HomeMy WebLinkAbout1205 Broadway - Staff Report (2)�
Item # �
Study Item
City of Burlingame
Conditional Use Permit and Parking Yariance for a Full Service Food Establishment
Address: 1205 Broadway Meeting Date: 08/22/OS
Request: Conditional use permit and parking variance for a full service food establishment in the Broadway
Commercial Area.
Applicant: George R. Corey APN: 026-193-010
Property Owner: Lenci Farkas Trustee Lot Area: 5,500 SF
Architect: Arnie Gapesin, A&T Design Group
General Plan: Shopping and Service Zoning: C-1, Broadway Commercial Area
Adjacent Development: Retail, Personal Services and Food Establishments
Previous Use:
Proposed Use:
Allowable Use:
Retail, toy and hobby shop
Full service food establishment
Food establishment with a conditional use permit
History: On July 5, 2005, the City Council adopted Ordinance 1758, which allows up to five additional food
establishments at any location in the Broadway Commercial Area, so long as the food establishment is limited
to a full service, limited food service or a specialty shop food establishment. A conditional use permit is
required. This ordinance change was adopted on July 5, 2005, and became effective on August 4, 2005. The
applicant submitted an application soon after the ordinance was adopted and is requesting a conditional use
permit and parking variance for a new full service food establishment. This is the second application for a
new food establishment in the Broadway Commercial Area since the ordinance was adopted.
Summary: The applicant is proposing to operate a new full-service food establishment, Ristorante Bellaggio,
at 1205 Broadway, zoned C-1, Broadway Commercial Area. There are two tenant spaces in the building; one
space is occupied by Village Host Pizza (Specialty Food Shop) and the other space is a toy and hobby shop
(retail use). The proposed food establishxnent would replace the existing toy and hobby shop. The existing
tenant space measures 2,501 SF (1,849 SF on the first floor and 652 SF on the second floor).
The proposed food establishment would occupy the entire 2,501 SF tenant space. The first floor (1,849 SF)
will contain the dining area, kitchen, food preparation, wash area, freezer/cooler and restrooms. The second
floor (652 SF) will be used to support the food establishment and would contain freezers and storage for liquor
and dry goods.
A full service food establishment is defined as a business which sells food prepared indoors on the premise
with a full menu and provides an indoor seating area of at least 250 SF. Operating criteria for a full service
food establishment include most or all of the following: served by waiters to seated customers and where
payment is made at the end of the meal; presence of a full commercial kitchen and commercial dishwasher;
and food is served on ceramic plates with metal flatware and cloth napkins.
The full service food establishment will have approximately 850 SF of seating area. Tables will be provided
as well as a limited service bar (5 seats). The business will have a maximum of 4 full-time and 4 part-time
employees on weekdays and 5 full-time and 5 part-time employees on weekends. The applicant projects a
:�
Conditional Use Permit and Parking Yariance
1205 Broadway
total of 50 customers per day on weekdays and 80 customers per day on weekends. In the future, the applicant
anticipates a total of 75 customers per day on weekdays and 105 customers per day on weekends. A
maximum of 70 people are expected on site at any one time, including the owner, employees and customers.
The food establishment will be open seven days a week, from 11:00 a.m. to 10:00 p.m.
This site is nonconforming since it has no on-site parking. The proposed food establishment will be replacing
an existing retail use. Additional 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 food establishment (1:200 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 (1276 SF of retail and 1225 SF of storage), a
total of 5 parking spaces would be required on site. The proposed food establishment (1642 SF of food
establishment and 652 SF of storage) requires a total of 9 on-site parking spaces. Therefore, a parking
variance is required for 4 parking spaces (no on-site parking spaces provided where 4 parking spaces are
required for an intensification of use). Staff would note that public parking is available on the street and in
neighboring public Lots P(27 stalls), Q(24 stalls), and Y(55 stalls). The following applications are required:
• Conditional use permit for a full-service food establishment in the Broadway Commercial Area with
850 SF of on-site seating area; and
• Parking variance for intensification of use from retail sales to food establishment (0 on-site parking
spaces provided where 4 parking spaces are required for the intensification of use) (CS 25.70.010, 2).
Table 1-1205 Broadwa
Existing Proposed Allowed/Req'd.
Use: retail full service food conditional use permit required
(toy and hobby store) establishment' for food establishment
Seating Area: n/a • 850 SF full service food establishment
must have at least 250 SF
Parking: 0 spaces 0 spaces2 4 additional parking spaces
required for intensification of
use from retail to food
establishment
' Conditional use permit for a full-service food establishment in the Broadway Commercial Area
(Ordinance 1758) with 825 SF of on-site seating area.
2 Parking variance for intensification of use from retail to food establishment (4 parking spaces required
where 0 parking spaces are provided on-site).
Staff comments: See attached. This project is not subject to commercial design review because the tenant
space width is less than 25'-0" and the exterior of the existing building will not be altered.
Ruben Hurin, Planner
c. George R. Corey, applicant
2
08/26/2605 11:04
6568714194
COREY,LUZAICH
�
(3eorge R. Corey
Soevan N. Luzaich
Dario de Ghetaldi
Jerry E. Nastari
Amanda L. Riddle
Edward A. Daniels
]anot M. Li
COREY� LUZAICA� PLISKA, DE GHETALDI & NASTARI LLP
Attorneys at Law
700 BL CAMIN� REAL, P.O. Box 669
MILLBRAE, CALLFORNIA 94030
(650) 871-5666 • FAX (650) 871-4144
FAX TRANSMITTAL MEMO
August 26, 2005
TO:
FROM:
,[�
Ms. Maureen Bzooks
Fax Number: 650-696-3790
George R. Cozey
1205 Broadway - Response to Planning Sessfon Camments
Nunnbez of pages transmitted: 3(Includes cover page)
Original to follow by mail: No
MESSAGE:
CONFIDENTIALITY NOTICE
PAGE 61/03
Hon. Edward W. Pliska (Ret.)
Xenophon Tragoutsis (Ret.)
THE DOCUMENTS ACCOMPANXING 7'HIS TELECOPY TRANSMTSSION CONTAIN CONFIDENTIAL INFORMATION BELONQINO TO
T[-IE SENDER WHiCH [S LEGALLY PRNILEGED, TrIE INFORMATION IS INTENDED ONLY POR THE [JSE OF THE IIVDMDUAL OR
ENTfTY NAMED ABOVE. IF Y�U ARE NOT THE TNTENDED RECiPIENT, YOU ARE HEREBY NO'I�F�D THAT ANX DISCLOSURE,,
COPYING, DISTft1BUTION, OR OTHER USE OF THH CONI'EWTS OF THfS TELECOP[ED IIVFORMAT[ON TS STRICTLY PROH[H1TED.
IF YOU IiAVE RLCE[VED THIS TELECOPY TRANSM[SSION IN ERROR, PLL�ASE NOTIFY US BY TELEPHONB IMMEDIATELY TO
ARRANGE FOR THE RENRN OF THE DOCUMENTS TO US. ' �
CITY OF BURLINGAME
PLANNING DEPARTMENT
TEL. (650) 558-7250
FAX. (650) 696-3790
FACSIMILE TRANSMITTAL SHEET
TO: GEORGE COREY FROM: Maureen Brooks
COMPANY:
DATE: August 25, 2005
FAX NUMBER: 871-4144 TOTAL NO. OF PAGES:
2, including the Cover Sheet
RE: 1205 Broadway
CUP for Restaurant
❑ Urgent 0 For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle
Attached are the minutes from Monday night's Planning Commission study
meeting for your project at 1205 Broadway. Please respond to the questions
raised by the Planning Commission. If a response is received by noon on
Wednesday, August 31, 2005, this item will be placed on the Planning
Commission's September 12, 2005 consent calender.
Please call me at (650) 558-7253 if you have any questions.
Maureen
c: Orhan Kurt - fax -(415) 731-9500
Arnie Gapesin - fax - (510) 482-1552
501 PRIMROSE ROAD • BURLINGAME CA • 94010
I -- - _
CITY OF BURLINGAME
PLANNING DEPARTMENT
TEL. (650) 558-7250
FAX. (650) 696-3790
FACSIMILE TRANSMITTAL SHEET
TO: FROM:
Arnie Gapesin Ruben Hurin, Planner
Orhan Kurt
COMPANY:
FAX NUMBER:
(510) 482-1552
(415) 731-9500
RE:
1205 Broadway — Food Establishment
DATE:
July 25, 2005
TOTAL NO. OF PAGES:
9, including the cover sheet
❑ URGENT Q FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE
Amie/Orhan,
Attached please find my plan check comments for the project at 1205 Broadway, Buriingame.
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 on the plans (items marked
with a►). Once these items have been addressed on the plans, please submit two sets of plans for
our review.
Please note that a parking variance is required for intensification of use on the site. Please complete
the attached Variance Form and submit the $895 filing fee.
Also attached are preliminary comments from the Chief Building Official, Fire Marshal, City Engineer,
Recycling Specialist and NPDES Coordinator. Comment #9 from the Chief Building Official and
Comment #3 from the Fire Marshal must be addressed prior to review by the Planning
Commission. The remaining comments can be addressed at time of building permit submittal.
Please call them directly if you have any questions regarding their comments.
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: 1205 Broadway
Job Description: Interior Remodel for New Food Establishment
Date of Plans: July 15, 2005
Lot Area: 5,500 SF
Zoning: C-1, Broadway Commercial Area
1. Conditional Use Permit
• Conditional use permit required for food establishment use. Application submitted.
2. Parking
• In the Broadway Commercial Area, 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 food
establishment (1:200 parking ratio). Therefore, additional on-site parking is required for the difference
between the existing and proposed parking requirement.
Based on the existing uses (1276 SF of retail and 1225 SF storage), a total of 5 parking spaces are
required on site. The proposed uses (1642 SF of food establishment and 859 SF of storage) requires a
total of 9 on-site parking spaces. Therefore, a parking variance is required for 4 parking spaces (0 on-
site parking spaces provided where 4 parking spaces are required for an intensification of use).
See attached sheet for calculations for existing and proposed parking requirements. Parking requirement
is based on gross floor area which includes hallways, stairs, restrooms.
► Parking variance required for intensification of use. Please complete the attached Variance Form and
submit the $895 variance filing fee.
3. Miscellaneous
► This tenant space appears to be in a multi-tenant building. Provide full site plan showing entire building
with a foot print of each tenant space. Subject tenant space should be clearly shown on the site plan.
► Show all on-site parking spaces, if any, on site plan.
► Provide/label existing uses on first floor and mezzanine level (retail, storage, office, etc.)
► Show existing restrooms to be demolished on existing floor plan.
,
Job Address:
Date of Plans:
Job Description:
City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
1205 Broadway
July 15, 2005
Food Establishment
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