HomeMy WebLinkAbout1205 Broadway - Staff Report (2)�
City�of Burlingame
Conditional Use Permit and Parking Yariance
for a Full Service Food Establishment
Address: 1205 Broadway
Item # dL
Study Item
Meeting Date: 11/13/06
Request: Conditional use permit amendment and parking variance for an addition and increase in seating
area of an existing full service food establishment in the Broadway Commercial Area.
Applicant: Orhan Kurt 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
Existing Use: Full service food establishment (Rocca Ristorante)
Proposed Use: Same as existing
Allowable Use: Food establishment with a conditional use permit
History: On September 12, 2005, the Planning Commission approved a conditional use permit and parking
variance for a new, full service food establishment, Rocca Ristorante, at 1205 Broadway, zoned C-1,
Broadway Commercial Area (September 12, 2005, P.C. Minutes). This new food establishment was one of
five food establishments permitted by Ordinance 1758, which allowed up to five additional food
establishments at any location in the Broadway Commercial Area. This food establishment is currently in
operation.
Summary: The applicant is proposing a first floor addition and an increase in the seating area of an
existing full-service food establishment, Rocca Ristorante, at 1205 Broadway, zoned C-1, Broadway
Commercial Area. The existing food establishment measures 2,501 SF (1,849 SF on the first floor and 652
SF on the second floor). The first floor (1,849 SF) currently contains the dining area, kitchen, food
preparation, wash area, freezer/cooler and restrooms. The second floor (652 SF) currently is used to
support the food establishment and contains freezers and storage for liquor and dry goods.
The full service food establishment was originally approved with 850 SF of seating area all located on the
first floor. The applicant is now proposing to expand seating to the second floor (352 SF) in an area
previously approved as storage. The total on-site seating would increase from 850 SF to 1,202 SF. The
applicant is also proposing a first floor addition at the rear of the building (255 SF). The addition would
expand the existing kitchen and relocate an existing walk-in cooler and storage area previously provided on
the mezzanine. The addition would contain concrete walls to match the existing concrete wall at the rear of
the building. There are no changes proposed to the front fa�ade of the building. This project is not subject
to commercial design review because the tenant space width is less than 25'-0".
The Building and Fire Departments note that because the occupant load on the second floor exceeds 10
persons, a second exit from the second floor is required. At least one of the exits is required to exit directly
into a one-hour corridor, one-hour stairwell or directly to the exterior. In order to comply with this
requirement, a new metal exterior stairway is proposed at the rear of the building from the second floor to
the ground floor.
1
Conditional Use Permit Amendment and Parking Yariance 1205 Broadway
With the proposed increase in seating area, the full service food establishment will have approximately
1,202 SF of seating area (850 SF on the first floor and 352 SF on the second floor). Tables will be
provided as well as a limited service bar (5 seats). With this application, there are no changes proposed to
the number of employees, customers expected to visit the site and hours of operation. 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 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. A parking variance was approved in September,
2005 (0 on-site parking spaces provided where 4 parking spaces are required for the intensification ofuse).
Additional on-site parking is now required for the addition on the ground floor and for the intensification of
use on the second floor from storage (1:1000 SF parking ratio) to food establishment (1:200 SF parking
ratio) (CS 25.70.010, a and b). The proposed expanded food establishment requires a total of 4 additional
on-site parking spaces. Therefore, a parking variance is required for 4 additional parking spaces (8 total
parking spaces required for existing and addition; 0 on-site parking spaces provided). 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 amendment to increase the seating area of an existing full-service food
establishment in the Broadway Commercial Area from 850 SF to 1,202 SF of on-site seating area;
and
• Parking variance for a first floor addition (0 on-site parking spaces provided; 4 space parking
variance previously approved; 4 space parking variance now required for additional storage on the
ground floor and an intensification of use from storage to food establishment on the second floor)
(CS.25.70.010, a and b).
This space intentionally left blank.
2
Conditional Use Permit Amendment and Parking Variance 1205 Broadway
Table 1-1205 Broadwa Plans date stam ed: October 4, 2006
Existing Proposed Allowed/Req'd.
Use: full service food no change conditional use permit for full
establishment service food establishment
(Rocca Ristorante) approved in February, 2005
Seating 850 SF 1,202 SF' ; conditional use permit
,
Area: '(850 SF on ground floor + amendment to increase the
352 SF on second floor) , seating area from 805 SF to
j � 1,202 SF
_..___., . �___.____..____._.._�_.,......._..._�.�_.....�.�..�.�.,.�.,...._._....___,.�...._.�.__...._.__��.��..�.�._._._ _. _
Parking: 0 spaces � 0 spaces 2 4 additional parking spaces
i , required for intensification of
' use from retail to food
� I establishment
Conditional use permit amendment to increase the seating area of an existing full-service food
establishment in the Broadway Commercial Area from 850 SF to 1,202 SF of on-site seating area.
Parking variance for a first floor addition (0 on-site parking spaces provided; 4 space parking variance
previously approved; 4 space parking variance now required for additional storage on the ground floor
and an intensification of use from storage to food establishment on the second floor)
Staff comments: See attached.
Ruben Hurin
Planner
c. Orhan Kurt
CITY OF BURLINGAME
PLANNING DEPARTMENT
TEL. (650) 558-7250
FAX. (650) 696-3790
FACSIMILE TRANSMITTAL SHEET
TO: FROM:
Poko Klein Ruben Hurin, Planner
COMPANY: DATE:
TRG Architects September 15, 2006
FAX NUMBER: TOTAL NO. OF PAGES:
(650) 579-0115 2, including cover sheet
RE:
1205 Broadway— Ristorante Rocca, Burlingame
❑ URGENT C�1 FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE
Poko,
Attached please find my plan check comments for the proposed project at 1205 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 on the
plans (items marked with a►). Once these items have been addressed on the plans, please submit
two (2) sets of plans for our review.
If you should have any questions, please feel free to call me at (650) 558-7256.
Best regards,
Ruben Hurin
Planner
City of Burlingame
(650) 558-7256 (phone)
(650) 696-3790 (fax)
rhurin@burlingame.org
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: Expansion of an Existing Food Establishment
Date of Plans: August 28, 2006
Lot Area: 5,500 SF
Zoning: C-1, Broadway Commercial Area
1. Conditional Use Permit
• Amendment to conditional use permit required to expand the seating area of an existing food
establishment. 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 on the mezzanine floor from storage
(1:1000 parking ratio) to seating area (1:200 parking ratio). Therefore, additional on-site parking is required
for the difference between the existing and proposed parking requirement. Additional on-site parking is
also required for the proposed addition at the rear of the building on the first floor (preparation area, walk-in
cooler and dry & liquor storage). In order to determine the required on-site parking, please provide the
following information on the plans:
► Dimensions of existing mezzanine floor (gross floor area, measured to exterior walls).
► Dimensions of proposed expanded mezzanine floor.
► Dimensions of proposed addition on the first floor at the rear of the building.
3. Miscellaneous
► Provide Left Side, Right Side and Rear building elevations showing the proposed addition at the rear as it
relates to the existing building. Provide details and notes of exterior materials on existing building and
proposed addition.
City of Buriingame
Pianning Department
(650) 558-7250 • (650) 696-3790 (fax)
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City of Burlingame
Planning Department
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Job Address: 1205 Broadway
Job Description: Expansion of an Existing Food Establishment
Date of Plans: September 20, 2006
Lot Area: 5,500 SF
Zoning: C-1, Broadway Commercial Area
Resubmittal Comments based on revised plans date stamped September 20. 2006
1. Miscellaneous
► Provide details and notes of exterior materials (stucco siding, roofing, trim, etc.) on existing building and
proposed addition.
► Showing the proposed addition and second floor stairway on the Revised First Floor Plan is very confusing.
Please remove the stairway from this plan and add notes from Detail 2/A.1 P to the Revised Floor Plan.
Initial Comments based on plans dafe stamped Au_qust 28, 2006
1. Conditional Use Permit
• Amendment to conditional use permit required to expand the seating area of an existing food
establishment. 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 on the mezzanine floor from storage
(1:1000 parking ratio) to seating area (1:200 parking ratio). Therefore, additional on-site parking is required
for the difference between the existing and proposed parking requirement. Additi,onal on-site parking is
also required for the proposed addition at the rear of the building on the first floor` (preparation area, walk-in
cooler and dry & liquor storage). In order to determine the required on-site parking, please provide the
following information on the plans:
► Dimensions of existing mezzanine floor (gross floor area, measured to exterior walls).
► Dimensions of proposed expanded mezzanine floor.
► Dimensions of proposed addition on the first floor at the rear of the building.
3. Miscellaneous
► Provide Left Side, Right Side and Rear building elevations showing the proposed addition at the rear as it
relates to the existing building. Provide details and notes of exterior materials on existing building and
proposed addition.
CITY OF BURLINGAME
PLANNING DEPARTMENT
TEL. (650) 558-7250
FAX. (650) 696-3790
FACSIMILE TRANSMITTAL SHEET
TO: FROM:
Poko Klein Ruben Hurin, Planner
COMPANY: DATE:
TRG Architects September 6, 2006
FAX NUMBER: TOTAL NO. OF PAGES:
(650) 579-0115 7, inciuding cover sheet
RE:
1205 Broadway, Burlingame
❑ URGENT 0 FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE
Poko,
Attached please preliminary comments from the Chief Building Official, Fire Marshal, City Engineer,
Recycling Specialist and NPDES Coordinator. I will fax you the Planning Department comments as
soon as I complete reviewing the project, which should be by the end of this week.
Please call the department representative directly if you have any questions regarding their comments.
If you should have any questions, please feel free to call me at (650) 558-7256.
Best regards,
Ruben Hurin
Planner
City of Burlingame
(650) 558-7256 (phone)
(650) 696-3790 (fax)
rhurin@burlingame.org
501 PRIMROSE ROAD • BURLINGAME CA • 94010