HomeMy WebLinkAbout1201 Broadway - Staff Report., � • •
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City of Burlingame ITEM # 5
Special Permit and Parking Variance
Special Permit for Expanded Restaurant and Parking Variance for an
Expanded Eating Establishment
Address: 1201 Broadway - Village Host
Meeting Date: 3/13/95
Request: Special Permit and Parking Variance to expand an existing pizzeria restaurant,
Village Host, at 1201 Broadway, zoned C1, Broadway Commercial Area (C.S. 25.36.038 2 and
25.70.030 i).
Applicant: Ronald Santero
Property Owner: Mr. and Mrs. Farkas
Lot Dimensions and Area: 55' X 100' _.126 Acres
APN: 026-193-010
General Plan: Commercial, Shopping and Service Zoning: C-1
Adjacent Development: Restaurants, commercial and retail stores
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: and 15301 - Existing Facilities Class 1(d), Restoration or
rehabilitation of deteriorated or damaged structures, facilities, or mechanical equipment to meet
cunent standards of public health and safety.
Previous Use: restaurant - Village Host (3,116 SF)
Proposed Use: restaurant - Village Host (4,045 SF)
Allowable Use: expanded restaurant with a special permit and parking variance (+ 929 SF).
Summary: The applicant is requesting a special permit and parking variance to expand the
existing Village Host restaurant at 1201 Broadway. Village Host, pizza parlor, and the adjacent
retail silk flower shop were destroyed by a fire in December of 1994. Before the fire, Village
Host had a total of 3,116 SF located on two floors. The first floor had 2,121 SF of eating area
and kitchen, and the second floor had 418 SF of office and 577 SF of storage. The proposed
expansion into the adjacent retail store adds 640 SF of seating area and bathrooms on the first
floor (8'-0" X 80' = 640 SF). On the second floor, storage (839 SF) and two offices (445 SF)
are proposed. The enlarged eating establishment will have a total of 4,045 SF or an increase
of 23 %. The applicant notes that the expanded area is necessary to bring the building up to
current code standards. On the first floor, new disabled accessible bathrooms for both sexes,
and enlarged aisle widths for exiting will be added, while maintaining the same number of tables
and chairs (15 tables and 80 - 90 seats). Additional storage areas (+ 262 SF) and an increase
in office area (+27 SF) are proposed on the second floor. A special permit is required for
expansion of an existing food establishment in the Broadway Commercial Area.
SPECIAL PERMIT AND PARRING VARIANCE 1201 Broadway
The expanded restaurant use requires four additional parking spaces. There are no available
parking stalls on site. The original restaurant required 12 stalls for the eating establishment (1
sta1U200 SF), office (1 stall/300 SF) and storage azeas (1 stall/1,000 SF). The proposed
restaurant requires 16 stalls for all the uses, on both floors. A four car parking variance (16 -
12 = 4) is necessary for the increase in azea with the proposed restaurant. 1'here is public
parking available on the street and in the new Chula Vista parking lot (42 stalls) and Lot P on
Paloma Avenue (26 stalls).
The new Village Host will be open seven days a week, 11:00 A.M. to 12:00 P.M.(midnight).
Before the fue the pizzeria� has a maximum of five employees after 5:00 P.M. on weekends.
In five years they project the same number of employees. Customers anticipated at the site
number 40 to 50 during the day and 60 to 75 at night. The applicant indicates that this number
of customers will remain constant in five years. The maximum number of employees and
customers on site at any one time is 75 people. They have eight vendors that deliver to the site
during the week.
Proposed Existing Allowed/Req'd
Use: * eating expanded eating
establishment establishment
(3,116 SF) (4,045 SF)
special permit
for expanded eating
establishment
Parking: * 0 0 4 for expanded use
(16 required) (12 required) (16 - 12 = 4)
* Special permit and parlcing variance for expanded eating establishment.
This project meets all other zoning code requirements.
Staff Comments: The City Engineer notes (February 21, 1995 memo) that pedestrian
protection will be required during construction. The Chief Building Inspector indicates
(February 13, 1995 memo) that all work shall comply with the cunent State Building Code. The
Fire Marshal (February 13, 1995 memo) notes that the building shall be protected by an
automatic fire sprinkler system monitored by a central station.
Findings 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;
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SPECIAL PERMIT AND PARICING VARIANCE 1201 Broadway
(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;
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and
character of e�sting and potential uses of properties in the general vicinity.
Findings for a Special Permit:
In order to grant a Special Permit the Planning Commission must find that the following
conditions exist on the property (Code Section 25.52.020 a-c):
(a) the proposed use, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general welfare, or convenience;
(b) the proposed use will be located and conducted in a manner in accord with the
Burlingame general plan and the purposes of this title;
(c) the Planning Commission may impose such reasonable conditions or restrictions
as it deems necessary to secure the purposes of this title and to assure operation
of the use in a manner compatible with the aesthetics, mass, bulk and character of
existing and potential uses on adjoining properties in the general vicinity.
Planning Commission Action: The Planning Commission should hold a public hearing.
Affirmative action should be taken by resolution and should include findings. The reasons for
any action should be clearly stated. At the public hearing the following conditions should be
considered:
Conditions:
1. that the project shall be built as shown on the plans submitted to the Planning
Department and date stamped February 17, 1995, Site Plan, Floor Plans, and
Elevations;
2. that the conditions of the City Engineers' February 21, 1995 memo, and the Chief
Building Inspectors' February 13, 1995 memo, and the Fire Marshals' February
13, 1995 memo shall be met;
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SPECIAL PERMIT AND PARICING VARIANCE
Conditions (continued):
1201 Broadway
3. that the business shall be open 11:00 A.M. to 12:00 P.M. seven days a week,
Monday through Sunday, with a ma�cimum of five employees on site at any one
time;
4. that an enclosed and ventilated garbage storage area shall be identified at the rear
of the site and that garbage cans shall be kept in the storage area until such time
garbage is picked up and upon pick-up cans shall immediately be returned to the
storage area;
5. that the project shall provide adequate filtering and venting to avoid dissemination
of odors on neighboring properties and a grease trap(s) shall be provided as
approved by the City Engineer;
6. that the office areas shall not be separately leased; and
7. that all the improvements for the expanded eating establishment shall meet all the
requirements of the Uniform Building and Uniform Fire Codes as amended by the
City of Burlingame.
Jane Gomery
Planner
cc: Ronald Santero, applicant
Mr. and Mrs. Farkas, property owner
Mike Nilmeyer, designer
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Project Add
X Special Permit X Variance Other
1201 Broadway Avenue
Assessor's Parcel Number(s
APPL/CANT
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Name: Ronald Santero
Address' � 25 Pepper Avenue
City/StBte/Zip: Burlinqame, CA 94010
Telephone:(work) ���5) 348-1967
(home) (415) 344-1316
ARCH/TECT/DES/GNER
Name: Nilmeyer / Nilmeyer Associates (Mike Nilmeyer)
Address:128 Pepper Avenue
City/State/Zip: Burlingame, CA 94010
Telephone (daytime): �415) 347-0757
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PROPERTY OWNER
Name: Mr. � Mrs. Farkas
Address: 35 Sheldon Avenue
City/State/Zip: Hillsborough, CA 94010
Telephone: (work) ---
(home) �415) 343-9535
Please indicate with an asterisk ("1 who the contact nerson
is foi fhis vroiect.
PROJECT DESCR/PT/ON:
reconstruction of a fire damaged restaurant and silk flower store. The building will be
brought up to current code standards.
A FF/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.
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Applicant's Signature Da�e
I know about the proposed application, and hereby authorize the above applicant to submit this
application. ^ � .
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Property Owner's Signature Date
Date Filed: �' �' � �
OFFICE USE ONLY
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Fee ��� �
Receipt # `� �<� - ( / �3
Letter(s) to applicant advising application incomplete:
Date application accepted as complete: �
P.C. study meeting (date) P.C. public hearing (date)
P.C. Action
,2�s2 Appeal to Council? Yes No
projapp.frm Council meeting date Council Action
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CITY OF BURLINGAME
SUPPLEMENTAL TO APPLICATION TO THE PLANNING COMMISSIOA
COMMERCIAL APPLIGATIONS
1. Proposed use of site: The site housed (until destro�red by_ fire in De� mber)
the Villaqe Host Pizza Restaurant and a flower store. The nizza r ciaurant
�is returninq and wishes to enlarcae slightly to accomodatP thP Pxtra arPa�
that will now be consumed with code u�graded handica�nPrl tnilPtc a►,� a��essibility.
It is assumed that the flower store will return, as they havP ayrPPrl t� n��.e
up some of their space for the pizza restaurant.
2.
3.
4.
Days/hours of operation: � days per week: Monday-Saturday 11:00 AM-Mldnic�ht
Sunday : 11 :00 AM - 10 :00 P
Number of trucks/service vehicles (by type):
O vehicles; Vendors approximately 8 per week
Current and Projected maximum number of employees at this
location; .
Existincx In 2 Years
l After + After
8AM-5PM I 5PM 8AM-5PM I 5PM
Weekdays 2
fulltime
artime �
Weekends �
fulltime
r�artima 2
In 5 Years
Af ter
8AM�-5PM I 5PM
1 I 2 I 1 I 2 I 1
3 1 3 1
1 1
5 2 5 2
3
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5. Current and Projected maximum number of visitors/customers
who may come to the site:
Existinq In 2 Years In 5 Years
After After After
8AM-5PM 5PM 8AM-SPM 5PM 8AM-5PM 5PM
Weekda s 50 75 50 75 50 75
Weekends 40 60 40 60 40 60
6. Maximum number of employees and visitors/customers which can
be expected to be on the property at any one time:
75 people
7.
�'�
Where do/will the employees park? Employees typically park in the
public parking Iot located between Capuchino � Paloma or on Laguna Ave.
Where do/will customers/visitors park? Customers typically park on
Broadway, Laquna and other streets or in the public lots nearby
9. Present or most recent use of site: The site is currently a pizza restaurant
and a flower store.
10. List of other tenants/firms on the property: Silk Flower store
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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. Desc�ibe the exceptiona/ or extraordinary ci�cumstances or conditions app/icab/e to your
property which do not app/y to other properties in this area.
In December of 1994, a fire originating in the silk flower store destroyed both the flower
store and the pizza restaurant. The fire devastated the building interiors. In order to
reconstruct the interiors, all new construction must meet current codes. As a consequence,
to accomodate the increased area of handicapped access and toilet facilities and wider
circulation areas, we are asking to increase the area of the restaurant facility. If the facilit
were rebuilt within the same boundries, seating capacity would be lost due to the increased
areas consumed by circulation, access, and toilets.
b. Exp/ain why the variance request is necessary foi 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.
As indicated in Item a above, the increase in areas consumed by bringing the building
to current code standards; Handicapped, fire, � building; will result in lost seating
capacity if the current demising wall is left as is. By moving the demising wall between
the flower store and the restaurant, we can accomdate upgraded handicapped facilities
and circulation space.The space prior to the fire was restricted in circulation and did not
meet current handicap access standards.
c. Exp/ain why the proposed use at the pioposed /ocation wi// not be detrimenta/ or injurious
to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ we/fare, or
con venience.
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If anything, the reconstrcuted building will provide a safer environment than the previous
building. In addiiion to new electrcial and gas systems, new handicap accessible facilities
will be provided. Also, the building will be required to be protected by a fire sprinkler
system.
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/ vicinityl
The building shell is existing and will be freshly painted and refurbished. The existing
scale of the building ties in directly with the mass and scale of the other retail buildings
on Broadway.
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a. Describe the exceptiona/ or extraordinary circumstances or conditions app/icab/e to your
property which do not app/y to other properties in thfs area.
Do any conditions exist �n the site which make other the alternatives to the va�iance impracticable or
impossible and are also not common to other properties in the area7 For example, is there a creek cuttinp
throuph the property, an exceptional tree specimen, steep terrain, odd lot shape or unusual placement of
existin� structures7 How is this property different from others in the neighborhood7
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 simila� to others in the area or neighborhood without the exception?
(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 propertyl
c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ or injurious
to property or improvements in the vicinity oi to pub/ic hea/th, safety, genera/ we/fare, or
convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those
propertiesl If nei�hboring properties will not be affected, state why. Think about traffic, noise, liflhtinp,
paving, landscaping sunlight/shade, views from neighboring p�operties, ease of maintenance. Why will the
structure or use within the structure not affect the public's health, safety or peneral welfare?
Public health includes such things as sanitation (garbage), air quality, discharpes into sewer and stormwater
systems, water supply safety, and things which have the potential to affect public health (i.e., underground
storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or
communicable diseasesl.
P�blic safetv. How will the structure o� use within the structure affect police or fire p�otection7 wll 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 gatherin8s, loitering, traffic) or fire services (i.e., storage or use
flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removall.
�eneral welfare is a catch-all phrase meaninfl community �ood. Is the proposal consistent with the city's
policy and goals for conservation and development? Is there a social benefitl
�onvenience. How would the proposed structure or use affect public convenience (such as access to or
parking for this site or adjacent sitesl7 Is the proposal accessible to particular segments of the public such as
the elderly or handicapped7
d. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinityT
How does the proposed structure or use compare aesthetically with existing neighborhood7 If it does not
affect aesthetics, state why. If changes to the structure are proposed, was the addition desiflned to match
existinp architecture or pattern of development on adjacent properties in the neighborhood7 If use will affect
the way a neighborhood/area looks, compare your proposal to other uses in the area and explain why it 'fits".
How does the proposed structure compare to neighborin� structures in te�ms of mass or bulk? If there is no
chanpe to structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with
other structures in the neighborhood or area.
How will the structure or use within the structure change the character of the neighborhoodl Think of
character as the image or tone established by size, density of development and peneral pattem of land use.
Will there be more traffic or less parking available resulting from this use7 If you don't feel the charactef of
the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the peneral vicinity7 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. ,sros.�.a�,
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The Planning Commission is required by law to make findings as defined by the City's ordinance
(Code Section 25.52.020). Your answers to the following questions will assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these
questions.
1. Exp/ain why the proposed use at the proposed /ocation wi// not be detrimenta/ oc infurious
to property or improvements in the vicinity or to pub/ic hea/th, safety, gene�a/ we/fare, or
convenience. \
If anything, the reconstructed building will provide a safer environment than the previous
building. In addition to new electrcial and gas systems, new handicap accessible facilites
will also be provided. Also, the building will be required to be protected by a fire
sprinkler system.
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2. How wi// the proposed use be /ocated and conducted in accordance with the Bur/ingame
Genera/ P/an and Zoning OrdinanceT
The Burlingame General PLan and Zoning Ordinance both allow restaurant type uses
within the Broadway commercial district. The area is all commercial retail and restaurant
use. The use previous to the fire was identical. The only reason for the application
is the intention to expand the area of the restaurant due to the increased areas required
by upgrading the building to current codes.
3. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character
of the existing and potentia/ uses on adjoining properties in the genera/ vicinityl
The building shell is existing and will be freshly painted and refurbished. The existing
scale of the building ties in directly with the mass and scale of the other retail buildings
on Broadway. The building has been existing on this site for a number of years.
12/92
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1. Exp/ain why the proposed use at the proposed /ocation wi// not be det�finenta/ or Injurfous to
property o� improvements in the vicinity or to pub/ic hea/th, safety, geneia/ we/fare, or
convenience.
How will the proposed structure or use within the structure afFect neiphborinp properties or structures on those
properties7 If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving,
landscapinfl sunlipht/shade, views from neighboring properties, ease of maintenance.
Why will the structure or use within the structure not affect the public's health, safety or fleneral welfare7
Public health includes such things as sanitation (�arba�el, air quality, discharpes into sewer and stormwater systems,
water supply safety, and things which have the potential to affect public health (i.e., underground storage tanks,
storape of chemicals, situations which encourape the spread of rodents, insects or communicable diseases).
Public safetv. How will the structure or use within the structure affect police or fire protection7 wll alarm systems
or sprinklers be installedl Could the structure or use within the structu�e create a nuisance or need for police services
(i.e., noise, unruly gatherings, loitering, traffic) or fire services (i.e., storage or use flammable or hazardous materials,
or potentially dangerous activities like welding, woodwork, engine removall.
�enera/ welfare is a catch-all phrase meaning community good. Is the proposal cons�stent with the city's policy and
goals for conservation and developmentl Is there a social benefit7
�onvenience. How would the proposed structure or use afFect public convenience (such as access to or parking for
this site or adjacent sites)1 Is the proposal accessible to particular segments of the public such as the elderly or
handicapped7
2. How wi// the proposed use be /ocated and conducted in accordance with the Burrngame Genera/
Plan and Zoning OrdinanceT
Ask the Pfannin� Department for the general plan designation and zonin� district for the proposed project site. Also
ask for an explanation of each. Once you have this information, you can compare you� proposal with the stated
designated use and zoning, then explain why this proposal would "fit" accordi�gly.
3. How wi// the proposed project be compatib/e with the aesthetics, mass, bu/k and character of the
existing neighborhood and potentia/ uses on adjoining properties in the genera/ vicinityT
How does the proposed structure or use compare aesthetically with existinfl neighborhood7 If it does not affect
aesthetics, state why. If chanqes to the structure are proposed, was the addition desi�ned to match existing
architecture, pattern of development on adjacent properties in the neighborhood7 If a use will affect the way a
neighborhood or area looks, such as a long term airport parking lot, compare your propasal 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 structure, say so. If a new structure is proposed, compare its size, appearance, orientation etc. with other
structures in the neighbo�hood or area.
How will the structure or use within the structure change the character of the �eighbofioodl Think of character as
the imafle or tone established by size, density of development and general pattern of land use. wll there be more
traffic or less parkin� available resultin� from this use? If you don't feel the cha�acter of the neighborhood will change,
state why.
How will the proposed project be compatible with existin� and potential uses in the peneral vicinity7 Compare you�
project with existinp 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.
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ROUTING FORM
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CITY ENGINEER
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FIRE MAItBHAL
PARRS DIRECTOR •
CITY ATTORNEY
CITY PLANNER/ZONING TECffiJICIAN .
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REVIEWED BY STAFF IN MEETING ON MONDAY: -�/,; . � /C��/r_
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FROM: CITY PLANNER/ZONING TECHNICIAN .
SUBJECT: REQIIEST FOR �.Q-G{��� I �%Y%(� �-
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TO: � CITY ENGINEER
CHIEF BIIILDING INSPECTOR
FIRE MAItBHAL
PARKS DIRECTOR -
CITY ATTORNEY
FROM: CITY PLANNER/ZONING TECHNICIAN
SUBJECT: REQIIEBT FOR
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Jane/Sheri/Leah ����. Date of Comments
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SCHEDULED PLANNING COMMISSION ACTION MEETING: ,� /Y(,� ��
REVIEWED BY STAFF IN MEETING ON MONDAY : l/�r! �. 1� f C���_
RESOLUTION NO.
RESOLUTION APPROVING CATEGORICAL EXEMPTION,
SPECIAL PERMIT AND PARKING VARIANCE
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for a
�ecial permit and �arking variance to expand an existing=nizzeria restaurant at 1201 Broadway.
zoned C-1, Broadwa,y Commercial Area ; property owner: Mr, and Mrs. Fazkas, 35 Sheldon Avenue�
Hillsborough ; and �
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
March 13, 1995 , 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, categorical exemption per
Section 15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such things as
interior partitions, plumbing, and electrical conveyances: and 15301 - Existing Facilities Class 1(d),
Restoration or rehabilitation of deteriorated or damaged structures, facilities, or mechanical equipment
to meet cunent standards of public health and safety is hereby approved.
2. Said special permit and parking variance is approved subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such variance and Special Permit 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, Mike Ellis , 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 13th day of March , 1995 , by the following vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
EXHIBIT "A"
Conditions of approval categorical exemption, special permit and parking variance
1201 BROADWAY
effective MARCH 20, 1995
1. that the project shall be built as shown on the plans submitted to the Planning Department
and date stamped February 17, 1995, Site Plan, Floor Plans, and Elevations;
2. that the conditions of the City Engineers' February 21, 1995 memo, and the Chief
Building Inspectors' February 13, 1995 memo, and the Fire Marshals' February 13, 1995
memo shall be met;
3. that the business shall be open 11:00 A.M, to 12:00 P.M. seven days a week, Monday
through Sunday, with a maximum of five employees on site at any one time;
4. that an enclosed and ventilated garbage storage area shall be identified at the rear of the
site and that garbage cans shall be kept in the storage area until such time garbage is
picked up and upon pick-up cans shall immediately be returned to the storage area;
5. that the project shall provide adequate filtering and venting to avoid dissemination of
odors on neighboring properties and a grease trap(s) shall be provided as approveri by
the City Engineer;
6. that the office azeas shall not be separately leased; and
7. that all the improvements for the expanded eating establishment shall meet all the
requirements of the Uniform Building and Uniform Fire Codes as amended by the City
of Burlingame.
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CS 25.50.060 Nonconfoming structures - Restoration of Damage.
Presently stated:
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(b) Any other nonconforming building which is damaged or destroyed by any means to the
extent of fifty percent or more of its value may be rebuilt or used thereafter only in compliance
with the regulations of the district of which it is a part. In the event that the necessary repairs
are less than fifty percent of the value, the building may be restored to its original condition and
the occupancy and use resumed. Such restoration must be started within a period of six months
and be diligently carried to completion within twelve months or as determined on request by the
planing commission with a public hearing.
Suggested change:
(b) Any other nonconforming structure which is damaged or destroyed by any means to
the extent of fifty (50) percent or more of its value may be rebuilt or used thereafter only in
compliance with the regulations of the district of which it is a part;
(c) Any other nonconforming structure which is damaged or destroyed by any means to the
extent of less than fifty (50) percent of its value may be rebuilt to its original condition and the
same occupancy and use resumed;
(d) Any nonconforming structure in the Broadway Commercial Area which is partially or
totally destroyed by catastrophe or natural disaster may be rebuilt to its pre-existing size and
dimensions if the same use and amount of parking is provided on site as existed before the loss;
(e) Unless rebuilding is started within a period of six (6) months and completed within
twelve (12) months, or a longer period as determined on request to the planning commission,
the nonconforming status of the structure shall expire.
An�otation: The Village Host Pizza Parlor recently burned. As a part of the resulting
remodel the proprietor decided to enlarge the restaurant taking about 500 SF from the old
retail business area within the original structure's footprint and creating some additional office
area for the restaurant's use on the second floor. The business requested and received a four
space parking variance from the Planning Commission in order to expand the restaurant use.
Since the variance for expanding the food establishment was granted, the property owner has
discovered that the entire structure will have to be demolished. According to our current code,
CS 25.50.060-b, the property owner will have to apply for an additional parking variance in
order to replace the entire structure since the site is nonconforming in on-site parking (i. e.
provides none, where about 22 are required based on uses before the fire). Since few of the
developed sites in the Broadway Commercial Area provide on-site parking to current code
requirements and since there are off-street lots and on-street parking shared by all the existing
uses, replacement of existing uses (same size) and structures will not change the existing
availability of parking. With the proposed change an intensification of a use, such as Village
Host expanding its tena►zt space, would continue to be reviewed for the effect of the increase
of demand on available parking. The change in wording distinguishes between maintenance
of existirtg levels of commercial activity and expandi�zg or intensifying uses. Intensifying uses
would require providing more parking on site or getting a parking variance.
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City of Burlingame
8 AM-5 PM
Plan Review Process
PLANNING DEPARTMENT 696-7250
Plan Review Comments
Building Department
696-1600
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Job Address : �� � fJi�� //(J �Appl ication Number :
Job Description: �.�GC,� L�.�',�? t��-�� �- Gf.�c..t.,.; �. �r,,:r ,.,.._,:_-«��._.
Appl'n Date: .....Check Date: ..By: [] Not Appd
Resubl Date: ..Recheckl Date: ..By: [] Not Appd
Resub2 Date: ..Recheck2 Date: ..By: [] Not A d
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Resub3 Date: ..Recheck3 Date: ..By: [] Not A d
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NOTE: When Plans are APPROVED check the Plans Approved box below and sign.
[] Plans approved: [] Without further comment [] With conditions listed.
BV: Date:
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City of Burlingame Plan Review Process Building Department
8AM - 5PM 696-1600
PLANNING DEPARTMENT 696-7�so
PAGE:
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Print Key Output
5763SS1 V3ROM5 940604 CITYHALL
Page 1
02/10/95 14:09:55
Display Device . . . . . . BLGPLAN
User . . . . . . . . . . . BLPLANNING
2/10/95 City of Burlingame 14:09:52
Geo Base Display
026-193-010
Address of Property: 1201 BROADWAY
Property Owner: FARKAS MORRIS & LENCI TRS
35 SHELDON WY
HILLSBOROUGH, CA 940100000
Land A/V: 79,338 Improvement A/V: 69,234
Homeowner Exempt: 0 Sale Amount: 0 Date Recorded: 3/19/92
Legal Description
55 FT X 100 FT COR BROADWAY & LAGUNA AVES PORT LOTS 1& 2
Historic: N Hillside: N Construction Type:
Unreinforced Masonry: N Bayfront: N Use/Zone: C1-B1
Flood Zone: N Occupancy: Special Use:
New Construction: Occupancy Type: Secondary Unit:
Code Enforcement: Recorded Variances: Conditional Use:
P/L Survey Date: Sewer Lateral Expiration Date:
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APPRAISAL REPORT — ASSESSOR'S OFFICE — SAN MATEO COUNTY, C LIFORNIA �� •
^��•�������'�•��• /.'�' - � SER _T, � /4✓�'✓ � DATE APPRAISED �// � OCCUPI D O.S �
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owNen's wooR[ss - REAL.ESTATE VALUE - i
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/!/f C07�1 � G ^ IIG ; � J,i//: • �vCiG -f✓L�Hi!% WAINSCOTING WAlLS . . ..
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OUTBUIIDINGS AyOr'Cai.G (FiY'�u✓Oj 6Y TO/�:���I�
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ASSOCIATES ��ARC H ITECTS
June 9, 1995
Burlingame Planning Department
Burlingame City Hall
501 Primrose Road
Burlingame, CA 94010
Re: 1201 Broadway
Fire Restoration
Dear Meg:
As you have indicated previously, the City Council has
recently adopted an ordinance which will allow a non-
conforming building and use to be rebuilt within a six-month
time frame subsequent to a disaster such as a fire.
As you are aware, a fire destroyed the contents of the
building referenced above on or about December 20, 1994.
Since that time, we have been working with the owners, the
tenants, and the insurance company and are currently in the
plan check process. We our submitted initial plan check
documents to the building department approximatel� i week ago
and we do not realistically expect that our building permit
will be issued before June 20, 1995. It is our expectation
that a permit will be forthcoming after that date subsequent
to any plan check corrections and other reviews.
In addition, we are proceeding with the plan check process
for the County of San Mateo Health Department and have been
informed that their initial plan check process requires a
minimum of 20 working days.
You indicated it would be appropriate for us to request a
time extension from the City Council on this recently enacted
ordinance with reference to this property. I know the
concern of the city council is to provide the owners the
ability to rebuild their buildings after a disaster with the
previous use that occupied the site and we are making every
effort to do so.
We look forward to having The Village Host Pizza Parlor and
the flower shop reopen as soon as possible. It is the
intention of the owners and the insurance company that
construction will begin as soon as possible after the
building permit is issued.
128 Pepper Avenue '' Burlingame, California 94010 '= (415) 347-0757
.
Sho you have any questions regarding the above, please
c tac e at your convenience.
ful�y,
Michael �T. Nilmeyer, AIA
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�ty of Burlingame Pian Review Process Building Department 696-160C
- PLANNING DEPARTMENT342-8625
Plan Review Comments
Job Address: ol � Application Number: �17
Job Description: p/y Lp• IQC.� . STDKr
Appl'n Date: .s � ......Check Date: ...By:�_ [] Not Appc
Resubl Date: ...Recheckl Date: ...By: [] Not Appc
Resub2 Date: ...Recheck2 Date: ...By: [] Not Appc
Resub3 Date: �..Recheck3 Date• ...By: [] Not Appc
�j Plans approved: [] Without further commen �� With conditions listed.
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-12 AM, 1-2 PM 696-1600
- PLANNING DEPARTMENT _
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