to place this item on the consent calendar when the questions were answered (November 14, 2005 P.C. Minutes). The applicant submitted a response letter and revised Commercial Application Form date stamped November 16, 2005, which are included in the staff report for reference. There were no changes made to the floor plans. Planning staff would note that the Public Works Department did not have information on occupancy (percentage of available spaces) of public parking Lot Y behind this site. Required Findings for a Conditional Use Permit: In order to grant a conditional use permit for a real estate and travel office, 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 convemence; (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. 3 Conditio�:al Use Permit and Parking Variance for Rea[ Estate and Travel O�ce 1199 Broadway, Suite S Findings: Based on the fact that the proposed real estate and travel office together will operate within an existing commercial building; will both comply with the standards established by Ordinance 1763 for real estate businesses in the Broadway Commercial Area because together the real estate and travel office will be limited to 1,419 SF, will have combined no more than 10 persons on-site at any one time, will have combined a maximum of 8 desks and no conference room and is located on the first floor (there is no second floor in this building); that the use as proposed will be limited to a maximum of 10 full-time employees for both businesses combined, will not be at the site at one time and no part-time employees, and that the real estate and travel business will only be open Monday through Friday from 9:00 a.m. to 5 p.m. and on Saturday and Sunday from 10 a.m. to 3 p.m. with occasional appointments after business hours and on weekends, the proposed use is found to be compatible with the required findings for a conditional use permit. Required Findings for Variance: In order to grant a parking variance for a real estate and travel office, 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; b) the granting of the application is necessary for the preservation 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; and 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. Findings: Based on the fact that the existing commercial building was originally built with eight on-site parking spaces; with the existing structure, there is no additional space on the lot to add more parking spaces; and that the City Council action to allow real estate uses was based on an economic need in the Broadway Commercial Area to increase the business-retail environment in the area and was supported by the merchants in the Broadway commercial area, the project is found to be compatible with the variance criteria listed above. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be taken by resolution and should include conditional use findings for a real estate and travel office. The reasons for any action should be clearly stated for the record. At the public hearing the following conditions should be considered: that the real estate and travel office shall be limited to 1,419 SF at 1199 Broadway, Suite 5, with a maximum of eight desks and no conference room combined for both activities, as shown on the plans submitted to the Planning Department and date stamped October 3 and October 31, 2005 (8%2" x 11" sheets); 4 Conditional Use Permit and Parking Variai:ce jor Rea[ Estate and Travel Office 1199 Broadway, Suite S 2. that the real estate and travel office may not be open for business except during the hours of 9:00 a.m. to 5:00 p.m., Monday through Friday and 10 a.m. to 3 p.m., on Saturday and Sunday, with occasional appointments after business hours and on weekends; 3. that there shall be a maximum of 10 persons on site for the combined activities at any one time including the owners, employees and customers; 4. that the 1,419 SF real estate and travel office shall have a maximum of 10 employees/real estate agents/travel agents (with a maximum of 10 persons on-site at any one time); 5. that the real estate and travel office shall not expand into another tenant space within the existing building without an amendment to this use permit; 6. that the parking variance shall only apply to this 1,419 SF tenant space and the real estate and travel office use shall become void if the tenant space is ever expanded, demolished or destroyed by catastrophe or natural disaster or for replacement; 7. that any changes in operation, floor area, use, or number of employees, which exceeds the maximums as stated in these conditions shall require an amendment to this use permit; 8. that all signage shall require a separate permit from the Planning and Building Departments; 9. that the conditions of the Recycling Specialist's October 12, 2005, memo shall be met; 10. that any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition, as amended by the City of Burlingame; and 11. that this permit shall be reviewed by the Planning Commission upon complaint. Ruben Hurin Planner c. Garbis Bezdjian, applicant and property owner 5 City of Burlingame Planning Commission Unapproved Minutes November 14, 2005 2. 1199 BROADWAY, SUITE 5, ZONED C-1, BROADWAY COMMERCIAL AREA—APPLICATION FOR CONDITIONAL USE PERMIT AND PARKING VARIANCE FOR REAL ESTATE AND TRAVEL OFFICE (GARBIS BEZDJIAN, APPLICANT AND PROPERTY OWNER) PROJECT PLANNER: RUBEN HURIN C. Deal recused himself from this item because he lives within 500 feet of the subject property and left the dais and chambers. CP Monroe presented a summary of the staff report. Commission asked staff how much floor area of the tenant space would have to be reduced to eliminate the need for the additional parking space? Staff noted that given the parking ratio for office (1:300 SF) compared to retail (1:400 SF) any increment of intensification would require an additional parking space. Commissioners asked: ■ Applicant to explain how the real estate and travel office will work together at this site; and ■ Provide information on occupancy (percentage of available spaces) of public parking Lot Y behind this site, if available from Public Works. This item was set for the consent calendar when all the information has been submitted and reviewed by the Planning Department. This item concluded at 7:20 p.m. C. Deal returned to the dais and took his seat. VII. ACTION�IfiEMS C sent Calendar - Items o the consent calendar are consid ed to be �routine. They ar-e acted on si�nultaneously unless eparate discussion ancl/or a on is requested by the applican a member of the public or a commissioner prior to the time the commission votes on the otion to adopt. 3A. 1718 ESCAL TE WAY, ZONED R- — APPLICATION FOR DE GN REVIEW, HILLSIDE AREA CONSTR TION PERMIT AND S CIAL PERMIT FOR DEC ING HEIGHT ENVELOPE FOR A FIRST SECOND STORY DITION (DAVID LUNG, PLICANT AND PROPEA� RTYiOWNER; PA NII, PALTL NII ARC ECTS, ARCHITECT) (3 OTICED) PROJECT PL �r�R: ERICA 2518 HILLSIDE FOR HEIGHT A: FIRST AND S C TINA & IN ERIKA L WIT ) E, ZONED R-1— A] DECLINIl�TG HEIGHT �ND FLOOR ADDITIQN VILLEGIANTE, P��PE] 'PL ATION FOR DESIGN ELOPE, AND SIDE S (JD ASSOCIATES, APPLI( ZTY OWNERS) (56 N� E�J�, SPECIAL PERMITS �CK VARIANCE FOR A ' AND DESIGNER; AND ) PROJECT PLANN��: 3C. 1� ROLLINS ROAD, ZO D M-1 — APPLICATION F R CONDITIONAL USE P IT AND �PARKING VARIANCE F A DRIVING SCHOOL IN EXISTING TRADE N BUILDING (VICTORIA & MO MAD AZARSHOLAY, PLICANT AND LOC 1781 BUILDING CORPORATION. P PERTY OWNERI (15 NO EDl PROJECT PLANN : RUBEN HiTR1N Chair Auran as d if anyone in the audience or n the Commission wishe o call any item off the conse calendar. C eal noted he has a business ationship with the appli nt of the project at 2518 ' side Drive so would recuse himself from t vote. Commission ask if staff received any co ents from neighb rs regarding the story poles 1718 Escalante Way; C Monroe noted that no mments were rec ' ed. C. Brownrigg noted that did not want to call an ing off the calendar b anted to make the lowing comments: 1718 Es ante Way, feel that the ory poles now represe the proposed addition; � RECEiVED NOV 1 6 2005 RE: How will the real estate and travel office work together at this site? CITY OF BURLINGAME PLANNING DEPT. Though in the same suite, the real estate office and travel agency will work independently of one another. Only one desk will be dedicated to the travel agency while the remaining desks (7) will be allocated to the real estate office. The travel agency will not require any additional parking spaces as it needs only one employee to run the business. Most business interaction for the travel agency will be done via telephone and Internet (email) and this will not pose a parking problem to any businesses in the area. RE: Business hours of operation The real estate business hours are very hard to predict and nearly impossible to set fixed hours. Some potential clients may work late hours, so we may have to make special arrangements to meet them at our office to go over paperwork and sign documents related to leases, sales and purchases of property. In accordance with this, there may be various weekends when we will have to make arrangements to meet with potential clients at the office for the same reasons mentioned above. We plan to be open for business from the hours of 9am to Spm from Monday through Friday and weekends from l0am to 3pm. As with any real estate office, we have to be flexible with our hours to appease our clientele. As you already know, we have been trying to start up our family business at our own building for the last three years. After waiting so long, we are extremely pleased and grateful to the Planning Commission and the City Council for granting us a conditional use permit to run our business. Garbis Bezdjian — Property Owner 1199 Broadway, Burlingame �� .� r�� v.�i r�� City of $u�lingamc Planning'�ep��rtmcnt 509 Prim�c+se RaAd P(tk50} 558-1250 P{650) 616-3"194 wwvvbudio¢a�ne_ r ,,r�""" � COIVIIY.�It�T.,�,L APPL�CATIONS R E C E i� E D PLAMVING COM�i1SSlON APPLiCAT10N 3UPPLEMENTAL FORM al� . ~ NOV 1 6 2005 1.. Prapc�ed use uf ti�e site ��"� � S,�'r£ � T.�A.! 2 /-t G� ,.1 c y CITY OF BURLINGAME PLANNING DEPT. 2. Days and hours af operation (� � K�,� � s � a.�, -� Pr-, , u��c �,.r � r /D,a M-� pn-, 3. Nuim6er of txucks/service vehic�es to b� parked at site (by type) N o�£- 4. Ci�rrent and o'ected maxirnum numbec of cm lo includin owner at ihis localian: Exisfing In 2 Years � Jr� 5 Years Operation Weekdays rull- time P2�rt-time ____._.__. Weekcnds Full-time Par► time 9�Iv1 to After 5:04 9� AM m ,ARez 5:00 9� AM to A.fier 5:00 S PM PM S PM PM ,s' PM PM S-g z�S �-io 2- 6 g_ ia 2-� `f-6 � 2-4 ��-S � 3-� +�f-g � Y-6 5. Current and projec:ad miaximum nwnber of visitors/ci�stomers who znay come co ihe site: Existin�$ In 2 Yeaxs In 5 Yeazs Hours of AM to After 5:00 AM to After S:QO AM to After 5:00 Operation pM PM PM PM PM PlV,� WC81CaAy5 EST'� r��t--�-E c S T'. E S T. c S T; E S' 7', c` S T, !o-zS `E-g 20-�0 � �E-�o ZS'-4o �f_�S Weekcnds EST. C—ST . EST. ES 1. C S7: c s r. 5'- 1S �-�F !o- 20 �{-lo /o- 30 �-lo 6. W'hat is the �naximuxn number of peonle e,c�ed on site at any one time (ix�.clud� awrter, employees and visitvrs/customera): / � 7. Whece do/will the owner and cmployees park7� � c��„� ��-c�,� Q v�� ,.� �: P 2 � J�� B,- P �¢ �� r� 8. Where d�/wi11 ti�e cuscomers/visitors parkT__ P U Q � � � P n�[- �[,, ,.j �, ((c�1-(-,,.r p Q �� ,,� �) � Q�,q� w,� ,� 9. P�csent or most recent usc of site �-� c S� 2� 10. List of other tenants oa property, their number oi employeFc, hours of operation (attach list if necessary) 8�2�� cA.�� v ��..�t�.z-�2r 2 FI�,P�o�C--� S �t�-+- GPM COMMERCIA[„FRM .. � � . ORDINANCE No.1763 ORDINANCE OF THE CITY OF BURLINGAME AMENDING CHAPTER 25.36 TO ALLOW REAL ESTATE OFFICES IN THE BROADWAY COMMERCIAL AREA AS A CONDITIONAL USE AND TO REMOVE THE SUNSET CLAUSE ON ALLOWING FINANCIAL INSTITUTIONS AS A CONDITIONAL USE IN THE BROADWAY COMMERCIAL AREA The CITY COUNCIL of the CITY OF BURLINGAME does hereby ordain as follows: Section l. Merchants and property owners in the Broadway Commercial Area have requested the City to allow real estate offices in the Broadway Commercial Area as a conditional use in order to increase the business - retail environment in the area. Consistent with this change, there does not appear to be any reason to discontinue the provision making financial institutions in the Broadway Commercial Area a conditional use. Section 2. Section 25.36.041 is amended to read as follows: � 25.36.041 Broadway commercial area. (a) Permitted uses. Except as otherwise provided in this section, uses permitted in the C-1 district are permitted uses in the Broadway Commercial Area. (b) Conditional uses. In addition to the conditional uses allowed in the C-1 district, the following uses are only allowed in the Broadway Commercial Area pursuant to a conditional use permit: (1) Food establishments; (2) Graphics arts and design retail businesses on the first floor only; (3) Personal trainer and assessment businesses on the first floor or above; and (4) Health services above the first floor only; and (5) Real estate uses that comply with the following standards in addition to any conditions that may imposed pursuant to chapter 25.52: (A) Occupy no more than 1,500 square feet; and (B) Have no more than ten (10) persons on-site at any one time; and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 8/23/2005 1 �• , (C) Have a maximum of eight (8) desks or work stations and one (1) conference room on- site; and (D) Are located on the first or second floor; (c) Prohibited uses. Uses not listed as permitted or conditional shall be prohibited and in particular, but not limited to the uses prohibited in the C-1 district and the following: (1) All offices on the first floor, other than real estate and financial institutions. Section 3. Section 3 of Ordinance No. 1730, which provided that financial institutions would no longer be allowed as a conditional use after March 31, 2006, is repealed. Section 4. This ordinance shall be published as required by law. or I, DORIS MORTENSEN, City Clerk of the City of Burlingame, do hereby certify that the foregoing ordinance was introduced at a regular meeting of the City Council held on the 6`� day of September, 2005, and adopted thereafter at a regular meeting of the City Council held on the 19�' day of September, 2005, by the following vote: AYES: COUNCILMEMBERS: BAYLOCK, GALLIGAN, NAGEL, O'MAHONY NOES: COUNCILMEMBERS: NONE ARSF.NT- C:(�TTN(:Tf.MF.MRF.RS� NnNF 1 2 3 4 5 6 7 8 9 10' 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 C:�FILES�P]anning�realestatebmadway2005.ord.wpd I 8/23/2005 �r��v��-�. � f� ity Clerk 2 . City of Bur(ingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.orQ GIT7 Q 4 �►� APPLICATION TO THE PLANNING COMMISSION ��r� Type of application: Design Review Conditional Use Permit Variance Special Permit Other � Parcel Number: Project address: l�� '�1 ��cDA-..r��AY �.e.�i.�I�i9m� APPLICANT Name: �f�iQ•a3iS S . -S�2.vv�h►N Address: y�/o r'��,Py.�� Gr/�3s� City/State/Zip: �i,�GsR�,e�u� � 9yo�� Phone (w�): G � - �5/� -s�6�"? (�: 6.fa — 3i/y t��-�� oa oS�B (�= GSa ��%yr_ OS� � ARCAITECT/DESIGNER Name: Address: City/State/Zip: Phone (w): (h): i�: PROJECT DESCRIPTION: __ �_ PROPERTY QWNER Name: /fA,¢R is �'_ �/�JAia.4 iY% �z�%i�-�J Address: �D ��.2/25��A- Lr/�.4 � CitylState/Zip:f�i•c-�s,Bo2dz.G.y � 95�0/0 Phone (w): �S'o - _ �� - aS� � o.�, o,�'�� )�1��h - 35�3 - �'.T'9 (�: 6:►`� - 35�Y Os'�9 Please indicate with an asterisk * the contact person fvr this project. AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that tlie information given herein is true and correct to the best of my lmowledge and belief. ,� i _ �L � .. Applicant's si !�J I know about the proposed application and hereby authorize the above applicant to submit this application to tlie Planning Commission. Property owner's signature;� .�.� ,��/��.��G'��/ Date: (— 2— o � v—� a�� \ REC�IVE�ate submitted: ( - � -03 O C T- 3 2005 C�T1( pF BURLINGAME �cnrr.� pLANNING DEPT. .City of l3urlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ame.org �� CITY � � � BURI�NGAME '�,,.,�.�•�'°� CITY OF BURLINGAME CONDITIONAL USE PERMIT APPLICATION ' RECEIVED OCT - 3 2005 CITY OF BURLINGAME PLANNING DEPT. 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 can 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. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safery, general welfare or convenience. /> T Fii 2c f��F N o P2a/�E�t"h (^'� P�✓� r� E'N T7 2c 4� i 2� A--r� �� I S PfY GF . Z� `r� S V�'t'E �.r � �` 6� V I r� �2 . 2��t-Z ES7Yfi-�{' � 'j72 f� vEL (�vl �� cT J, �� /k l� f o �. v Tr'Z '-� ry o itya.2 r-� w� � � B c L,�7 c�j 7� 7� P u 0 L � C �� Ti I-te'�'t-i_ ; i+ o�C -s fH=r -r `! . y� WF V��-� n�� C�E- D��.t[� P.�''l "f�Nqa� iMP�o✓cMFNTT. S� �� P2oPClt--�, cL -t�+{ ({u,� ��—�v � r v�x`� W�� M.r,��,�� Tl�' (� � R-c-E i s '�' �,2r-Ez i. ni � c� S;-� 2�� 2e N i A� � P�-�c. ��, � , a Tl+� Qr1-c,� 2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? �� i�c� L��ft-no,-� i r �tSS �2oa��A-� , s�,�rr '�'s ,-nt� c�2,.�.:v1- Loc�+-no..� . Zi �q cS � 1..� c i..r I c.� co r-� P�- `1 t� r Tt+ T�f� Zo ..� ��, G o� D��./A,.i cE-T . �) 'r� �P L A N rJ � n1 G G.� r" M� S S i �� 4- L�-{--� G-e U.� C t L_ U N R►;'(N� o Jl L ��po �7 � � ri ! R-O ✓C'� /C�- E� jl�r� E oFj-�c E.c u..� j 1-f� �`]2fT F�-oJ(L R� �.�=GEnlT P�i�C.IC H-£`�4�in/Gl'. �{� ;l�tc' 32.oa-�✓�-� r��-c.�-��,�rr Q Q� D Pru s�PPo2r�j � iMPR-.�✓�D aF /�-�o�„�r�c /t-�`�- Eii�1-'t'� a+=r-� �-CT o,✓ ��2o h9 v� . �l '( ��- G i T'-I O�L.7j �..J /� r�-� LF T H� t/� Qr \E� ft MM.F N 11 c�i . 3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? i� �?�E �c�t-z_ Esi�,� � �✓crZ- �3✓r,tic-3-1� /r %�EY�rt zT 1-0/� 7N'+r G/Lo✓,.i� t-c.dD2 LoG A-ii v.� . 2� i!�E's r $ u 1�� TI E t L.r � c,� Q c G Ilb�►'T F--u �. � !S/41!'D t�✓h-•7 M c'1'LC h/1 r� 77 4 c t Tl Zc rJl. 3� '�-�-� F :S J S I� c S t T S [.� c c. ` g 2 a,.t c. 1'L a 2� t=--r,c � 7Yz�Ff�, � -� 6�� A'� �-^ f� r,.f iU2.-� $2.��G h1.e� F��l,,.�t � i�r� M�Ca,��.-r� , y) � P2-.o�r�, is .r�2-ict,�,�� y N�cE n��.r�o�e�a.r �,.r� r�-�� B�J�„r�r�1' („! � L c._ S c�YL✓� 'rtf� 2c t � De^� i 3 � W�t-� � e K'r F'�� 6a B v 1+.J c iJ L Mo "� � �.-oc �1'z . CUP.FRM City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.ore 1. Explain why the pYoposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlighdshade, 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 welfare? Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply safety, and thing which have the potential to af%ct public health (i.e., underground storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or communicable diseases). Public safetv. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings, loitering, traffic) or fue services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removal). General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for conservation and development? Is there a social benefit? Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped? 2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinanc�? Ask the Planning Department for the general plan designation and zoning district for the proposed proj ect 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 will the proposed project be compatible with the aesthetics, mass, bulk and character of the existing and pot�etial uses on adjoining propa�ties in the general vicinity? How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare your proposal to other uses in the area and explain why it fits. How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area. How will the structure or use within the structure change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattem of land use. Will there be more tra�c or less parking available resulting from this use? If you don't feel the character of the neighborhood will change, state why. How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with existing 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. CUP.FRM GITY OF �LlRLiN(3AMG PLANI3iNG T�EPAFtTMnNT 501 PRiMRp$E ROAD P(65D) 558-7250 F(650} 6¢(-37qp `vY�� .�'�' `d� V � ry�� .�o.T . , , `�:1��. v�.�'' .�iU�.Cl:i��'�t�i� . . . . . .. . �v��c��z��ic��.xo��`�_ �� .: The Plauning Cormnissio� is required by la�v to malce findings as defined by thE City's Ordinance (Code Sectian 25,54.U2Q a-d). Your answers to the fnUowung yue,atians can assist the Planning Commissian in making the decision as to whether the findiuga can be made £or your requEst. �'lease typc or write neatly in ink. Refer to the back of this foxm for assistance with thesc que,Qtions. a. Dcccribe �he exceptiona! nr eactt�ordittaty circumstanc�s or cnnditions gpp�icRble to ynut prn,��rrty which do not apply to other prsopettic,c in /his area. l.�,E h�.¢ ✓� ��'� �.�.z.�..v� � r�,f.c�s' i.✓ Ti�E �8.�c,e a�,� T.�i� /�f/�.i,/i✓6r /t%i�/Gi� !l?d.�T /�i?11�I�T/E�� !�O N4T !/�i2od/�,� d4li �2v� w�-y b. F.x,�;laile why the rar�a�ce reqaest u nece�cccr,y for thepresen►ation and enjnyment of a substa�:tial prep�►rty righi and what u�re��nnable property loss nr unnecessary l�ardslrip mi�hr result form the denial of the application. F'�'� i/�� l��.�n/N/N¢ L•�v/y!/r!� �o�/ /�-.✓.v G'i Ty NOuNc/ L s �,� S C� 5/ d nJ ?a /�}L�Go r.tJ i¢ !�h/,�/ �70NigG �! S.t .0 / G�it/S.� Gri2An/�`,@� Ti°,�.i l/i4.�!iAn/C� L�.� �CIDt�l� /tlo�^ �¢Ll��J T8 CO�J�ju� .f�tiS��✓ESd AN1� /�l� Gt1/ac, ,E3� �GriQT !GJ/�`i9n/C�/�1G y c• Explain w/iy the proposed usc at the propnsed locarion will not he dehimentat or i�rjuriaus to property or im,�rovements in the vicirritp or 10 pubuc liealth, sajety, generat w�ljarc or convenience. � T' �i�. L.B� crs�v f=o.e �� .� ��✓.� T.e�s vE-` �.�s�.✓�s�' sv�+, ch� �vi` �.r/o r L�.4us.� A�✓Y ,..i •✓,�z.�y Ta �ha��e 7�1. �f.�i2� l�l�G �t1oT e'�E f�ai //rl/'�o✓t�'!tn/T �on/E� ERl'a� � T/fE�2� k�/LL .�Jo; �t Pu��G /�Lgli�7r�� v��9�LTy o2 /�NY OTh��e. / S$rciE�t' . d. How wi!! [lie praposed project be compatiGle w►:1h �he aesthetics, rnrr,�s, bulk and charac%r of the �isting and pntpttittl rts�s en adjoining prnpertiGc Rn the getteral YlC[f2[ij�� n� r Av�,c. ��z � . : �� eE wi � � g „i . � 0�2 ��lT�"RiO� S�-Rtic��es�t .e � .�X`r oe, oaz c�Hr��v�,�,c �i�9r�,�d�,�. RECEIV�� OCT 3 1 2005 CITY OF BURUNGRME PLANNlNG DEFi. � ,11/82/2005 14:32 6506963740 PAGE 92l62 City e�'8ut'litfgemc Pianning Departtnent 501 Prfftf�ose Road P(650) 558-7250 F(650) b9�i-3740 wwsv.timlingsme.q,�g �3� i� i � :� �� I'lEV�� V �� i, Proposed use of the site ��'', �`'�" ��-' '� n�7 -$ 2005 2. Days and I:.ours of operation ��-� n h-, -� 2� v A '/ a�• - s p r-� r�r d� eu�-wG°'+�E ��Nc� n�. Sa-}vrclay aKd S..n da + 10 a►v� - 3�O►Y1 re�tsed u/1 4�05> 3. NumUer of tn�cks/seivice vehicles to be pa3�ked at site (by ty�) ��,.1�" 4. Current attd ro'ecicd ma7cimum. mnmber of em lo es �irncludin owner st this location: Existing Iin 2 Years Tn 5 Years � Houts of 9 AM to Aftet 5:00 LI AM to Afier S:OU �' AM ta ''After 5:00 Operation S PM PM S PM P11+i � PM PM Wcekdays 3 � `'S ` Ful1-time r'� � r �art-tim, ,e � � �' i: � �, Weekends � � z: �° _. Fuli-time �� t%' �� Part time � � , , % , ,- �' .�' �• �� , Current and ro�ected a �� xistang Hoius of A11� to Operation SPM wee�CdAys G - r� COlVIMERCIAkI, A,PPLICA'�'IQNS PLANNINGCOMMtSStON APPLICATTON SiJPP�EMENTAL FORM rnunbcr of visitazs/custom�rs who ma cvme to the site: Ia 2 XeArs In 5 Years �er 5:00 AM to After 5:00 AM to 1'M PM PM PM � v" � v �✓ j� -%�i � c� �;� �. After 5:00 PM � c�• 6. Vl�hat is tihe ma�,imum number of peepie expected on site at any ane time {indude owzaer, employees au�d visifiors/custam.ers): 6-/o ;v'v c �-�;:�,., ��, �..; 2-r ��. �.�-,� ,� �' . 7. Wher� do/will thc owner and em�l�oyees park? �E�- r� a J� Bu � �� CP�� v.�� r) R. Where do/will tise customers/Yisitors park?_ P� (t4c � P�-�ti,� c C�1-k,a D ��, �a „s �� p.� a�,,,y 9. Present or most recrnC i�sc of site '� fP _ 10. List of other tenamts ou property, thcir number of emp]oyees, l�ou� of opetation (attach iist if uecessary) nU;Zt_�,.�Gar�e c::,�c"c_.�>21 .�-._�•��n>>�• �-ic�: f� `ir7%�'1 - ui�i�� COMMfsRCIAI..FRM t•d doo=�o so zo �oN °1d34 JNINNtfid 3W`dJNll�1f19 �01�1.IJ 500Z � - 1�0 _ ��a ,� —�'J__1____ , -.--�--- -----_____�.__._._�'��_-_____ _� ; --�L__ � , •�s�/fi/ ��-�� ofi/ '��Z%��'/ 7' ds 9��1 � ► �� 1�� ; � ; �' t�anb a-}- � � � �}�'�� I � . F==:_�_. l�� ;_.._, --------- -�- ,- - _ __ � �� i � a"°�� h.�'� `�(� � � 6 � �� ;� �'�.�_�� ,��_ �,.�, r� Q;-�r o � �. � _-��____. ��'�s�tZl � � �� 1�� 6 `6 �J ' I� ' 1 ....._._.T.}....� . �i _:, � i � .� _ � �----r �� . , � , � �:.�... - � � � � �� _ � �; � ! � �:Q,.:� __ - � . � � ' h � i � I 1 '�\� �... � C� � t''� � � � ` r � � �� , n � I. �; �..-- � ��'' ~ I �� 1 _.. � ��a...�.�..� � , I �__ �, � � � ! � � �� '� T, 1 � � � �--� - d � � . � � � �� M : �� q,�. � � ! :, � , \ 1 S, 1� _ � + — V ' �� \ \ � � , � � � 1 � � � � 0 0 zS�� Pyb'� \ � � 1`i� C�( � RECEtVE� OCT 3 1 2005 C�TY OF BURLINGA�.�� pLANNING OEG'+ Project Comments Date: 10/03/2005 To: ❑ City Engineer ❑ Chief Building Official ❑ City Arborist ❑ City Attorney From: Subject: Planning Staff X Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Request for conditional use permit for real estate and travel office at 1199 Broadway , zoned C-1, APN: 026-192-220 Staff Review: 10/11 /2005 Applicant shall submit a Recycling and Waste Reduction Plan for approval, and pay a recycling deposit for this and all covered projects prior to construction or permitting. Reviewed by: Date: /�/Z�� _ RESOLUTION APPROVING CATEGORICAL EXEMPTION, CONDITIONAL USE PERMIT AND PARHING 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 conditional use permit and parking variance for a real estate and travel office at 1199 Broadwav, zoned C-1, Broadway Commercial Area, Garbis and Maida Bezdjian, Trs, property owners, APN: 026-192-220; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 28, 2005, 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, per CEQA Article 19, Section: 15301 - Existing facilities, Class 1(a), interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances, is hereby approved. 2. Said conditional use permit and parking variance are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such conditional use 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 28th day of November, 2005 by the following vote: Secretary EXHIBIT "A" Conditions of approval for categorical exemption, conditional use permit and parking variance. 1199 Broadway Effective December 8, 2005 1. that the real estate and travel office shall be limited to 1,419 SF at 1199 Broadway, Suite 5, with a maximum of eight desks and no conference room combined for both activities, as shown on the plans submitted to the Planning Department and date stamped October 3 and October 31, 2005 (8%2" x 11" sheets); 2. that the real estate and travel office may not be open for business except during the hours of 9:00 a.m. to 5:00 p.m., Monday through Friday and 10 a.m. to 3 p.m., on Saturday and Sunday, with occasional appointments after business hours and on weekends; 3. that there shall be a maximum of 10 persons on site for the combined activities at any one time including the owners, employees and customers; 4. that the 1,419 SF real estate and travel office shall have a maximum of 10 employees/real estate agents/travel agents (with a maximum of 10 persons on-site at any one time); 5. that the real estate and travel office shall not expand into another tenant space within the existing building without an amendment to this use permit; 6. that the parking variance shall only apply to this 1,419 SF tenant space and the real estate and travel office use shall become void if the tenant space is ever expanded, demolished or destroyed by catastrophe or natural disaster or for replacement; � 7. that any changes in operation, floor area, use, or number of employees, which exceeds the maximums as stated in these conditions shall require an amendment to this use permit; 8. that all signage shall require a separate permit from the Planning and Building Departments; 9. that the conditions of the Recycling Specialist's October 12, 2005, memo shall be met; 10. that any improvements for the use shall meet all California Building and Fire Codes, 2001 Edition, as amended by the City of Burlingame; and 11. that this permit shall be reviewed by the Planning Commission upon complaint. ._ . _ ' • � ��, c�rr o� CITY OF BURLINGAME , PLANNING DEPARTMENT BI,JRIJNGAME 501 PRIMROSE ROAD - BURLINGAME, CA 94010 ,• TEL: (650) 558-7250 • FAX: (650) 696-3790 .m...,.•�� . www.burlingame.org Site: 1199 BROADWAY, SUITE 5 Application for conditional use permit and parking variance for real estate and travel office at:1199 BROADWAY, SUITE 5, - zoned G1, Broadway Commercial Area. (APN: 026-192-220). The City of Burlingame Planning Commission . announces the following public hearing on � a Monday, November 28, 2005 at 7:00 P.M. r`: in the City Hall Council Chambers located at �'-< � 501 Primrose Road, Buriingame, California. � . . ,� . Mailed: November 18, 2005 . (Please refer to other side) PUBLIC HEARING NOTICE � � a - , "r < _ -; ,� �; , , ., ; � �,::, - -=�-=�=-�.� _ A copy of the a� to the meeting Burlingame, C � If ou challe�� Y raising only described in h� at or prior to�thE Property ow r; their tenants b� (650) 558-7 0 CITY OF BURLINGAME . � �...... �lic t" and a f�hi� ro ec a be reviewed nor ,� �� P J .Y p' �t�t�, ��, � »�. � � t� Primrose Road, fi�4�r�i� ,��a�.. :�`��;�:�, � � � >�� . i be limited to � blic hearing, ve ed to the city � x informing please call �� Margaret Monrc� � City Planner ; PUBtL.� � (Please refer to other side) i ��. . t :�: � r ' Item # � Study Item City of Burlingame Conditional Use Permit and Parking Variance for Real Estate and Travel Office Address: 1199 Broadway, Suite 5 Meeting Date: 11/14/OS Request: Conditional use permit and parking variance for a real estate and travel office. Applicants and Property Owners: Garbis and Maida Bezdjian, Trs APN: 026-192-220 General Plan: Shopping and Service Lot Area: 5,213 SF Adjacent Development: Retail, Personal Services and Food Establishments Zoning: C-1, Broadway Commercial Area Previous Use: Retail (rug store) Proposed Use: Real estate and travel office Allowable Use: Real estate office with a conditional use permit and required on-site parking (travel agency is considered a personal service and is a permitted use in this zone) History: Merchants and property owners in the Broadway Commercial Area requested the City to allow real estate offices in the Broadway Commercial Area as a conditional use in order to increase the business-retail environment in the area. In September, 2005, the City Council adopted Ordinance 1763, which allows real estate offices in the Broadway Commercial Area with a conditional use permit (Ordinance 1763 is attached for reference). In addition to Ordinance 1763, all tenants in this building are required to obtain a conditional use permit as a condition of the parking variance approved in 1984 for the construction of the building (parking variance was for number of on-site parking spaces; 8 provided where 17 are required). Summary: The applicant is proposing to open a real estate and travel office at 1199 Broadway, Suite 5, zoned C-1, Broadway Commercial Area. This site is located at the corner of Broadway and Laguna Avenue. There are five suites in this building; of these only Suite 3 is currently occupied by a jewelry store (1,362 SF). The most recent use in the subject tenant space was a retail rug store (rug store occupied several suites for a total of 3,700 SF), but it has been vacant for some time. The proposed real estate office (1,419 SF) would occupy only a portion of the tenant space previously occupied by the rug store at the corner of the building. The applicant notes that in addition to tlie real estate office, the business will also provide travel services. Planning staff would note that a travel agency is considered a retail personal service and is a permitted use in this zone. However, the travel office (retail use) is included as part of the conditional use permit because it is a condition of approval for the parking variance granted in 1984 to require all tenants to obtain a conditional ,use permit. There are no changes proposed to the exterior of the building. The following applications are required: • Conditional use permit for real estate and travel office (CS 25.36.041, b, 5— Ordinance 1763); and • Parking variance for one additional parking space for intensification of use of the 1,419 SF from retail sales to real estate and travel office (8 on-site parking spaces existing where 18 parking spaces are required with the intensification of use) (CS 25.70.010, 2). 1 r' Co�rditiona[ Use Permit and Parkii:g Yariance for Real Estate and Travel O�ce 1199 Broadivay, Sirite S Ordinance 1763 allows a real estate office with conditional use permit as long as the business complies with the following standards: • Occupies no more than 1,500 SF (1,419 SF proposed); • Has no more than 10 persons on-site at any one time (10 maximum persons proposed); • Has a maximum of eight (8) desks or work stations and one (1) conference room on-site (8 desks and no conference room proposed); and • Is located on the first or second floor (first floor proposed). The proposed business will be open Monday through Friday from 9:00 a.m. to 5:00 p.m. There will be three full-time employees; the number of employees is not expected to increase in the next two to five years. Initially, the applicant expects to have 6-10 customers per day. The applicant does not anticipate an increase in the number of customers per day in two and five years. The maximum number of people expected on site at any one time, including employees, is estimated to be 10. In February 1984, a parking variance was granted for construction of this commercial building (8 on-site parking spaces provided where 17 where required for retail uses). There are 8 on-site parking spaces at the rear of the building. The proposed real estate and travel office will be replacing an existing retail use. Additional on-site parking is required for an intensification of use (CS 25.70.010, 2). With this application, the use is being intensified from retail (1:400 SF parking ratio) to office (1:300 SF parking ratio). Therefore, additional on-site parking is required for the difference between the existing and proposed parking requirement. Based on the existing retail use (1,419 SF of retail), a total of 4 parking spaces would be required on site. The proposed real estate and travel office requires a total of 5 on-site parking spaces. Therefore, a parking variance is required for one parking space (8 on-site parking spaces existing where 18 parking spaces are required for an intensification of use). Public parking is available on the street and in neighboring Lots Y(55 spaces, adjacent to subject property), P(27 spaces), and S(19 spaces). 1199 Broadway, Suite 5 Lot Area: 10,841 SF Plans date stam ed: October 31, 2005 Existing � Propos'ed + Allowed/Req'd. I Use: vacant real estate and travel office conditional use permit required (most recent use was (1,419 SF) for real estate and travel office retail rug store) Parking: 8 spaces 8 spaces 1 additional parking space required for intensification of use from retail to office (site requires a total of 18 parking spaces —parking variance granted in 1984; 8 � spaces provided where 17 were required for retail commercial E building) 2 r' Conditional Use Permit and Parking Variance for Real Estate and Travel Office 1199 I3roadway, Suite S Staff comments: See attached. Ruben Hurin Planner c. Garbis Bezdjian, applicant and property owner Date: To: From: Subject: Staff Review: Project Comments 10/03/2005 ❑ City Engineer �Chief Building Official ❑ City Arborist ❑ Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator a City Attorney Planning Staff Request for conditional use permit for real estate and travel office at 1199 Broadway , zoned C-1, APN: 026-192-220 10/11/2005 Project Comments Date: 10/03/2005 To: ❑ City Engineer ❑ Chief Building Official , ❑ City Arborist ❑ City Attorney From: Subject: Planning Staff ❑ Recycling Specialist d Fire Marshal ❑ NPDES Coordinator Request for conditional use permit for real estate and travel office at 1199 Broadway , zoned C-1, APN: 026-192-220 Staff Review: 10/11/2005 No comment at this time. Reviewed by: � �l .�� {� �� !i Date: �l �.-�d� Project Comments Date: To: � City Engineer � Chief Building Official � City Arborist � City Attorney From: Subject: Staff Review: 10/03/2005 Planning Staff Request for conditional use permit for real estate and travel office at 1199 Broadway , zoned C-1, APN: 026-192-220 10/11 /2005 � Recycling Specialist � Fire Marshal � NPDES Coordinator No comment. Reviewed by: �,rc� - "� Date: 10/06/05 Project Comments Date: 10/03/2005 To: nf City Engineer ❑ Chief Building Official ❑ City Arborist ❑ City Attorney From: Subject: Planning Staff ❑ Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Request for conditional use permit for real estate and travel office at 1199 Broadway, zoned C-1, APN: 026-192-220 Staff Review: 10/11/2005 No comments at this time. Reviewed by: V V �%� ' . Date: 10/07/2005 CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: FROM: Garbis Bezdjian Ruben Hurin, Planner COMPANY: DATE: November 15, 2005 FAX NUMBER: TOTAL NO. OF PAGES: (650) 344-0579 3, including cover sheet RE: Conditional Use Permit Application —1199 Broadway� ❑ URGENT 0 FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Mr. Bezdjian, Attached please find the Planning Commission minutes from last night's meeting. Please provide ' a written response to the first question. Staff will provide a response to the second question. Also attached is a blank Commercial Application Form. Please complete this form to reflect hours of operation on Saturday and Sunday, and number of employee and customers on these days. In order to be scheduled on the next meeting (November 28, 2005), the written response and commercial application form must be submitted by the end of the day tomorrow (November 16). If you should have any questions, please feel free to call me at (650) 558-7256. Q,.� ^�m Best regards, Ruben Hurin Planner 501 PRIMROSE ROAD • BURLINGAME CA • 94010 CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: Garbis Bezdjian COM PANY: FAX NUMBER: (650) 344-0579 FROM: Ruben Hurin, Planner DATE: November 14, 2005 TOTAL NO. OF PAGES: 2, including cover sheet RE: Revised Commercial Application —1199 Broadway ❑ URGENT 0 FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Mr. Bezdjian, Attached is the revised Commercial Application showing your request to also be open on Saturday and Sunday, from 10 a.m. to 3 p.m. I will also mention the change at tonighYs meeting. Best regards, Ruben Hurin Planner 501 PRIMROSE ROAD • BURLINGAME CA • 94010 CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: FROM: Garbis Bezdjian Ruben Hurin, Planner COMPANY: DATE: November 2, 2005 FAX NUMBER: TOTAL NO. OF PAGES: (650) 344-0579 2, including cover sheet RE: Conditional Use Permit Application —1199 Broadway ❑ URGENT 0 FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Mr. Bezdjian, In my previous fax to you (dated October 28, 2005), I requested that you finish completing the Commercial Application form. I have not yet received the completed form from you. Information needs to be provided for the following sections (see attached form): #4 - Provide number of employees projected in 2 and 5 years. If there is no change projected, write "no change". #5 - Provide number of visitors/customers you expect to the site now, and in 2 and 5 years. #10 - Provide a list of other tenants in this building, their number of employees and hours of operation. Please complete the form and provide the requested information at your earliest convenience. I would like to schedule your application for a Study Meeting on November 14, therefore I need you to complete this form as soon as possible. Please fax back to (650) 696-3790. Best regards, Ruben Hurin Planner 501 PRIMROSE ROAD • BURLINGAME CA • 94010 � � CITY OF BURLINGAME PLANNING DEPARTMENT TEL. (650) 558-7250 FAX. (650) 696-3790 FACSIMILE TRANSMITTAL SHEET TO: FROM: Garbis Bezdjian Ruben Hurin, Planner COMPANY: DATE: October 28, 2005 FAX NUMBER: TOTAL NO. OF PAGES: (650) 344-0579 7, including the cover sheet RE: 1199 Broadway — Application for Real Estate and Travel Office ❑ URGENT Q FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE Mr. Bezdjian, Attached please find my plan check comments for the project at 1199 Broadway, Burlingame. Because additional information and clarification is required, this project is incomplete at this time. In the comments, you will find requests for additional information and clarification (items marked with a►). Once these items have been addressed on the plans, please submit one set of plans for our review. If you should have any questions regarding the plan check comments, please feel free to call me at (650) 558-7256. Regards, Ruben Hurin Planner 501 PRIMROSE ROAD • BURLINGAME CA • 94010 City of Burlingame Planning Department (650) 558-7250 • (650) 696-3790 (fax) Plan Review Comments Job Address: 1199 Broadway Job Description: Conditional use permit and parking variance for real estate and travel office Date of Plans: October 3, 2005 Lot Area: 10,841 SF Zoning: C-1, Broadway Commercial Area 1. Conditional Use Permit • Conditional use permit required for real estate office. Application submitted. 2. Parking • In 1984, a parking variance was granted for construction of this commercial building (8 parking spaces provided where 17 are required). Additional parking is required for a change in type or intensification of use (CS 25.70.010, 2). In this case, the use is being intensified from retail (1:400 parking ratio) to office (1:300 parking ratio). Therefore, a parking variance is required for the proposed use. ► Parking variance required for intensification of use from retail to office. Please complete the attached Variance Form and submit the $895 variance filing fee. 3. Plans ► Plans provided with the application submittal are inadequate for Planning Commission review. ► Provide Site Plan showing the commercial building and the on-site parking layout. ► Provide detailed floor plan of proposed tenant space, showing how the space will be used (reception area, desks, meeting rooms, restrooms, etc.). ► Provide exterior dimensions of proposed tenant space. ► See attached checklist for information required on plans for Planning Commission review. 4. Miscellaneous ► Sections #4, #5 and #10 on the Commercial Application Form have not be completed. Please provide the data requested. 1 , � ITT o+ !`i7'V (1F RTTRT.TNf'��i �jI1�jjMiijj�j RFnTTTRFMF.NTC F(1R RFjTjEW�F PL�ANS �--.-. � The following are Planning Department requirements. Other Departments may have additional requirements. Please note that a demolition permit from the Building Depattment is required for any full or partial interior or exterior demolition. � • GENERAL INFORMATION REQUIRED/PROJECT DATA _l. Name of curtent owner on all sheets (add tenant & contact person to commercial projects). 2. Street address & assessor's parcel number of proposed project on all sheets. _3. Scale of drawings, north arrow & area of lo�. 4. Exterior.wall dixnensions of all buildings/structures on lo� _5. Gross floor area (GFA) removed, proposed new floor area & total (net) gross floor azea. �l l. Show locarion & material of at grade walkways, driveways & approaches. 7� �12. Show all at grade pazking (see #24 if a separate pazking plan is required). _ a. Identify & dimension driveway & parking spaces. _ b. If a new driveway is proposed & sloping conditions exist, show slope & provide cross secrion if required by City Engineer. _ _13. Show location of steps, terraces, porches (label whether covered or uncovered), fences, gates & retaining walls. SITE PLAN ��6.Identify adjacent street(s) especially for comer lots. ��7. Show & correctly dimension all properly lines (verify property dimensions with Engineering Deparhnent). T a. Show face of curb, planter strip, sidewalk & front property line; show dimensions for each; show overall dimension from face of curb to front property line (infortnation available &om Planning or Engineering Departments). _ b. Show location and dimensions of easements, if any, and identify type of easement. �� 8. Show and dimension all existing siructures on site plan. _ a. Include location & dimensions of main structure, garages, carports, covered or enclosed porch azeas, decks (show height from grade to deck surface), trellises, arbor & accessory stcuctures such as lanai, . lath house, recreation room, gazebo, covered spa or shed). � _ _ b. Show distances between structures, including eave-to-eave dimensions. ��' V 9. Clearly call out area of proposed project (remodel, - addition or proposed new structure). _ a. . Provide dimensions of project area. _ b. Indicate areas/walls/stcuctures to be removed (if not possible on site plan, show on demolition plan or floor plans). � _10. Show existing & proposed front, side & reaz yard dimensions. _ a. Make sure building & setback dimensions add up to property length width dimensions. _ b. if a change to the existing setback is proposed or if pcoject qualifies as new constructioq provide measurements of all eacistin�front setbacks on this side of block, as measured from property line established in 7a. _14. Show locarion of & circumference of existing trees, if any. Measure circumference from a point 54" above grade. _ a. Note which trees are to be removed. If any tree with a circumference of 48" will be removed, contact the Park Departmen� _ b. If no trees are to be removed, note so on plans. _15. Note location & identify obstructions such as hydrants, water/gas/electric meters, ufility poles, catch basins & drainage faciliries: _16. Locate & identify utility pipes, connections & improvements to uriliries which service the structure(s). _17. Show spot elevations at: _ a. Top of curb in front of property comers (these elevations must be surveyed by a licensed professional if an addition to the main dwelling or a change in overall height is proposed); _ b. Finished floor at entry & relative to top of curb elevations. _18. If a second story residential addition is proposed, in addition to spot elevarions required in 17 a& b above, provide spot elevations ah _ a. The four property comers; _ b. The 15' &ont & 15' rear setback lines where they intersect with the side property line; _ c. The four comers of the building at grade. FLOOR AND ROOF PLANS (see #24 for accessory structure requirements). � �19 �� Show all existing/proposed floor plans & roof plan as required (existing/proposed plans can be combined in some cases). � a. Indicate areas/walls/siructures to be removed. b. Show overall exterior dimensions �a�i�i�al aas�ees. c. Interior walls. d. Identify all rooms. " e. Show all doors & windows. _ f. Show total square footage. _ g. Show line of floor above/below if different. BUILDING ELEVATIONS AND BUII.DING SECTIONS _20. Show all building elevations. a. Show original existing elevations of house from average top of curb to roof ridge(s) prior to proposed addition/remodeUdemolition b. Clearly show new addifion in relationship to existing structure. _ c. Include al( windows, doors & roof pitches. _ d Show existing or proposed (if any) change in grade on all eleva6ons. _ e. Provide a building section if required. i_21. Show line of average top of curb; show overall building height from average top of curb (original height) & verify building height by showing: _ a. Dimension &om average top of curb to finished floor at entry; _ b. Dimension from finished floor at entry to top of plate (single story structures); or to ceiling (multiple story structures) then dimension between floors and from finished floor to ceiling to top of plate; _ c. Dimension from top of plate to roof ridge. _22. Declining Height Envelope notarion if project involves a second story addi6on in an R-1 or R-2 zoning district. _ a. If applying exception #3 of declining height envelope (CS 25.28.075), on applicable elevation, show change in grade, if any, from this property to nearest wall of adjacent property. Show setback and outline of adjacent residence; show height to top of plate of both structures (measure height from average elevation between the 15' front & rear setback elevations at the side property line). ACCESSORY STRUCTURES _23. When submitting plans for improvements to an accessory structure (de4ched garage, shed, workshop, lanai, lath house, recreation room, covered spa or similar structure) please provide the following additional information on: _ a. Floor Plans: 1. Location of inechanical equipment. 2. Electrical equipment 3. All water & sewer connecrions. 4. Locarion of doors & windows, including s skylights. _ b. Building Elevations: 1. Location of/change in grade on all elevations. 2. Height from lowest adjacent grade to top of plate. 3. Height from lowest adjacent grade to ridge. 4. Pitch of roof. '� PARKING PLAN � �24. �� Provide the proposed on-site parking layout showing: a. Existing/proposed curb cut(s). b. Dimensions of all driveways, aisles, parking and back-up azeas. c. Angel of parking stalls. d. Number all stalls & show designa6on of parking spaces (handicap, compact, guest spaces or designation of spaces for particular tenants). e. Show all structural elements (bollards, curbs, columns, bumper guards, walls or structures which confine sides of parking stall, etc.) f. Sloping driveways: Show slope & provide cross section of driveway if required by City Engineer. g. Below grade parking: Provide section showing change in elevations; show vertical clearance not less than 7'-0". -. h. Show all pertinent traffic flow details such as traf�ic control, direction of traffic flow, width & location of access roadways, & turning radius, if able. LANDSCAPE PLAN _25. When providing required or proposed landscape plans, please include the following: _ a. Show all fences or retaining walls. _ b. Note all planting trees, walkways & materials by size. _ c. Show all existing & proposed structures (deck, trellis, azbors, gazebo, bazbecue, etc.) � _ d. Note private and common open space areas & include dimensions on how area was calculated. . _ e. Note iirigation system to be used. _ f. Finished grade at both sides of abrupt changes of grades, such as wall slopes, etc. _ g. Other elevations which may be necessary to show grading & drainage. FENCES AND HEDGES _26. Before submitting plans to build a fence please pick up fence and hedge regulations &om the Planning Department. When submitting plans, include: _ a. A site plan clearly showing locarion of proposed fence(s) on property. _ b. A fence elevation with height of fence shown from highest adjacent grade. _ c. A cross secrion showing change in grade between two properties and height of fence measured from both sides. d. Conshuction details. susxEQ ctcr.sT.r-xn-t