The URL can be used to link to this page

Home My WebLink About708 Carolan Avenue - Staff ReportCity of Burlingame Conditional Use Permit Address: 708 Carolan Avenue Meeting Date: January 23, 2017 Request: Application for Conditional Use Permit for a commercial recreation use (children's ballet studio). Applicant: Nicole Stier, Tutu School Designer: Diebel and Company Property Owner: Gloria C. Conti and Audrey L. Stroupe Trusts General Plan: Commercial Uses: Shopping and Service APN: 029-055-120 Lot Area: 16,000 SF Zoning: C-1 Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (a) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partitions, plumbing and electrical conveyances, are is exempt from environmental review. Project Description: The applicant, Nicole Stier of Tutu School, is requesting a Conditional Use Permit to operate a children's ballet studio at 708 Carolan Avenue, zoned C-1. The existing multi-tenant building consists of seven tenants, including retail, personal service and office uses. The site has frontages on Oak Grove, Carolan and Linden Avenues and is bordered by Burlingame High School to the south, R-2 zoned properties to the east and the railroad tracks to the west. The proposed ballet studio is a franchise business that is geared for young children from 18-months to eight years of age. The school focuses on pressure-free instruction that fosters movement, music and enrichment before more traditional formal ballet instruction and training begins. Classes are 45-minutes long with 15-minute windows between classes, which are offered 7-days a week. When a new franchise starts they generally have between two to four classes per day, and as the business grows classes are added. At full capacity there would be approximately three classes in the morning (befinreen 9-noon) and three class in the afternoons (between 3— 6 pm) during the week and up to five classes per day on weekends. Class size is limited to no more than 10 students, but generally there are about six students per class with one teacher. For younger children, parents typically stay on-site during class but it is at the parent's discretion to either stay on-site during class or to drop off. The proposed school would have a small retail sales area located toward the front of the studio. In addition to the classes offered, Tutu School would also be available to host birthday parties. The same standards would apply, with no more than 10 attendees for 8 year olds and younger. Tutu School also would have camps during school breaks. The camps would be held Monday through Friday from 9 am to 2 pm with a maximum enrollment of 10 children per day. The subject property is zoned C-1. The proposed ballet studio is considered a commercial recreation use, which requires approval of a Conditional Use Permit per Code Section 25.30.030(b). The tenant space, previously occupied by Kavanagh Engineering (an office use), measures approximately 1,061 SF. The space currently includes a 235 SF mezzanine. The applicant is proposing to remodel the existing space which would include demolishing the mezzanine, reducing the total floor area to 826 SF (230 SF retail/422 SF commercial recreation space/129 SF of storage/45 SF office). The front facade changes include replacing the storefront windows with a new aluminum framed window system and a new front door. Conditional Use Permit 708 Carolan Avenue The existing site is nonconforming with respect to on-site parking (31 spaces required where 8 nonconforming spaces are provided). Currently, there are 8 nonconforming parking spaces on-site behind the building that are accessible from Linden Avenue. These spaces are nonconforming in size and because they back into a public right-of-way (Linden Avenue) in order to exit the site. In addition to the 8 on-site parking spaces, there are also 12 parking spaces along Oak Grove Avenue available for customers. However, these spaces cannot be considered as on-site parking because a portion of these spaces extend beyond the property line into the public right-of-way (Oak Grove Avenue). There are approximately 9 on-street spaces located in front of the subject property along Carolan Avenue; 8 of those spaces are located in a green zone with a 20-minute limit and one space is not time restricted. Additional parking is required for a change in type or intensification of use (CS 25.70.010, 2). In this case, the use is not being intensified given the removal of the mezzanine. The previous use was office, with a parking requirement of 3.54 (4) spaces and the proposed commercial recreation use has a parking requirement of 3.16 (4) spaces with no overall change to the parking requirement. The applicant is requesting approval of the following application: ■ Conditional Use Permit for a commercial recreation use (children's ballet studio proposed) (C.S. 25.30.030(b)). 708 Caro/an Avenue Lot Area: 16,000 SF Plans date stamped: November 8, 2016 EXISTING PROPOSED ALLOWED/REQ'D Use: office Commercial Recreation ' allowed w/Conditional Use (formerly Kavanagh (children's ballet studio) Permit Engineering) Parking: 4 spaces required 4 spaces required Parking Requirements remains .......................................................................................:...................................................................................................................................................: unchanged- no intensification Tofa/ On-Site On-site parking is 0 additional spaces see above Parking: nonconforming in size, number and exiting (31 spaces required where 8 are provided) ' C;onditional Use Nermit tor a commercial recreatfon use (children's ballet studio) (C.S. 25.30.030(b)). Staff Comments: See attached memos from the Chief Building Official, Fire Marshal and City Engineer. Study Meeting: At the Planning Commission study meeting on January 9, 2017, the Commission had comments and questions regarding this project and voted to place this item on the regular action calendar when all information has been submitted and reviewed by the Planning Division (see attached January 9, 2017 Planning Commission Minutes). 2 Conditional Use Permit 708 Carolan Avenue The applicant submitted a response letter dated January 16, 2017 to address the Planning Commission's questions and comments. The applicant has also submitted an informal parking surveyforthe surrounding area which notes several on-street parking spaces that are available during the times when the Tutu School dance classes are proposed. The applicant has also provided a revised finding (#1) for the Conditional Use Permit application. It was suggested at the Study Meeting that the applicant consider increasing the duration of time in between classes to avoid overlap and parking congestion. The applicant notes that they must work directly with Tutu School's corporate office in order to increase the time in between classes because it would modify the franchise agreement. These discussions have started, but the applicant has stated that this is not something that can be decided upon immediately so for the time being there will be 15 minutes in between classes. Staff would like to clarify the Planning Commission's comment on the parking calculations; Section 25.70.040 of the City's Zoning Regulations requires 1 space per 50 square for classes that are a part of another business or in an office building. This type of layout would be desks for a typical classroom setting. Commercial recreation uses require 1 parking space per 200 square feet. The amount of storage space calculated for the parking was called into question at the Study Meeting, specifically the space located near the exit. Staff ran the parking calculations with the area near the rear exit calculated as storage and then calculated parking including the storage square footage in with the commercial recreation area and in both cases the required number of spaces for the proposed use did not exceed 4(the existing number of spaces required for the last office use of the space). The applicant notes that each of the tenant spaces located on the subject property is assigned one off-street parking space at the rear of the building, with no public parking spaces. Please refer to the attached response from the applicant dated, January 16, 2017. Findings for a Conditional Use Permit: In order to grant a Conditional Use 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. Suggested Conditional Use Permit Findings: The proposed commercial recreation use will not be detrimental or injurious or other property tenants as there are other commercial recreation use located on the subject property that are in operation with not detrimental effect on surrounding uses and properties. There will be no negative impacts to the surrounding land uses given the proposed class size, duration and schedule. The proposed modifications to the space will be primarily interior, with minor storefront improvements. The proposed 3 Conditional Use Permii 708 Ca�olan Avenue commercial recreation use will not generate excessive noise and will be compatible other uses located in the immediate vicinity. Planning Commission Action: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Division date stamped November 8, 2016, sheets A0.1 through A5.2, which includes demolition of the entire mezzanine resulting in an approximately 826 SF tenant space; 2. that the business owner shall apply for a Burlingame Business License prior to submitting to the Building Division for the required Building permit; 3. that there shall be a minimum of 15 minutes between the end of a class and beginning of the next class; 4. that any changes to the size or envelope of building, which would include restoring the mezzanine, shall require an amendment to this Conditional Use permit and (if required) a Parking Variance, depending on the use of any new space; 5. that if the structure is demolished or the envelope changed at a later date, or if the use in the existing space is changed, an amendment to the Conditional Use Permit and a Parking Variance may be warranted after consultation with Planning Division staff; 6. that the conditions of the Chief Building Official's November 9, 2016, memo, the City Engineer's November 14, 2016, memo, and the Fire Division's December 7, 2016, memo, shall be met; 7. that demolition or removal of the ezisting structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; and 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame. 4 Conditional Use Permit Catherine Keylon Senior Planner c. Nicole Stier, Tutu School, applicant Gary Diebel and Company, architect Attachments: Planning Commission Study Minutes- January 9, 2017 ApplicanYs Response to Study Questions, dated January 16, 2017 (11 sheets) Application to the Planning Commission Conditional Use Permit Form Commercial Application Form Applicant's Project Narrative Staff Comments Notice of Public Hearing — Mailed January 13, 2017 Aerial Photo 708 Carolan Avenue � � City of Burlingame BURLINGAMECITYHALL 501 PRIMROSE ROAD BURLINGAME BURLINGAME, CA 94010 Meeting Minutes Planning Commission Monday, January 9, 2017 7:00 PM Council Chambers a. 708 Carolan Avenue, zoned C-1 - Application for a Conditional Use Permit for a commercial recreation use (Nicole Stier, Tutu School, applicant; Diebel and Company, architect; Gloria Conti and Audrey Stroupe, property owners) (34 noticed) Staff Contact: Catherine Keylon All Commissioners had visited the property. There were no ex-parte communicafions to report. Senior P/anner Keylon provided an overview of the staff report. Questions of Staff.• > Is parking up for discussion? Chair Loftis opened the public hearing. Nico/e Stier, Tutu Schoo/, represented the applicant: Commission Comments/Questions: > How many students would there be when classes overlap? > How will the parking work? (Stier.• Has looked at the srtuation at different times of day. Has not had any problems parking along Carolan, or on Oak Grove. Does not anticipate problems with parking . There are wide open curbs on Carolan heading north. Has a/so coordinated with the Burlingame High School be/l schedu/e.) > When /ooking for parking, looking for just one space or severa/? (Stier.� Looking for severa/.) > There is one assigned space. The rest are first come first serve? (Sfier: Yes.) > BHS may have other impacts on the schedule. Public Comments: There were no comments from the public. Chair Loftis closed the public hearing. Commission Discussion: > Sounds like a good project. Nice addition to the community. > Needs to make a finding that it will not be injurious to the neighboring properties. The CUP application does not address fhaf - should revise question #1 in the application. > If there is a class in an office building the requirement is 1:50. In commercial space it is 1:200. > Wou/d like more background on the history of the building and the parking that was required. > Storage seems to be used a fair amount and has a low parking requirement. Seems odd to have storage area designated at the exit. > Would like to understand what parking is available in the back. Wants to understand the assigned spaces. > Might want to consider not having a class start at 2:00 since it is the same time BHS ends. Maybe City of Burlingame Paqe 1 Printed on 1H8/2017 Planning Commission Meeting Minutes January 9, 2017 have an hour break in between. > Needs to be aware of the construction on Carolan. > Can't imagine what use the building could be put to where the parking would work. Can't imagine any use that wou/d not have the same parking issues. City of Burlingame Page 2 Printed on 1H8/2017 �;; ; To: City of Burlingame, Planning Division Re: Tutu School Burlingame CUP application addendum January 16, 2017 Thank you again for your consideration of our project at 708 Carolan. Below are responses to the questions/concerns raised by the PC at the 1/9 meeting. The planninq commission may qrant a conditional use permit in accord with this tit/e if, from the application or the facts presented at the public hearing, it finds� (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 detrimenta/ to the pu,blic health, safety, general welfare or convenience; No public health affect; with minimal garbage, improved plumbing and no public nuisance issues. Based on our findings, parking will be non-injurious to the neighboring area due to widely available parking, and the reasonable time gap between classes. In addition to our parking findings along Carolan and Linden, there is existing perpendicular parking along Oak Grove that counts as 10 spaces partially on the property, including some 20-minute short-term ,F�,, � �,_ .. . ��; January 16, 2017 parking and a van accessible space. There are roughly 5 short-term spaces in front of the building along Carolan as well. Employee parking is taken care of with one (1) reserved parking spot in the rear of the building. In addition, this location is highly accessible by foot for area families. Furthermore, the benefits of this business for the neighborhood and community are clear — movement, music and enrichment for area children, without having to drive to a neighboring city. In response to the concern reqardinq the class schedu/e, We are currently looking into increasing the timing between classes. Tutu School Burlingame is working with Tutu School Franchises to find a solution that will make all parties happy. This will require changes to how employee pay is calculated and is a major shift from the other 22 units, so it will take some serious thought on how to make it successful. We are dedicated to making sure all parties are satisfied with the results. _.� "�>. January 16, 2017 Reqardinq the informal parking studies that I have done for the pro�ect site, Please see the attached word document and pdf With regard to comments includinq how the parkinq was calculated in terms of countinq certain spaces as "storaqe, The space marked for storage will be wall units housing operational materials and retail back stock. Storage/circulation space leading to the toilet room and back door, either way, will have very limited use by occupants. Our findings feel appropriate for the parking calculation, which will still be 4 required spaces if that storage/circulation space was intended to be used as com mercia l/recreation. Reqardinq the one (1) reserved parkinq space, Per the terms of our lease, Tutu School Burlingame has one reserved parking spot in a small lot at the rear of the building (see attached photo in parking pdfl. This spot will be reserved for the Tutu School Burlingame employee on staff only. This is one less car to find parking on the street and clears up any first come, first served issues. _� . :��. v Informal parking study, administered at various times throughout the week. Please see attached PDF for images to corroborate the information below. For the purpose of this study, Carolan = the length of Carolan from Oak Grove to Park Linden = the southern portion of the street, closest to Oak Grove Not included = the On-site and 20-minute parking along Oak Grove and Carolan Al/ of the parkinq areas noted here have easily accessi,ble sidewalk for the entirety of the walk to 708 Caro/an and do not require crossinq any streets. Wednesday, January 11, 2017 10:00 am Carolan: 18 car lengths Linden: 11 car lengths 11:00 am Carolan: 15 car lengths Linden: 9 car lengths Thursday, January 12, 2017 3:00 pm Carolan: 18 car lengths Linden: 8 car lengths Friday, January 13, 2017 9:OOam Carolan: 16 car lengths Linden: 7 car lengths Wednesday: 10am Carolan Avenue facing south 1 �� ';*, F ' ��.��;+, _ �,:<�� <s� � � , Carolan Avenue facing north ,! �i � ��7Y `.^.'„C� R�� !a'f.Y"R'� � � a��' �r ar ' � ,!� i ~. h �` j ��t � �' . � r� t �"�y� s s . r . �r . . ,�� &. t�'��'. �� . � .;,' � j � ��#i. 'F ` 4`r M �-"5 i t �� ._�� , ,, �. �-�---.---- _ .., �, � .�.:,� � . Fkr� � _ Carolan Avenue -[panoramic] - approx 18 parking spots available. � � , :� Wednesday: 10am Linden Avenue - approx 6-8 available spots �� .k Sc� ,3'f -:.� � � d4" f. • ♦ � : h :,t +.��i' p � !R" j� 1 W _� �:-= �.-�� R.' ` _.� � y��.. - ��*r�, . . . _ . . � � . � . �. � + 't:_ �J � _ � ._"_" �� " � ! . - , .. : • j .. - _: y �,'. : . . .,. - - , , �/.y i 1� .s .. �'g y _ ' � � ' .:.ti � 4 � � ��y�l� . ,i � � . iF �'I� � ,�� . �� + �� . i�w4 _ .. ` i G. � .� �11} � �_� � ,�, .�.__ � �:x., , . � _.-. � :lb � t: �� -�' �`�"� � m � �. � �� t.. K_,� e..�. . w . �1� � � � y . . ; ' � ��. `� ..:., ��v' �;:,�� m�.�+. •'* ` � � � :.. . g � �� , ;, ' F� t � � _ , � r v � , v�l �L �. � �''.'^�..f`�,��11 .e� � �� i a ,� �'�.! �} � �� Dedicated parking in rear Wednesday: 10am Linden Avenue facing south - approx 6 available spots Linden Avenue facing north - approx 5 available spots —� � , r,• ,�,�, � ,, --�: � �%w ^ �" � � '` � "�� ;,-,k'� ''� . ' ;r..� a' � .• C ` � � . =_' . ""_ `i_ � .s / .;�';�.> �+`� a � � ` :.� � � � �. � ,� � -�liW °.h.'.+liRb"% J,..;� � +.+a , a� � �, t�r �� , . � � _ �—��.� <�`�� >, : �� ' _ . ' . . .�.. .^ �--- . 1 1 �,"' � - _ �+r�M .� . �� f__ './ ._ . r '- ,.�-_ ,.. ti_ � � ��a � �,.� -�: _ .,» � !1 �.z� . 4 ,`� 9 � y :t,... `� �" ., . � '�,�„ f�. ` ��y .� � * �,"z1 . ffi.» _ . , '��n�'� ". ,. . � + �'"4�1k� . s�fi- � �n� �l; :�r�" � �- ��, -- �; .. Wednesday: 11am Carolan Avenue facing north Carolan Avenue -[panoramic] - approx 15 parking spots available. �� v ,�#* °'�� .� �� Jc `�`�Y4 �� .. a�"" s� � p t ��.» { • $` ', r � � 4 . �F„ ; i � � . `rt:� � . - . C. � ; } y$ '�� ik�,„ �$ �*(s; . 4� ,... �'��,�� ' a ''�,3�r �t�'�` t } w � 3 � ,�i i h� �� ,y4��i �. �, ��'�` '� �� -�� ° �; „� .,. H �� f ��. 't� �j � ��, �'' y �''�„�._ t n,s �":: { �4 � �.. '�, � � <-,s �� „� ��, +� i"�'...,+;-., � , . � P. . � 4 .} �t'��'Y`�� , •=-w'te'�..� � +'�.�'3 �i; raS � .. � �s�" ;�`�..`" � 'vasy8�y"" �� '�' ::, n ' �� •�.�, "4.i . �%y�' �r� � . . � { �''� .;�� y '�:3t ma� �� p�.w. �, y��L; �_ � � r �Y � — p _ �� R €�51t� � i � '�; � �r r,! ' sq�.o M� �++ ✓ -��- � . .. '� �i ^� . � 3 <.� J � _ . .L . -� f� . y„ ,n j I �. � � -,� a., � � � �' i � � �,. .... ^ m4�"c�y.f� ` .'� _ �� ". �1 � � �s ' .t�Ij'1 , ell...av a« t�:� ��.� f �.. :: � '�b�. -� � :. � , �� ::� � .� • � �� ' � II , �, ,t � � , :, . `�' • : �� ="r � � ° t. r-� �' �. , . ,. E`, ,, _ .." � , . _ n� �� `r � �� "� �� A . r .. ��+`�# �li's�' c-''! ` � , � � 1 �%.�� ^i i �i I I � � � � .�1 � ': I �� _... �" aya� �1y ' �' YF�` ."." 3�� , ., � ,�u�r� .*d +: 3 r � ��;� r..",'�..' Carolan Avenue facing south . � - _*. rt .,: :.ffi- -� "�"��x, • � , '�� '� _� _ � � �.��.:� � � � ,� � _' , '��, �� . � � �. � m �, `=� � �-� .; .: �:: _� , - , „ , .� _ . ._,_�_... �a�,: _.: . .�. _�� Wednesday: 11am Linden Avenue - approx 8-10 available spots . � ="� � � 'a , -.-..:.. . .wy:�. i 6 �.ii� ,. s V-iu. . fi � �� a� , �� ' . wv �'�.oaE " '� 't !' i Y . A Y . . �� ._/ i%•..'�,` , 1 F`.nA+k•� � . �" .� , " , � �� : . > �, a{r , ,r ti �. �y5v . � � '� � � J% � J" ? `F � f Y,L,. � _g LY ,; 4•°.r: �'4+e �r � yE ' g � C� �� ..: "� � � ,� ��•� ' ��4 � fl f � , . � '..�'.4., ,. . . ' 'm,.€.�� . �,.w �.;� . _. N'e.'yi.`: _�A�'^ . z , . . . . ..` 4 4, � sa�, o-.L� "�,F�,�ii�O' +�:�t`' . � ' . �. .. :�...,�...�rm sr� +ffi4�Yd"+�9/I�a -: , . � .�.�-r Mc .Y. �. .* ` ~\ �� .. t�!.� n� ��. �'�' � �," Thursday: 3pm Carolan Avenue facing south . .� 2 - �: � � '�t��+s,: r ��: ' • ,.. � ��+`•N' e.�c � � �.� ��.�� - --- -- ' -�.. . �„ �;w, ^'-�1; `'�,,� ;�� , �:�.. _ 3�,,, ,�� i � � _ i—•— , �....�.._ r � / ?; � � �a � � ; „ . �.. .,��--�—�.` � _. . .-.�—.__..; "�.y�.. u�� .� .�� ;-, . �� . �; �r e�a � a. _ �� - � � .. Carolan Avenue facing north Carolan Avenue -[panoramic] - approx 18 parking spots available. Friday: 9am Carolan Avenue facing south Carolan Avenue facing north - approx 16 spots avilable s,, �,t�, _ . . � � . `� x : =� . �� . � . �., w n� y .�:. � ,., � � �.�; . ��; �,� � � _: �•.� ` ;,�, �, • � � � . � E�. , , . . � � - . • "r .r 4:..TM � � .. 4� . '"L ' re �,,� % ,�. ��y � � , ae Carolan Avenue facing north �' u� �� '� ,�'�'� < � � Y E,_ `'�l��'�� ' :»m ;g +t�,,Y � "� .�ie � � ,,�, �, � � � � � � �� a �� ,:�� `,��, '. � '� �' �� .'A. 'fr':. � ��' .S.Y£a�..,.. � . y��.: ��;�*� ��,�;,��: �� " - _� -� ......,�, r: - - -��,�� , . � _ ;. . . �� a ; _ _ � - . . .. _ ' : � � �,:�, �- -- r�� .,r� � j1 �e' i� i �d'� � , -- �� V�' �I ylii�y,�, ��•� ��LL�� , �� .� .:�. '�, � a!t ,' � � � t # .� �.�i'�� ..� is� �aw�� " s�t��,�.�� k ''� r"�' ,., .. r � � �... �r,.�` ;�° �� ,� �. t'�„ �, ' ,r '�`= � i,ab(f -twi r*'t�... �ay � �� s. .a .. h�� .�� '� N:s w � „ y . . '� aa. � , �}. . .t'"�. ` ' �.,�g" _' ' --s ., :. F / °� '$„�'., sK M .i {"'k►�� , � . � � �' ,�'� �� '��e 2 �' �� -n�,.,p � � " ,��''' e��;°.cz �a��, « � �� ,...y " { i � .1 r1� _� � �.r� � � .�� v � � �� . _.. . . . _...,_ ti.. .<. a ..., _�,_ �. .. «e:�-.��.a�..�� .�s, � � ' — - � � ` � �. � � . _ � �;:_,:�Y';1�.. �� d ; �j �i� .a.?' , 'i`�� t��: si� !�':+�.�'�� 1��+�ft `i�} W`�rC�r�� 1� 1'�r��l #.. d2 ,� _ q ,, �s x � ^r u kr a_ . .r F .. ;s � ��i�i`o�i�ii�� '+�i`ta�: L1 ��`�1�i�t �P��►� , jl�': �rtiit��`.L �"�tl��` � � : ; , , ;P��J�T #QTT��. _.. � �� :._..:��.>'� �+�_� �..j� .b�.,_.. rr: ,,: _ .,:,. , . . . � .. ...,_..:.,. ,._ .... �, . .. . ... , �4��1��41�T PRGx�'��T1� �iiN,f�E�', " r ♦ r „ t 3 � �ell1�; _ � � � =. '�f� � ' ��; � ,{ �, w�,�� 1�t �a�s� . �� . i� � _� _�_.� _. . �►►��r�� " �� l ��i�n.. `!�� :� .. r. �a��t��%�,�3 �'+� �; �� ` �� ,��i�r� ��i� - � , �" ;_�� °� .-,��,,��..��,�-��.....�_� . , ,;..._ .�..�,...._ ...�,.,, . M.._._� . __, . . ,. > . �(M �, ... �.�, .� �' �' `"�� ;. �_ ..e , ; Pttc�n�v .- b `� � r � `.� �� . „. I '�7d'-� t��fi6ci � i� . , � , . ,� ,�-i'na�l ,�..��.�1.,�`��'`�i� �' �L? � I�V'�. _� �rai�: . . .AR�`I�t��i`�`G��1�l�E I� ��:� �� ';� � ti' �►�� t�� . ,.� . ��. �� -m�,�►;. :�a��r�� i��.�r�� 1F �'f �`� .x�_ _....... � ��.,��.. ��natar �r�� 1n� �ubm�t�'w,'t� t�a�� nt� wai�v� �r��r �iair7n�s �ga�ri��h� �iEY �rr�t c�"';ar , .. x + . .. ��ID��'M��$��'"a�4'�''��ti ( h�+l'� � �l�±' G�1�i`'�3,�T#�1�r'��:� t�i�i� #h� 111'Yf.�1�'1l�idi'T g��"�� 7�1��'�i� ?`� "�C%�;ti3 t�i:� ��►a�� r��i ,�" .� � ;�� f �tri� �r+us�r��if #a��f�4'� .�; �R'!�T[+��pm �d fre� ; :. ... � ,'. � .n�� t��8 �►1�1i�nt'' ��itt��sint� # /f �� :�� p�� C , ,.. , � ,.. . ... .. ... ....� �_. .._ :: , .. _. �++''�'S BPy►N � . Coviti S�'/b�tPe �o,��ni�, �� t ( C�a�ps��r,�tt�i: ' �� 1 ti%��U I b n.afac CITY OF BURLI'NGAME CDD-FLA�!NING DIV, ��,�� 1�. � �!"�� ` �� li��;�� . S., t . .._"��.:+ . City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.or� BU�INGAME CITY OF BURLINGAME �`�"' � I V�� .. �.... .. CONDITIONAL USE PERMIT APPLICATION N 0 V- g 2 016 �°`�,,..m.�. � CITY OF BURLYNGAME CDD-FLANNlNG DIV. 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 wi[I not he detrimental or injurious to property or improvements in the vicinity or to public heatth, safery, general welfare or convenience. N o 1� l, I'i C. �,A, I-% Ol fI�-�C� i W�� h� i r i w� a�.Q o�-� b�t� �e , ;►� �i�u v�d 1� w� �►� o� r�o� � o �.1� 1 i � h�n i�i � c.t � ss �t � s. � . P S � � s I�0�2 h Vr vv�2 Vr�.Qih f- o � �� rl.,.e. I��n.e v�c c� , p� r.d -P�h r i f�l�, V�'�.Q�-�" °�O � o v� h i�-i -� S� o Y dwn- �,�,-, � d r�,ti, ,�w �e�l- w'� � 1 lZe� 14-.��- c�o w� 1 f a►� . 2. How will the proposed use be located and conducted in accordance with the Burlingame Genera[ Plan and Zoning Ordinance? Uhd-� o►zi� n�� c�, �'� s p vo �O o�-c.� U s e � vi re s C 0�d ►� i� 0 n� t� ��[ � j s a� p w�O r i a� �� '�^e_ C- I �,o r�e, , I�,�► �y,1�, rr� I� D D �1 � v�( a.d. c:� , � � �n � l d i►�. u� s.e,.s o� �� i s`i� h. -�-.,Prv� DI h fS. � � 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 S p►'o �—Q/�" I S -�'�ih DI K i- I VN p W "�l�- dwe s y� 1�- a f-� �2c�- �.e �m�t s s a� �-d 1� wi Ic. o�-� ��► s� b�,; ld� •�rl--e� w� s a�e.. ��^•i � -%° r,.�,y�,, v� ►ti o�r�o� ►�-.� � �c c�i -i-�-e� ��''� �'w►�.f W I� � c� � s vLo � ��►,-e al�s � ti , � I�� i • T�-- �— UV�P.�✓ o ' l� ��.F� I�.e�l 1�.�� d v� w� � �'e- p I�.c�e..d w'i"t� �, sec ��d Q u ��- tti,a.�4 d.� �. s�-o t- ��e--P�' �2� Q 1� � s�„n.� � G,,, �,,;,�,� S� at Cps', Community Developmerrt Dept ■ 501 Primrose Road ■ Burlingame, CA 94010 ■ P:650.558.7250 ■ F:650.696.3790 ■ www.burlins�ame.orq �� euRur+�nn+E €�;�; Proposed use of the COMMERCIAL APPLICATION PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM � A � L.0 _�� S 1 V�(.1�1 C7 2. Days and hours of operation � O�G�/ S��l�l �i�C. • S(,V��(� IA l.� VGI,� i P,.S -" a�G►��l 3. Number of trucks/service vehicles to be parked at site (by type)� 4. Current and projected maximum number of employees (including owner) at this location: Hours of Before After Before After Before After Operation 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm Weekdays Full-time Part-time I I I I I I l Weekends Full-time Part time � I I I � I 5. Current and projected maximum number of visitors/customers who may come to the site: Hours of Before After Before After Before After Operation 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm Weekdays l�ev►�bl o y �� µ �, ,� �� p 5 5 �h Weekends �� N �, N k �� 6. What is the maximum number of people expected on site at any one time (include owner, employees and visitors/customers): >O�.h�"S Yl� � � • , � . 7. Where do/will the owner and employees park? ��Vv1 lo � D�l -elL D A�Y � I r�o1 C 10 6� 1 �I �'`eQ�t/ 8. Where do/will the customers/visitors park? w►ll v�a�l� 9. Present or most recent use of site UC 1 l Lp, V , 10. List other tenants on property, their number of employees, hours of operation (attach a list if more room is needed) � �Q. • ' ` � � � � � � "� Commer�lal"A�ppTcation.doc CITY OF BURLI'NGAME CDD-PLANNING DIV. / �':y�,"d' �'p �,�..;,�; �u �rh �r"a To Whom It May Concern: With this application, we are seeking the approval to make tenant improvements and operate our franchise ballet studio business at 708 Carolan in Burlingame, CA. Founded by Genevieve Weeks in 2008, the Tutu School Franchise was created in response to her interest in creating a ballet studio for young children that fosters movement, music and enrichment. A former professional ballerina, Genevieve knew that she wanted to offer this unique, pressure-free environment for young children age 18 months to 8 years old, in the years before more formal dance instruction and training typically begins. This is the founding principle of Tutu School; We believe that young imaginations benefit immensely from exploring the enchanted worlds of swans and sugar plums, and that twirling should be a fundamental part of any childhood. At Tutu School, each 45-minute session begins with circle time to explore ballet through imaginative games and play, includes age- appropriate motor skill activities and ends with the music and stories of famous ballets. Tutu School franchises are operated out of a commercial space, typically in a strip mall or urban street front commercial space. While the max class size is 10 students, the average at other bay area locations is 6. The studio is opened and operated daily by one employee at a time, and classes are 45 minutes, allowing for the space to clear before the next begins. We appreciate the time and effort required of this application and welcome open discussion to move the project forward. Best, Nicole Stier �C�� Owner, Tutu School Burlingame � NOV - 8 ZDi6 CITY OF BURLI'NGAME CDD-F!�'+R�NING DIV. Tutu School Burlingame: SAMPLE SCHEDULE 8:OOa m 8:15a m 8:30am 8:45a m 9:OOa m 9:15am 9:30a m 9:45a m 10:OOa m 10:15a m 10:30am 10:45a m 11:OOa m 11:15a m 11:30a m 11:45a m 12:OOpm 12:15pm 12:30pm 12:45pm 1:OOpm 1:15pm 1:30pm 1:45 p m 2:OOpm 2:15pm 2:30pm 2:45 p m MONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY SATURDAY SUNDAY BHS starts BHS starts BHS starts BHS starts BHS starts Exploring Ballet Exploring Ballet Tutu Toddlers Tutu Toddlers B/C (4-5 yrs) A/B (3-4 years) A/B (1.5 -3 yrs) A/B (1.5 -3 yrs) Exploring Ballet Tutu Toddlers A/B (3-4 years) A/B (1.5 -3 yrs) Tutu Toddlers Exploring Ballet Tutu Toddlers Tutu Toddlers Exploring Ballet A/B (1.5 -3 yrs) A/B (3-4 years) A/B (1.5 -3 yrs) A/6 (1.5 -3 yrs) A/B (3-4 years) Tutu Toddlers Exploring Ballet A/B (1.5 -3 yrs) B/C (4-5 yrs) Exploring Ballet Tutu Toddlers Exploring Ballet Exploring Ballet Exploring Ballet A/B (3-4 years) A/B (1.5 -3 yrs) A/B (3-4 years) A/B (3-4 years) B/C (4-5 yrs) Tutu Toddlers B Exploring Ballet (2-3 yrs) A/B (3-4 years) Exploring Ballet Exploring Ballet B/C (4-5 yrs) A/B (3-4 years) Primary Ballet Prep A/B (5-8 yrs) *employee parking is provided in rear Tutu School Burlingame: SAMPLE SCHEDULE 3:OOpm 3:15pm 330pm 3:45pm 4:OOpm 4:15pm 4:30pm 4:45 p m S:OOpm 5:15pm 5:30pm 5:45pm 6:OOpm MONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY SATURDAY SUNDAY BHS ends (3:12J BHS ends (3:12J BHS ends (3:12J BHS ends (3:12J BHS ends (3:12) BHS ends (3:12J Exploring Ballet Exploring Ballet A/B (3-4 years) Exploring Ballet A/B (3-4 years) Exploring Ballet A/B (3-4 years) B/C (4-5 yrs) Primary Ballet Prep A/B (5-8 Exploring Ballet Exploring Ballet Y�S� Exploring Ballet B/C (4-5 yrs) A/B (3-4 years) B/C (4-5 yrs) Exploring Ballet Primary Ballet B/C (4-5 yrs) Prep A/B (5-8 yrs) *employee parking is provided in rear � CITY , �� I � �` � r� �I 1��,��:��y� 0 �tico� � y° �+vownre Project Address Description: From Project Comments - Planning Application 708 Carolan Avenue, zoned C-1, APN: 029-055-120 Request for Conditional Use Permit for a commercial recreation use. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No Comment The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1) Place the following information on the first page of the plans._Note: As of October 19, 2016, the construction hours have changed. "Construction Hours" Weekdays: 8:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: No work allowed (See City of Burlingame Municipal Code, Section 13.04.100 for details.) Reviewed By: Rick Caro III Date: November 9, 2016 650 558-7270 � C_ � -'J f ��1�`� ._ d L '. 3 � 7 � .r ,�. -- ��`� �� j ;� �.- ; _ , � � . .,.�, ; ��. �� . �� ' 4 �a ,1 � `�� l.. �, �� . � �� , � - ..�- �;, . �� .�`f ��f �f ^�� '. i . P r—,__� .�f �'�� ti�._. � �� ^'�� .. I � - � -�� . � �j � 3 � � ;��. ��:� � � ,-�- �. ,� - �' :;p � � CITY O ``i' :� i �1 �� {� , �, , 't(�ry� �� ..>V ?�+ Project Address Description: From: Project Comments - Planning Application 708 Carolan Avenue, zoned C-1, APN: 029-055-120 Request for Conditional Use Permit for a commercial recreation use. Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. 2. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of Building Permit. 3. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. 4. Insert the'Best Management Practices', updated lune 2014, construction sheet into the plans set. A copy can be found at http�//www flowstobay org/sites/default/files/Countvwide%20Pro�ram%a20BMP%20PIan%20Sheet- �une%a202014%20Update.pdf#overlav-context=brochures or http•//www.flowstobay.or�/brochures then click "construction bmp plan sheet" Reviewed By: Martin Quan Date: 11/14/16 650-558-7245 Project Address: Description: From: 708 Carolan Avenue, zoned C-1, APN: 029-055-120 Request for Conditional Use Permit for a commercial recreation use. Christine Reed Fire Department Please address the following comments at this time; provide a written response and revised plans with your resubmittal: The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal: 1. Alterations, as defined by the Burlingame Municipal Code 17.04.105, will be reviewed for purposes of retroactive fire sprinkler requirements. See Burlingame Municipal Code 17.04.108 for triggering requirements for fire sprinklers. Reviewed By: Christine Reed Date: 12-7-16 650-558-7617 Project Address: Description: From 708 Carolan Avenue, zoned C-1, APN: 029-055-120 Request for Conditional Use Permit for a commercial recreation use. Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No Comments The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Reviewed By: BD Date: 11.16.16 650.558.7333 ' i . BURLINGAME Project Address Description: From: Project Comments - Planning Application 708 Carolan Avenue, zoned C-1, APN: 029-055-120 Request for Conditional Use Permit for a commercial recreation use. Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: Nothing further needed at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Any construction project in the City, regardless of size, shall comply with the city's stormwater NPDES permit to prevent construction activity stormwater pollution. Project proponents shall ensure that all contractors implement appropriate and effective Best Management Practices (BMPs) during all phases of construction, including demolition. When submitting plans for a building permit, please include a list of construction BMPs as project notes, preferably, on a separate full size (2'x 3' or larger), plan sheet. A downloadable electronic file is available at: http://www.flowstobay.orq/Construction under Construction BMP Brochures: Construction BMP Plan Sheet. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolvn.critz(a�veolia.com Reviewed By: Carolyn Critz Date: November 14, 2016 (650) 342 3727, ext. 118 RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for Conditional Use Permit for a commercial recreation use at 708 Carolan Avenue. Zoned C-1, Gloria C. Conti Trust and Audrev L. Stroupe Trust, 1100 Jacklinq Drive, Hillsborouqh, CA, 94010, property owners, APN: 029-055-120; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on January 23. 2017, 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: 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 Section 15301 (a) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partitions, plumbing and electrical conveyances, are is exempt from environmental review, is hereby approved. 2. Said Conditional Use Permit is approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Conditional Use Permit are set forth in the staff report, 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 23rd dav of Januarv, 2017, by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and Conditional Use Permit. 708 Carolan Avenue Effective February 2, 2017 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped November 8, 2016, sheets A0.1 through A5.2, which includes demolition of the entire mezzanine resulting in an approximately 826 SF tenant space; 2. that the business owner shall apply for a Burlingame Business License prior to submitting to the Building Division for the required Building permit; 3. that there shall be a minimum of 15 minutes between the end of a class and beginning of the next class; 4. that any changes to the size or envelope of building, which would include restoring the mezzanine, shall require an amendment to this Conditional Use permit and (if required) a Parking Variance, depending on the use of any new space; 5. that if the structure is demolished or the envelope changed at a later date, or if the use in the existing space is changed, an amendment to the Conditional Use Permit and a Parking Variance may be warranted after consultation with Planning Division staff; 6. that the conditions of the Chief Building Official's November 9, 2016, memo, the City Engineer's November 14, 2016, memo, and the Fire Division's December 7, 2016, memo, shall be met; 7. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; and 9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013 Edition, as amended by the City of Burlingame. �CITY OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT BURI.INGAMIE 501 PRIMROSE ROAD � � . , . � � � BURLINGAME, CA 94010 �. ' . • PH: (650) 558-7250 • FAX: (650) 696-3790 www.buriingame.org Site: 708 CAROLAN AVENUE The City of Burlingame Planning Commission annaunces the following pu6lic hearing on MONDAY, JANUARY 23, 2017 at 7:00 P.M. in the City Nall Council Cham6ers, 501 Primrose Road, Burlingame, CA: Application for a Conditional Use Permit for a commercial recreation use at 708 CAROLAN AVENUE zoned C-1. APN 029-055-120 Mailed: January 13, 2017 (Plesse refer to other sldeJ PUBLIC HEARING NOTICE 1448 LAGUNA LLC 881 SUTTER AYE SUNNYVALE, CA 94086 Cit�r of Burlinc,�ame A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s} in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director PUBLIC HEARING NOTICE (Please refer to ofher side) • ��^�' _� � f / ' � � +r��; ��+� ��._, �3 1 �',.�;� . r - /," . _-1 � •�� r`J �v '��V� 'y � � \1 .�'S � . Y � � .. . . 'i :�"t - o"� ,. . . �', i . � ' „y;�5_ �..� ' :; . tF ��0 . " � �;+�s � 1M1,.�- '� a£�`y',,�M: ��q�c � :� �.. � � . t � ,� � ` � ., � ' .ti��,e + � M�� 1 . �`J r. ,� ��1�,� � � °' �t„, . ' �, -� �'� .�� /.i.�a �� • , � , ` � � ��,/� �R �/ �.09 / � �� ,`.•' '; r '�.. N,q� �m �r t,�,• / �`\ ` �; � , j? '` �'*� � � i�i_i_, . j�` ,�'y J� � ` � � F w �' \ .\ a � ` • "" � ��s � ,� ``` ��• , ` �" �,� �` i ii . \� i-. �'� \'�:� � ' ^� '+�-. � \ �\.. \` � � . r �� V __ � .•€ i ' � y '. ``�` �� i' � 4 ... � �.. � � � . � `��\ , �1.. eu:�. � ., „ � -,t � �� `.. ��. ��`� �.5 _ � M:� `�• �y,,;;" ` � � �" ' � .. ' �� , � y, � fi,,' .y �' II� � n� � ��,� +°' � � / �m �l�K�. #. . . � ��i, r . • O � �• � ...�_. � � � .. ,-k:�4 `\ •r � 1 � "� � ��v � r5' " .'4. /� � ` '!6' f� � � r � �' E 1'�� .�'�"' \' � '"� w . J ' � ' � ...' � (� 1 / y � �� . ��n� � Sv� � . � � f �.:. ' M � � ��- � • O 1P� � r � q' t Tp�� ' 'f .i� .,�ka. � ,�1 pt �'4, , r 6 `' _ • � � h. } � 4 :� iC � h 4� ' ''�',. � t �� ,. �s� � � ` �, H _,. , ` �� y �',;��y Y. �lti ,. - .. � '. ��" " * �• t� ; �,. �` �� `�� 3u � ��1 � �' ry ,1"Q", ' . ,. ;' � � -6 v � , �� ' ^ y.�3 � ��' . � . � {;Q � i .. 14'� , %� i . !.' �i� ,'.� � . .. �� :. Tr � �� . � A ' , '�r� � ,r� �,:4 �� ,� � �� '�r � ; �, h �. � � � �� ' t s k ;�_� � 4, P �=—' ;•Cjv I��x�� Y �� 4. �Y �\ ' �4k, � � � ,��za'I `� � ��1�. � � �.�� t19 � • • � • � � �