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Home My WebLink About1215 Broadway - Staff Report (2). t%/� ;'- 'Yr .;s";: . ITEM # 1� ,�..-�,w,._. CITY OF B URLINGAME SPECIAL PERMIT & PARKING VARIANCE Special Permit for the F�tension of a Food Establishment and Parking Variance for 3 Spaces Address: 1219 Broadway Avenue Meeting Date: 3-13-9� Request: Special Permit for the expansion of an existing food establishment (C.S. 25.36.038) and a 3 car parlcing variance (C.S. 25.70.030, i) at 1219 Broadway Avenue, zoned C-1, Broadway Commercial District. Applicant: David Armanino Property Owner: Ronald C. Roussey Lot Dimensions and Area: 35.58' X 100' = 3,558 SF General Plan: Commercial, retail shopping and service Adjacent Development: Commercial Shopping and Service. is a video store. APN:026-193-280 Zoning: C-1 The third tenant in the building 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. Summary: The applicant is requesting a special permit and parking variance for the expansion of his food establishment, il piccolo caff�, at 1219 Broadway Avenue. The caf� cunently occupies a 465.5 SF (9'-6" X 49'-0") tenant space and sells coffee and pastries at retail. The special permit request is to add 596 SF (12'-2" X 49'-0") of additional space at 1223 Broadway, which is the tenant space to the right of "il piccolo caff�". The previous use at 1223 Broadway was a nail salon and the space is now vacant. The expansion requires a 3 car parking variance, 2 spaces are required for the seating area and 1 spaces is required for the food preparation, storage and restroom areas. The occupancy load is 44, therefore the restroom must be handicap accessible, however it is not required to be available for customer use. Because is for employees only the restroom area is not included in the seating area square footage total for parking calculation purposes. The Broadway commercial area requires that parking be provided for those uses which constitute an intensification from the previous use in a tenant space. The previous use in 1223 Broadway was a nail salon that had no on-site parking for its customers. If it had provided customer parking then they would have needed 1.49 or 2 parking spaces. If another retail use with a parking requirement of 1:400 GFA had wanted to occupy 1223 Broadway, no parking variance would be necessary because it would be a continuation of the non-conforming use. However, the applicant is proposing an intensiiication of use from retail (1:400 GFA) to food establishment (1:200 GFA) which requires 3 additional pazking spaces based, upon the layout of the proposed floor plan provided for this application. The applicant has provided a parlcing survey which he conducted on his own on Friday, February 17, 1995 and Sunday February 19, 1995. He went out in half hour intervals starting at 7:30 A.M, and ending at 6:00 P.M and surveyed the parking lots and on street parking in the . • 0 SPECIAL PERMIT & YARIANCE 1219 BROADWAY AVENUE area. The lots surveyed were city parking lots P(Paloma Ave. with 26 spaces), Q(Paloma Ave. thru to Capuchino Ave. with 24 spaces), R(Capuchino Ave. with 34 spaces) and the Chula Vista Lot with 40 spaces. The survey is provided in this staff report for your review. The conclusion of the survey indicates that, on average, there are 67 parking spaces available at all times in the Broadway Avenue commercial azea. The highest number of spaces are available at 7:30 A.M. in the morning (128) and the fewest number of available spaces at 1:00 P.M. in the afternoon (28). PROPOSED Setbacks: Front 8'-0" Side none Rear 50'-0" + Lot Coverage: 49 % Height: no change Parking: none Meets all other zoning code requirements. * Variance request for 3 parking spaces. ERISTING none none 50'-0" ± 49 % none ALLOWED/REQ'D none none none 100 % *3 spaces Staff Comments: The Chief Building Ofiicial and the Associate Civil Engineer commented in their February 24, 1995 memos that the front door of the food establishment shall be disabled accessible. The Fire Marshal had no comments. 1�., , �. ' a,' . ' •• � 2 .; _ , il piccolo caffe 1219 BROADWAY, BURLINGAME, CA 94010 (415) 348-4147 a neighborhood caffe in the european tradition February 22, 1995 Ms. Leah Dreger Planning Department City of Burlingame 501 Primrose Road Burlingame, CA 94010-3997 .. . . . .. . Dear Ms, Dreger: � ��5�� :� f��:� �9TY OF �11P,► i�►� � � �� ; _ _ s�,. �t: Attached is the parking survey requested as part of the staff's initial review, The other issues raised by staff which deal with exits, bathrooms, trash area, and indoor and outdoor seating are being responded to under separate cover by Tom Gilman of DES Architects. His responses and plan modifications will be submitted to you by Friday, February 24th, The parking survey was conducted on Friday, February 17th at half hour intervals from 7;00 a.m, to 10:00 a.m, and from 11:30 a.m, to 2:00 p,m., and on Sunday, February 19th from 5:00 p.m. to 6:00 p,m. The survey counted open parking spaces along Broadway from Capuchino to Chula Vista, and at the four parking lots within easy walking distance of the caffe (Lots P, G2, and R and the new Chula Vista lot). The survey did not include on-street parking on the side streets, but there was a regular turnover and availability of parking there as well. As you can see, the results seem pretty clear -- there was no shortage of parking available to the existing or expanded il piccolo caffe customers or those of other nearby merchants. I �; �n�^fW�� , �: �'`. �r ` � �.i �-. _ , Ms. Leah Dreger �'��.i ? �� is�� City of Burlingame February22, 1995 C�'�YO� �:tt�'!�`�1��;ti �=k�'� 3lIP �, ��f' �- Page 2 Please contact James Sorensen, urban planner, or myself if we can provide any other information to assist you in your analysis. Respectfully, � , � . , David Armanino Owner attachment cc: Margaret Monroe, City Planner David Constantino, Broadway Merchant's Association Tom Gilman, Architect (415-364-6453) James Sorensen, Planner (415-342-8932 or 510-670-5400) �� 4 .3 � � `� —7 �'�L. O� I � � � 4 � � � c� �� r � � � � � � � � w � � � � 3 � � � � V � � c �', �� ; � �� r� � � � , � � �r . . , �.� t. ;; � �� -�- , � �. � � � �? : �� j :L f £-� — �,, � � �� ; � �' � o �(� {��' ti-1 C:J L_; ;�+"? �' a'.{ � �•, �� - � � � �$° � � � `� � �- � � � � � M � � � � � � � � � � � � � o � � N C' (�- c�' _, �-- � �° �' � � � � � �— � �oo � �- t.n � �1 d— cs� � �' N � ln � 6` �� r � �' cn `9 a0 � �� p �, r� � � � g �+_' ° � � -��' � r� � cs' � o � - N �`' -: � c� � r � � - � .Sb � �, �Z �1 -� �- � � � �1 �fi' r � o -� � � � oo�-� � �p N � o � � � � �9 S b% � 1 �z. — City of Burlingame 8 AM-5 PM Plan Review Process PLANNING DEPARTMENT 696-7250 Plan Review Comments Building Department 696-1600 <ai�> Job Address: ' � ''C:�'•- `t ...� ` Application Number: Job Description: � .'f�``'"►�t�� '} - /.,.` , Appl'n Date: .....Check Date: ..By: [] Not Appd Resubl Date: ..Recheckl Date: ..By: [] Not Appd Resub2 Date: ..Recheck2 Date: ..By: [] Not A d PP Resub3 Date: ..Recheck3 Date: ..By: [] Not A d PP NOTE: When Plans are APPROVED check the Plans Approved box below aad siga. [] Plans approved: [] Without further comment [] With conditions listed. By: Date• �� , -(o �� C �f � �-c�`' = �� 5. � a�` x 4� ti� �= 5� �:� `it�� i.�S �� - � (� �c� �-3�'`Tl 1�1 C� �'J`� f� �"� �.�:fij��"��25��#�li�(G- � � S� S�� S"�`D�-�� ,��1Cr ��.�"�T��rn � � S� �'"l�_ 1-t� E� � S F �3�(�Ld�.(�lx� c"� 1J2o �-'��,�ri� i��Q �� `� -' PL�'� �- �. �`te�� ,`3��1� 5F � i� 1 _�a-�._ ��. ►►For each change: 'cloud' revision on original sheet & proide a revision marker at each cloud and in revision block with date... 1 City of Burlingame 8AM — 5PM Plan Review Process PLANNING DEPARTMENT 696-7�so PAGE: Building Department � 696-1600 <B��> Job Address: Application Number: Job Description: Print Key Output 5763SS1 V3ROM5 940604 CITYHALL Page 1 02/10/95 14:09:37 Display Device . . . . . . BLGPLAN User . . . . . . . . . . . BLPLANNING 2/10/95 City of Burlingame 14:09:33 Geo Base Display g26-193-280 �Z�g/ Address of Property: 1215 BROADWAY Property Owner: ROUS5EY NORMAN E 3571 EARL DR. SANTA CLARA CA 950510000 Land A/V: 51,928 Improvement A/V: 31,729 Homeowner Exempt: 0 Sale Amount: 0 Date Recorded: 11/05/84 Legal Description 35.58 FT ON BROADWAY X 100 FT SLY PTN LOTS 1& 2 BLOCK 3 EASTON ADD BURLINGAME RSM D/51 ------------------------------------------------------------------------------ ------------------------------------------------------------------------------ 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: CMD3-Return �l l00� , � 35�58� F � 9,!' - - i - - _ _ _. _ /f', {�At �r/y 7 7eJ- �/, �7J"_ � • " APPRAI AL REPORT — ASSESSOR'S OFFICE — SAN MATEO COUNT C�►LIFORNIA ! CODE NO. �/ �-/ APPRAISER T• T. P� a��? DATE APPRAISED �/ G t�I . OCCUPIED. � S w OWNER'SADDRESS " ar. ury LAND VALUE ' SO � MaRr i1 /VEL 3o..i IMPF:OVEMENTS �� ';� � �.. � �/ '�� PERSONAL PROPERT M " S � � . . f� - , . � (' ? /� n � ASSESSED �NO IMPRO�/EMENTS PERSONALPROPERTY _ � p� JS'S7 d. � � /� ' lLOCK VAWE �,ZO ' . � . �__ ---- . s �OSO s-�-�'� f . K INTERIOR � � � � / / TRIM . k ' . . � � LOCK X IO � . - PIN! v If1 l � • USE—RESIDENTIAL � ' . .. - fTORi[SLrI � I q� G�//I/�J �, - .. . �. � . FLOORS � � . • x��i+aS- �4 f- /rin , ki�! /I3ad, �ra�. ^ w.�eweeB Co ✓v { - ' /�Jv �Poss.!/ !cic./ i n !1 h r� � USE—COMMERCtAL W�� . �t � � J�3✓ s9J�F5 � � ' / - o" nn � -/ /9- �w��r /. / ��uccq !r� f�p�• � i . . ��'Zi,3 - (. .�1�'/P/ G/lli � . � CEILING9 - . I , v[T[It10R WALL FINISH l'� �� I�� . �. `�•-� � � , . . /�lG� . . � . . . ' . . � 1�`��l�i<5>v.w,N�`."r?th�iVv� .KKW��..c,:�a . . '_ . . _ . . � � . .� oi / ae�s�.3 e �' � . _ . . PITCM ' NO. � /S ^/ - Z .� //a' WA ST. BATHS—N � ! u K�' '.: � � �•/% � � . /7i �a- Lf/Or / n �= - WAINSCOTINO WALLS , -- . . ,/ euaoiNaSt!/�a<4 'o�of.�<p/ o,ltQ� � . � . � � 4 �i� L ~ �^ I/ �7 S Sq. FT. � f r!R SQ. FT. � PLUMBING FIXTURE9 NO.. � . � . , . �OUNDATION � /x�`Q S } � - �'ANCRET! i� � . . OARA6! - � SO. FT. 6 S P[N 80. R. f H W . t . ... CONSTRUCTION DO C 4q/JO '�/iit . J/�a!! �7�•.�f'�// OUT BUILDINGS . - �Q�J/ CI if C.N I/t�i ♦/iJ � S. rT. PER B. FT LIGHTING �IXTURES WIRINO � .. :. ooc/ �r�rr.�f 4/�i�i�r3� OUTBUILDINGS vdl�Rd! � ; SG. FT. @ t P!R SO. FT. � I . . ��[y[� . . � OUTBUILDINGS ~�T�~a ' Du �DY I�� Furi• i�J �iV?�� Gn r �. ' so..T. b: .cn so. �. s (/ . - . . ' _ ' ' ' ' . . . .. . - _ . - . . . . . _ . . - . . WATER HUTER I d 7�Y0- O . . - . T TAL , � 6ARAGl. WALLS ROOF ILOOR _ F�REPLAC[8 �G, j� , � � 1 . 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