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Home My WebLink About25 Ingold Road - Staff ReportCity of Burlingame Conditional Use Permits and Variance �dc�-css: 25 Ingold Road Item No. ` Regular Action Meeting Date: August 22, 2011 Request: Application for Conditional Use Permit for training, Conditional Use Permit for building height and Variance for front setback for a flight simulator training facility. Applicant: Cory Covington, Virgin America Property Owner: Susan J. Lambertson Trust Designer: Elke MacGregor, DES Architects + Engineers General Plan: Industrial and Office Space APN: 025-280-200 Lot Area: 113,247 SF Zoning: RR Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (a) which states that Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveniences are exempt from environmental review. Project Description: The applicant, Virgin America, is requesting a Conditional Use Permit to operate a flight simulator training facility at 25 Ingold Road, Zoned RR. The existing building contains three suites of office and warehouse uses. The tenant space measures approximately 22,150 SF. With this application, the floor area of the building and the tenant space would not be increased, and there is considered to be no intensification of use proposed due to the limited number of participants involved in the flight simulator training sessions at any given time (two pilots with one instructor). The existing office area in the tenant space will be reduced from 5,372 SF to 5,006 SF and the existing warehouse area will be increased from 16,777 to 17,143. The applicant is also proposing to demise the warehouse space so as not to condition more volume than is needed for the flight simulator. The only portion of the building that is designated for the training facility is the simulator itself (that fits three people and is elevated above the warehouse floor) and the debriefing room off of the office space. The rest of the tenant space will be used for offices and storage areas associated with the flight simulator. The office portion of the training center will be used Monday through Friday from 9:00 a.m. to 5:00 p.m. and will accommodate approximately 4 full-time staff members. The training portion of the facility will be used Monday through Friday from 6:00 a.m. to 10:00 p.m. and will accommodate 2 pilots and 6-8 Instructors. There will be at minimum one employee on-site 24 hours a day for monitoring and maintenance of the flight simulator. Because there is no intensification of use proposed on-site, the applicant is not required to meet current landscaping and parking requirements. Although, in order to meet current ADA standards, the applicant is proposing to add one ADA space along the left side of the building and a ramp for an accessible path of travel into the tenant space. The applicant states that all full-time office employees will drive to the subject location and that the instructors and pilots will be rotating and will be shuttled from offsite locations (such as the airport, the hotels or the Virgin America headquarters building on Airport Road). Virgin America has its own 12 passenger van for the purpose of transporting students and instructors to their offsite training facilities. Due to the interior clearance requirements of the flight simulator, the applicant is proposing to increase the height of a portion of the roof area from 32'-11" to 36"-0", as measured above average top of curb. A Conditional Use Permit has been submitted for overall building height that exceeds 35'. The applicant has also submitted an application for a Variance for front setback to a new mechanical unit that is required for the operation of the flight simulator (5'-10" proposed, where 15'-0" is the minimum front setback required). The proposed front setback is measured to this mechanical unit because the size of the unit, which measures 6' wide by 12'-6" tall. The project meets all other zoning requirements. The applicant is requesting the following applications: Conditional Use Permits and Variance 25 Ingold Road ■ Conditional Use Permit for a training facility (flight simulator) with parking as required by Chapter 25.70 (CS 25.44.030 g); ■ Variance for front setback to a proposed mechanical unit (5'-10" proposed to mechanical unit, where 15'- 0" is the minimum required) (CS 25.44.075 s); and ■ Conditional Use Permit for overall building height over 35'-0" (36'-0" proposed) (CS 25.44.030 s). 25 Ingo/d Road Lot Area: 113,247 SF Plans date stamped: August 9, 2011 i EXISTING , PROPOSED ; ALLOWED/REQUIRED Use: Front Setback (Ingold): Parking: Height: Office / Warehouse 17'-4" 62 space 32'-11 " Office / Warehouse / Training' ......................... .... .............. ................... 5'-10" (to mechanical unit) 2 63 spaces 36'-0" 3 Training with CUP 15'-0" 34 for tenant space (no intensification of use 35'-0" without a CUP ' Conditional Use Permit for a training facility (flight simulator) with parking as required by Chapter 25.70 (CS 25.44.030 9)• 2 Variance for front setback to a proposed mechanical unit (5'-10" proposed to mechanical unit, where 15'-0" is the minimum required) (CS 25.44.075 s). 3 Conditional Use Permit for overall building height over 35'-0" (36'-0" proposed) (CS 25.44.030 s). Staff Comments: See attached memos from the Chief Building Official, Fire Marshal, City Engineer, Parks Supervisor and NPDES Coordinator. Please note that based on the nature of the request, and in order to be business friendly, Planning Staff has decided to take this project directly to an action hearing without going to a study meeting first. If the Commission requests additional information or feels the need for more discussion on the item, the project may be continued to another meeting. 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) (b) 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; 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. Required Findings for 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) (b) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; the granting of the application is necessary for the preservation and enjoyment of a substantial property -2- Conditional Use Permits and Variance 25 Ingold Road 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; and (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing an potential uses of properties in the general 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: 1. that the office and training facility shall be limited to approximately 22,150 SF of the existing office/warehouse building at 25 Ingold Road, as shown on the plans submitted to the Planning Department and date stamped August 9, sheets G0.01 through A3.01; 2. that the Conditional Use Permit shall apply only to a flight simulator training facility and shall become void if the space is replaced by a permitted use, is ever expanded, demolished or destroyed by catastrophe or natural disaster or for replacement; 3. that the office and training facility be open Monday to Friday, from 6:00 a.m. to 10:00 p.m., with a maximum of eight full-time employees and 20 part-time employees; and that one person will be on-site 24 hours per day, seven days a week for security and maintenance purposes; 4. that the maximum number people on site at any one time shall be 29 persons, including all employees, pilots and instructors; 5. that any changes to the floor area, use, hours of operation, or number of employees, pilots or instructors, which exceeds the maximums as stated in these conditions shall require an amendment to this Conditional Use Permit; 6. that the applicant shall utilize a 12 person van for the purpose of transporting students and instructors befinreen headquarters and this training facility; 7. that the conditions of the Chief Building Official's August 11, 2011 and July 8, 2011 memos, the City Engineer's July 11, 2011 memo, the Parks Supervisor's July 11, 2011 memo, the Fire Marshal's July 6, 2011 memo and the NPDES Coordinator's July 5, 2011 memo shall be met; 8. that interior demolition or removal of the existing structures 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; 9. 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 10. that any improvements for the use shall meet all California Building and Fire Codes, 2010 Edition, as amended by the City of Burlingame. -3- Conditional Use Permits and Variance Erica Strohmeier Associate Planner cc. Cory Covington, Virgin America, 555 Airport Blvd., Burlingame, CA 94010, applicant 25 Ingold Road Elke MacGregor, DES Architects + Engineers, 399 Bradford St., Redwood City, CA 94063, designer Attachments: Application to the Planning Commission Supplemental Form for Commercial Applications Conditional Use Permit Forms Variance Form ApplicanYs Letters of Explanation, date stamped June 30, 2011 and August 11, 2011 Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed August 12, 2011 Aerial Photo -4- s u q�Ac COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 9401 O p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: O�� e�. �� ❑/ Design Review ❑ Variance ❑ Parcel #; H Conditional Use Permit ❑ Special Permit ❑ Other: PROJECT ADDRESS: 251ngold Road O Please indicate the contact person for this project APPLICANT project contact person O OK to send elecUonlc copies of documents O Name: Cory Covington. Virgin America Address: 555 Airport Blvd. City/StatelZip: Burli�game, CA 94010 Phone: (415) 812-9314 Fax: (650) 762-7001 E-mail: cory.covington@virginamerica.com ARCHITECT/DESIGNER projectcontactpersono OK to send electronic copies of documents ❑ Name: Elke MacGregor, DES Architects + Engineers Address: 399 Bradford Street City/State/Zip: Redwood City, CA 94063 Phone: (650) 364-6453 extension 275 Fax: (650) 364-2618 E-mail: emacgregor@iies-ae.com * Burlingame Business License #: 24164 PROPERTY OWNER project contact person 0 OK to send electron(c copies of doeuments ❑ Name: Susan J. Lambertson Trust Address: 2 Lombardi Lane City/State/Zip: Milbrae, CA 94030 Phone: (510) 670-9090 x 19 Fax: E-mail: PROJECT DESCRIPTION: Virgin America will be renovating an existi�g warehouse space to create a facility for training pilots and co-pilots in a flight simulator. The existing office area use will remain the same. AFFADAVIT/SIGNATURE: I best of my knowledge and be Applicant's signature:� I am aware of the proposed a Commission. Property owner's slgnature� ur�ler penalty of perjury that the information given herein is true and correct to the � ��1 Date: Z � � L� tii'�i �'U � � hereby aut�e the above applicant to submit this application to the Planning � Date: % ` Date submitted: * Verificatfon that the project architecbdesigner has a valld BuNingame business license will be required by the Finance Department at the time application fees are paid. ❑ Please mark one box above with an X to indicate the contact person fo� this project. S:�Handouts�PC Application 2008-B.handout '� ' `� ' � s:; �- � � � ! CIT`f OF E',�JF31 II�: a/i�llE [:J�J-i'LI�fVN�s`VG DlV. City of B�.u�lirgarne Plaru�ing Depa�rir�rt 501 Prirr=nse Road P(650) 558-72.50 F(660) 69('r3'7J0 www.b�lingame.org ��, CITY O� CONIlV�ltCIAL APPLICATIONS � ` � �,.: ,_.. BURIJNGAME PLANNING COMNIISSION APPLICATION SUPPLEMENTAL FORM '�°'�..,m ' �'! � 0 ?'' " i . � �. . 1. Proposed �e of d1e S1te O�ce and training facility �- Monday to Friday 6:OOam to 10:OOpm (1 person will be on site 24hours per 2. Days and hoi�s of operation day, seven days per week) 3. Nw�r�ber of trucks✓sexvice vehicles to be pedced at sit,e (by type) None anticipated 4. Clure�rt and 'ected rr�aximun r�.ur�ber of lo ees (incl ' owner) at this location: Eadstir�g In 2 Yeats In 5 Y�s Haus of 6:ooAM to Af�- 5:00 AM tn Af�ex 5:00 AM tn Af� 5:00 Operation 5:0o PM PM PM PM PM PM Weekdays Full-time 4 2 6 3 8 4 Part-tim�e 20 20 20 20 20 20 Weekends Full-dme 1 1 1 1 1 1 Part tirr�e 5. Clurerrt arid 'ect,ed rr�aximm► rx�r�Uer of visit,o�✓customeas who ma oorne to the site: E�aslir�g In 2 Yea�s In 5 Years •� � • •�• .�� :- � . 1:�-L-'� AM to Aft� 5:00 PM PM 10 10 AM to Af�ex 5:00 PM PM 10 10 AM to After 5:00 PM PM 10 10 6. What is t�e ma�drra.un rx.ur�ber of people expec,�ted on site at any one time (include owr�r, exr�loyees and visitArs✓custome�s) : 39 7. Wl�e do✓will the owr� and employees park? Parking spaces provided on site 8. VVhene do✓will t�e ci.istnm�/visito� perk? Most pilots will arrive per Taxi or shuttle 9. Preselrt or most �t i.t9e of sibe O�ce / Warehouse 10. List of othe� te�� on property, their rxm�bea- of em�loyees, hoi.us of operation (attac.h list if �,� Suite 35 is unoccupied at this time. Suite 25B is occupied by Beverly Coat Hangar Co. and emp oys wo persons w o wor e ween : am an . pm. COMMERCIAL.FRM City of B�lirgame Plarn��g Depattrr�rt 501 Prinrose Ro� P(650) 558-TL.50 F(650) 6A6-37J0 www.btu�lir�garr�e.o� �� CITY O� BURLINGAME ��.��1m n00 CITY OF BURLINGAME CO1�ITIONAL USE PIItNIiI' APPLICATION The Plat�ing Corrrnission is required by law to make fir�dir�ps as defiried by t�e City's Oidiriarice (Code Section 25.52.000). Ya.� arnweis to the following questiorn can assist ihe Plaru�ing Corr�nission in making the decision as tn whet�er t11e firidirr� can be rr��cle for yo�.u� reqiiest. Pl�e type or write n�tly in ink Refer tn the back of this fon-n for assistance with these questior�s. 1. ��'d�e1�t��os�d�attl�e�r�ac�cl�iw7/mtbec�rir��-al�'��irio�ab �iy � ir�a�ara�s i� tlie s�ci�iLy ar 1v �ibc l�aaid; �[j, �g-a1 r� ar � 3 The Pilot training facility proposed at 25 Ingold road is not detrimental to the public health, safety, welfare or convenience. The flight simulator is a self contained piece of equipment that is used to train pilots in aircraft flight and safety. The simulator is maintained by a crew of technicians that are on site 24hrs per day, 7 days per week. These technicians are in the employ of CAE, the manufacturer of the simulator. CAE has 25 similar facilities worldwide in which pilots are trained for a variety of different aircraft. This simulator is specific to the Airbus 320 Airplane. The current facility is not ADA accessible, has insu�cient restroom facilities and no ADA parking for the current occupant load. Virgin America will create a completely accessible facility with ADA parking , new entry and exit ramps as well as renovated and new restroom facilities. This training facility will improve local and national pilot talent and will be an asset to the Burlingame community. i / � i i�i::i �• ir :� � �i . •:i .•ei i: �• � i 'r i �: ' i i � I i �• — This facility is located in the Rollins Road (RR) zone. Per the approved conditional uses section 25.44.030-G, the warehouse area will be used for "Technical schools with training related to the permitted and conditional uses in the Rollins Road district" The training facility anticipates a maximum of five persons in the warehouse (pilot training) area at any time (please see attached letter) which will be lower than the current occupant load of 9 in that area (9,700 sf divided by 1000sf per person occupant load). tlo�v[�� die�rtp�nlFr�e�d-lie a�r�aaf%ie�li tlieae9Nielics� rr� b�icazl ds-ac�af' thee�trga�dpiola�ialugsmar�igFqaiati�si�theg�-a/ 's�v�y� The proposed project anticipates making three changes to the exterior of the building that are in keeping with the adjacent properties and within the RR district regulations. 1. The roof area over the flight simulator will be raised by 3'-0" . This will raise the existing building height of 32' to 35' 2. New air conditioning units will be added to the roof . -- -,:-,� 3. One exterior roll up door will be enlarged to approximately 18' x 18'. �,� �;� � �� nIUN " ?� � � `r , CUP.FRM CITY OF B�_� CJ� -r L.�,. � : i .•. ' .• 1 a�: i 1 ' �. ' �:.� ' • 1 : 1 • 1 i:. '1 � i � � I �' l I / I/: : I / I I I/: : I • H/ / � / I' I: l �: I I / / / / 3 / / I t / I / / I / I l `: _S C/�: / f /��.�J :Lf . How will t�e proposed struch.me or u9e within the stiuc.�hu�e affed neigY�boiing pivpeities or �ues on t�ioae pivpe�ties? If reig��boring pro�ties will riot be affected, state why. Ttunk aboirt traffic, noise, li�rg, Pavir�g, landscaPirg s�mlig�t/shade, views fi�om neighboiv�g p�ropei�es, ease of rr�air�. VV�ry will the shuchn�e or use wiii�in the s�uchue r�ot af�'ect the public's health, safety or gere�al welfare? Pc�ilicheald� incl�.xles such thir� as sanitation (garbage) , au' 9ualitY, discharges ir�o sew� and stonrn�vater syst,e�m, water supply safety, ar�d thing which have the poteriial to affect public healt� (i.e., iu�de�g�n�d sGorage t�s, storage of d�nic�ls, situatiorn which enoowage the spread of rodeirts, ir�sects or oorr�nnucable disea�es). Pr�blic safetv. How will d�e shuchue or use within the struchu�e affect p�lice or fire protec.tion? Will alann systeim or spinklHs be n�halled? Could t�e shuc�u�e or use widvn ti�e shttchme ca�ate a raiisance or need for police sexvioes (i.e., noise, wnily gat�xirgs, loite�ing, haffic) or fire s�vioes (i.e., stnrage or �e of flarrrr�able or ha�ardoi�s rr�ateiials, or potentially dargenas activities like weldirg, w�ood�rodc, ergir�e reirnval). Gerleral kelfane is a ratch-all Ptr�e rr�vng corrinmi�tY good. Ls die proposal oornisbe�t with d�e city's policy and goals for oor�rvation and develop�r�ent? Is H�e a social benefit? C�u�ae. Hmv would the p�oposed str�x..�hme or use affect public oorrvenience (such � access to or par�dng for N�is site or adjacer�t sites)? Is die proposal accessible to pattiailar s�rr��s of the public such as the elderly or handicapped? 2 Hr]Wl��ttie'�t��er�li�ebelorabenlarl i�aac�ar�ar�aeu�Ilt�ieBki�r� G�s-aiPJana�dZar=g ? Ask the Plarnirg Depertr�nt for t�►e g�-al plan designation and zonir�g district f�the Pio�o�d P'o.lect site. Also, aslc f� an explar�ion of each. Onoe you have t�is infonr�ation, you can c�ompane yoin- pro��osal with the st�ed desig�rated use and zonirg, ti� elg�lam why t�is �xr�posal would fit acoo�r�gly. 3► ��IL�X1��GQl�N�l�s'��1[SyI]'l�y��[s`��'s�3' G��EPJl�gs?Z��'1�c i6i.S' Ql�;� � �I �,'�H'd� ��J[�� How does t�e pcnpoeed struchue or u9e oompere aesthe�c�lly with e�s��g neighbo�ood'? If it does mt affect aesthetics, st�e why. If drar�ges tn d�e s�x.�hme ane pinposed, was the addition desigz�ed to match eaosting atrhitec.�ha�e, pettein of developir�t on adjac��t prnpe�ties in t�e neighUo�ood'I If a�e will aft'ect the way a neighbo��ood or area looks, such as a long te�maicpoit Padcirg lot, oorr�pere yo� pioposal tn ofl�er u�es in d�e area arrl explain why it fits. How does the p�oaed shuchu�e oorr�pane to neighboring s�uuchmes in tenrn of rr�ass or bulk? fftl��e is no charige to the shzx.� u�e, say so. If a riew shtxhme is piq�oaed, compare its size, appeaxanoe, orier�-ation, etc. with otl�- sh�x;hmes in the neigt�box��ood or area. How will d�e �chu�e or use within ihe s�chu�e change d1e character of the neighUor�►ood? Think of chaxacter as the irr�age or tAne e�blist�ed by size, der�s-ity of developrr�rt ar�d ge��al patteln of lar�d use. Will there be nnre traff c or less parldng available resultirg fi�n this u9e? If you dan't feel t�e cl�az-�� of the neig�borhood will clrange, stame why. How will die P�P� l�.lect be oompetible with e�ng and pot�ial usas in ti�e �-al vicinih'� ��'� Y�' P%lect with e��g �es. State why you feel yoiu- project is cor�sist,� with otY�er �es in d�e vicinity> and/or state whY Y°�' P�Ject would be co�ist� with pok�al u�es u� t�e vicinity. CL1P.FxM August 11, 2011 Erica Strohmeier, Associate Planner City of Burlingame 501 Primrose Road DE S Burlingame, CA 94010 ARCHITECTS ENGINEEIZS Re: Virgin America PilotTraining Facility Conditional Use Permit for Height of Building Dear Erica: � ' �� I�II�'� � � 2�1� �.ii i Y C:tF F?L�RLINra.AMF R� � � _ ; i.��l�il��t� �;�i Attached please find our explanation and support for the Conditional Use Permit required for the slight height increase that is needed for this project. We are requesting a one foot increase in the overall building height (assuming average top of curb elevation in front of the warehouse portion of the building is elevation 99.6, see the top of curb elevations we have now provided on the plans.) 1. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. Operating a flight simulator in the warehouse portion of this facility is compatible with the existing uses in the area because the number of people in the facility will be consistent with a warehouse/distribution facility. The equipment is self contained and is does not emit any hazardous substances or excessive noise. In fact, the challenge in this particular case is to ensure that the surrounding environment does not adversely affect the sensitive machinery and projectors that make up the flight simulator. This neighborhood will not be impacted by the 24 hour per day and 7 days per week schedule that this facility will maintain. The hourly arrival of one or two pilots by shuttle van or cab, coming directly from the airport, from their hotel, or from a training session at Virgin America's headquarters will add a round the clock vitality to the area. Although this might not be welcome in a residential neighborhood, it may actually prove to be a benefit to an industrial area such as this. Having a world class company, such as Virgin America, seamlessly integrated into this area will enhance the prestige of the area, provide jobs, and provide local businesses with additional revenue as the pilots use the services of local hotels, restaurants and taxi cab services. 2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance. This facility is located in the Rollins Road (RR) zone and this zone has been assigned a 35 foot height limit. A key feature of the proposed use is to have a tenant space that has enough volume to allow a full range of motion of a flight simulator within the building. This requires the center portion of the roof to be raised slightly so that the underside of the roof structure is at 31 feet above the warehouse floor (32' to the top of the roof.) Due to the warehouse floor being set about 399 Bradford Street Redwood City, California 94063 Tel 650-364-6453 Fax 650-364-2618 wwm.des-ae.cotn � Virgin America —Flight Training Center- Building Height CLIP DES Project No. 9865.002 August 11, 2011 Page 2 of 2 4 feet above the street, the overall building height (measured from the average top of curb at the street to the top side of the roof structure) will be 36 feet. This will exceed the allowable height limit by one foot, however only the centermost area of the roof will exceed the limit and the edges of the roof will remain unchanged and well below the height limits. 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? The current warehouse building is consistent with other buildings in the neighborhood. The proposed project does not change any exterior aesthetics except for the raising of a limited portion of the center of the warehouse roof and the placement of a mechanical cooling unit adjacent to the 30 foot high warehouse wall. The roof adjustment will not be seen unless viewed from a distance at which the building appears more in elevation than in perspective. In short we do not believe there will be any aesthetic impact or change in character due to the project or due to these slight exceptions to the height and equipment placement. The previous uses of the space have been for distribution and light manufacturing, very consistent with other facilities in the neighborhood. This tenant space is less than a quarter of the overall building and therefore the change from warehouse to "simulator hall" within this tenant space will have very little impact to the use of the building and even less to the overall neighborhood. The existing proportion of office area to warehouse area (now simulator hall) is being maintained, so the only outward impact will be a slight decrease truck traffic (the majority of the building will continue to be occupied by different tenants that may continue to operate the building as a warehouse/distribution facility.) The reduced truck traffic will, however, be offset with an increase the number of shuttle trips and taxi cab rides for pilots as they, one or two at a time, each hour use the simulator for training. Sincerely, DES Architects + Engineers, Inc. .�..�.�....� Stephen D. Mincey, P.E. CEO/Principal ��'�� AUG1�201i ; ,��`� ,'7`= F'�_!��.I�i��APJ1E DES Architects + Engineers, InC. C: � Documents and Settings � estrohmeier� Local Setrings � Temporan/ Internet Files � OLK7A1 � C August 9, 2011 Erica Strohmeier, Associate Planner City of Burlingame 501 Primrose Road DE S Burlingame, CA 94010 ARCHITECTS ENGINEERS Dear Erica: Attached please find our explanation and support for the variance that we are requesting as part of the CUP process. We are requesting a variance to place a single piece of inechanical equipment (5' wide, 8' long, and 12' high) within the 15 foot setback area. Describe the exceptional or extraordinary circumstances or conditions applicable to your property which do not apply to other properties in the area. The key feature is to have a tenant space that has enough volume to allow a full range of motion of a flight simulator within the building and yet be an enclosed space that has the proper environmental controls to maintain a constant temperature and humidity. This requires a neighborhood that has existing buildings with large mass. This neighborhood is uniquely appropriate for its large buildings but also its proximity to the airport, proximity to area hotels, and proximity to Virgin America headquarters. This building is uniquely appropriate because of its large size and the access to a truck dock for the delivery and installation of the flight simulator. Due to the age of this building, however, it does not currently provide for cooling in the warehouse area. To control the climate surrounding the flight simulator, a mechanical cooling unit is required. These units are often placed on the roof, however due to the need for the building mass to be fully utilized for the flight simulator and the reluctance to place anything that might leak on top of such a sensitive piece of equipment, there is the need to place the mechanical cooling unit on the ground adjacent to the existing concrete wall. The building is set back from the street by about 17.5 feet so the 5 foot wide unit will need to be closer than the recommended setback for equipment. Also, it cannot be placed on the side of the building due to interference with the truck docks and truck maneuvering area. Explain why the variance request is necessary for the preservation and enjoyment of a substantial property right and what unreasonable property loss or unnecessary hardship might result from the denial of the application. The sole purpose of this facility is to operate the flight simulator. The need for controlled temperature and humidity is a basic requirement of the simulator and therefore the need to have a mechanical cooling unit outside of the building is essential to having the flight simulator in this location. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or convenience. _ �)c �;v-� -= ��j �C r L�sm x �� am �f � � � �i,�. � �� 399 Bradford Street Redwood Cih� Califoniia 94063 Tel 650-364-6453 Fax 650-364-2618 wurcy.¢es-,ae� � �_�i ?'r 'Jr t;l.l��1G' �ll� r:;',�iC`-PL.�i�l(Vlf'dC;� DRV� � Virgin America — CLIP Flight Training Center DES Project No. 9865.002 August 9, 2011 Page 2 of 2 Operating a flight simulator in the warehouse portion of this facility is compatible with the existing uses in the area because the number of people in the facility will be consistent with a warehouse/distribution facility. The equipment is self contained and is does not emit any hazardous substances or excessive noise. In fact, the challenge in this particular case is to ensure that the surrounding environment does not adversely affect the sensitive machinery and projectors that make up the flight simulator. This neighborhood will not be impacted by the 24 hour per day and 7 days per week schedule that this facility will maintain. The hourly arrival of one or two pilots by cab, coming directly from the airport, from their hotel, or from a training session at Virgin America's headquarters will add a round the clock vitality to the area. Although this might not be welcome in a residential neighborhood, it may actually prove to be a benefit to an industrial area such as this. 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? The current warehouse building is consistent with other buildings in the neighborhood. The proposed project does not change any exterior aesthetics except for the placement of a mechanical cooling unit outside of the building. The mechanical cooling unit (5' wide, 8' long, and 12' high) is smaller than the trucks serving the adjacent distribution centers and is being placed adjacent to the much larger 30 high concrete wal� so it will have very limited visual impact. The equipment will be set several feet away from the building which is roughly 17.5 feet behind the property line, so the equipment will encroach about half way into the 15 foot setback area. Other large pieces of electrical equipment (transformers and switchgear), albeit not as tall as what is herein proposed, are typical in industrial areas and generally reside close to the street and often in the right-of-way. In fact, such equipment exists on the opposite side of the street from this proposed location. Therefore, large equipment near the street is not inconsistent with the character of the vicinity. In summary, having a professionally oriented company, such as Virgin America, seamlessly integrated into this area will enhance the character of the area, provide jobs, and provide local businesses with additional revenue as the pilots use the services of local hotels, restaurants and taxi cab services. Sincerely, DES Architects + Engineers, Inc. ..�.....��.�..�. Stephen D. Mincey, P.E. CEO/Principal 4f � � r � { � � � ! � � � kr`2 � �� ;' . ... ` !i; � 9 20f1 ,�.� ,. :�!== `';,;�ii_i�`,,�'';p,,f111� DES Architects + Engineers, I71C. C: � Documents and Settings � estrohmeier� Local Settings � Temporary Internet Fi[es � OLK7A1 � V � america June 6, 2011 Erica Strohmeier City of Burlingame — Planning Commission Burlingame Planning Departrnent 501 Primrose Road Burlingame, CA 94010 Dear Erica, Thank you for taking the time to review the requirement for a Conditional Use Permit as it relates to the new facility which Virgin America has leased at 25 Ingold Road. It is Virgin America's desire to position a flight simulator system that will be used in assisting with required FAA (Federal Aviation Authority) preparation and competency development for our flight crews. Among these items will be a simulator for pilot practice along with electronic and mechanical systems that support it. Virgin American would like to propose that the warehouse use that a portion of this building qualifies as should remain as such. Because of its size and motion, the simulator and its support requirements will take up most of the space within the warehouse. We intend to further demise the warehouse space so as to not condition more volume than needed. At approximately 18,000 square feet the warehouse use would provide for a headcount of 18. With our use, the maximum amount of people in the warehouse at one time will be 5, which is well below this standard. This is due to the minimal requirements but also because the majority of the space is being utilized to store the equipment with required clearances. Below is a chart depicting more detailed staffing information as it relates to the occupancy loads. On-site staff drive to work) Amount Title Hours 1 Mana er of Trainin 9AM — SPM 1 Administrative Assistant 9AM — SPM 1 Instructors 6AM — l OPM 1 Technician 24 Hours On-site rotatin , shuffled from offsite location Amount Title Hours 2 Pilots 6AM — l OPM 1 Ground School Instructor 9AM — SPM 6-8 I Ground School Instructor � 9AM — SPM M-F M-F M-F 7 Days a Week M—F M — F, every other day M — F, every other dav �ace Utilized Office Office Warehouse Warehouse pace Utilized Warehouse Office Office 555 Airport Boulevazd T 650.762.7000 www.virginamerica.com Burlingame, CA 94010 F 650.762.7001 hello@virginaznerica.com i - ` ":�� f �� . �� '� i�ti � � 20i1 :� �u��Nt arnE _�u-PLI�NfVIIVG D►V, In addition, one of the main motivating factors behind Virgin America's selection of this facility was the ability for our employees to walk from the Millbrae Bart Station to this location. This, coupled with the fact that there will not be significant changes to the existing office space, will enable us to maintain minimum traffic flow to and from the site and retain the ability to keep the facility similar to its current use. Should you have any questions or comments please do not hesitate to contact me. Sincerely, Cory Covington Facilities Manager � .../ l � ,� :, ,. .: ��. �,�.I�Y OF EC�I�LiE�1��.,`isfc C�D-PU`,tvC��[.� �:`�f. �� _ _ _ August 11, 2011 Erica Strohmeier City of Burlingame — Planning Commission Burlingame Planning Department 501 Primrose Road Burlingame, CA 94010 Dear Erica, Thank you for taking the time to review the requirement for a Conditional Use Permit as it relates to the new facility which Virgin America has leased at 25 Ingold Road. In order to better understand the use and parking needs I thought it best to explain how the facility is manned and used. The program for the building can be broken down into three components; training, maintenance, and administration. For training purposes, Virgin America is currently planning to install one flight simulator at 25 Ingold. The simulator has 3 seats inside; one each for the pilot, copilot and instructor. The process is that these three people have a briefing meeting in a briefing room, perform the simulated flight in the simulator, and then have a debriefing meeting in a debriefing room. This process occurs on a rolling basis so that at any given time during the hours of operation there are a total of nine people doing training, with a mix of pilots and instructors. The simulator instructors and students also conduct training at our headquarters. Virgin America owns and utilizes a 12 person van for the purpose of transporting students and instructors between headquarters and another offsite training facility, and will do so for this one as well. In the event of double booking or breakdown, we also employ the use of the hotel shuttles from the Burlingame Hilton or Embassy Suites, both of which are used as crew hotels. There are also portions of simulator training for which the pilots fly into town just for simulator time. These pilots will commute via BART from the airport and/or cab to and from the crew hotels. The simulator as well as related servers and equipment do require 24/7 monitoring and maintenance, with one or a maximum of two technicians at any given time. These people are employees ofthe simulator manufacturer, and they perform maintenance and repairs as required. It is our expectation that these people would likely drive themselves to work, though we have selected this location party due to its proximity to BART. :�� k� UG � 1 20i1 555 Airport Boulevard I' 650.762.7000 www.virginamerica.com a� 1 i 1� OF BJRLINCAME Burlingame, CA 94010 l 650.762.700 ] hello@virginamerica.com � �i�D-PLANNING Dl�I. The last component is the administration of the facility. At some point, possibly from the beginning, Virgin America will require a manager of training and an administrator or assistant to help oversee the operation of the facility. These would be M-F/9-5 type positions and would likely drive themselves to work. I have attached pictures of a simulator very similar to the one Virgin America intends to install. I have also included a picture of our van. Should you have any questions or comments please do not hesitate to contact me. Sincerely, Cory Covington Facilities Manager �r.,>. ;: ,� ;, � � :� �... �..i' !JG 1 � 2�� ClTI' OF BiJRLlf�l�-�AME GDD-PL�NN!NG DlV. ��t '��,1,� �J.a.r. �"�, h �,�.ku.rt �� — � , z.,w. �°�°`il �,,. , . �_.� � y,r� n . �, �}�� ([ � .5�1pTeGF \'�- �� s"��."_-- � "1 #� � ��;11M d. @I�� ' .r� . ,.,. � , , � , . : . .y,� ..y,, y � "� �� r' ,=�� :: ; ' i a �` _ �r w ,: ^�.,� ,. �. i k ,a .� � . . yen�;� �� ' v .r�°.` � `�:�..< a x �:��r, t ,� -.�: . : I � . •� 1 s .��' { r �.: y. ' €r-.'.: _ . > . ,., : . � , � � -�� ' . _..`��' . ,i� f �t � � �, "t•�� I,�.' I�I �� . . ' � . . t `- _ � _./r� ._� ., l�l �_._-� '� ,;. l��. ,.� t� �� y �, � . ^ . _ �'� ) t �� " � � / � � �� ^ �;, .��'�'$ � -� . ',i' �. u� � � a +� � ti, - :a , _� '� ` a� �,� y �� ,.��,! > ' A r vq, r . '� �� a � � '"��,+� `'� e� �'` !P . ' . y �. � k�.:+`� �� '�. . . �. � . �� , . � �"f^ � e'. ". �: 5 -t1 . � n y� '� t �q nA. �` � y' . - �> y +'��A . � �`,r�i;� , � ,G � � ��w�gt�`@� �� B ,�r ... . , . ' .x �, . ' � �a i�r"w ,r;` • Y r�r� �Ip f >:�..;-- .. ._ _,,., :.:. .� ...... _ .:.. _ , e -...., _ � ^ai 3 -"+. ,gy��_ `t'.r m, x�� ,�.�� `, ys•. �' '' �''` � r;� - �,�`�.:: i• �: �`� � � �' . �� - `� �� ,., , �� .�:._ �'' ._ ��Y 't. '� .\, `��* � ,. � _� ~. � � , '� . i:;�, - � �,. ^ � v; : � � .� � �°�-- ��.�.----"' :'°-� �". �_ -� �a � �, � � � �y , ,u � >,- _ �y �" �,fV�'4 � : � . * „ .'4.. y �� ° 7 •:� . . ... . ,.. �). �' � 1 � r .w �F Y .. - � . � . . .' ^.r'I . P f � �� .A�-/ia •. t � � . . . �u�� " ♦' � 3 � �� .. . . � - �i. � "';� �� — �� > C '�9(, �" i'-IR';'°�"`id, �� 1�'a.. -a�e «;,. - ; . _.. � � �� , , *+ � � A .,,., . � m ��.. �s` � • . . , • t,� � , c' . , . 3��,��•s a �` r� '; � �, ��`� -w�ri ��, 1��=�x , _, �.� , . - � , , � � - ` �� ""�, `�� i�;�'ir�y,; � ' �. . .. „ � . �� . �a �,. k - :�°�, � , �i�rr . �;f4 � s �t°,1 �.� 34. .� � ��i . �aytf -;. ' M � .:,;, �,,, � :. �;.. �� . -: ,: ...�.+� ,: '�eYZ'w��y+G��C £""�, 5�p �:��,`h ,�ps%�� ., . ".. � � - _ I�`� `", �'it.�t ��.. .. �;��• . � .-� � � � `� Sat -r . . .:.. • ,tik �'9t3��r .r, . C.- ,, . ,,;�; . .� , „ . . _ - . . � - � "- - . , r.� . f a'. ,.. , . ^v x` � , . > ° : . - Project Comments Date: � From: Subject: Staff Review: July 5, 2011 [� City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 CJ City Attorney Planning Staff Request for Conditional Use Permit for flight simulator training at 25 Ingold Road, zoned RR, APN: 025-280-200 July 5, 2011 1. Replace all displaced/damaged sidewalk, driveway, curb and gutter. New proposed ramp shall conform to City standards. An encroachment permit from the Public Works Department — Engineering Division is required. 2. Sewer backwater protection certification is required. Contact Public Works — Engineering Division at (650) 558-7230 for additional information. Reviewed by: V V Date: 7/11 /2011 Date: To: Revised plans submitted August 9, 2011 ❑ City Engineer (650) 558-7230 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney X Chief Building Official (650) 558-7260 ❑ Parks Supervisor (650) 558-7334 From: Planning Staff Subject: Request for Conditional Use Permits and Front Setback Variances for flight simulator training at 25 Ingold Road, zoned RR, APN: 025-280-200 Staff Review: N/A No further comments. All conditions of approval as stated in the review dated 7-8-2011 will apply to this project. _ .. _ _ � t_----- Reviewed b�-`"" �� ' -r Date: 8-11-2011 �, Date: To: From: Subject: Staff Review: 1) 2) 3) 4) July 5, 2011 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Request for Conditional Use Permit for flight simulator training at 25 Ingold Road, zoned RR, APN: 025-280-200 July 5, 2011 On the plans specify that this project will comply with the 2010 California Building Code, 2010 California Residential Code (where applicable), 2010 California Mechanical Code, 2010 California Electrical Code, and 2010 California Plumbing Code, including all amendments as adopted in Ordinance 1856-2010. Note: If the Planning Commission has approved the project prior to 5:00 p.m. on December 31, 2010 then the building permit application for that project may use the provisions found in the 2007 California Building Codes including all amendments as adopted in Ordinance 1813. Specify on the plans that this project will comply with the 2008 California Energy Efficiency Standards. Go to http://www.energy.ca.qov/title24/2008standards/ for publications and details. Place the following information on the first page of the plans: "Construction Hours" Weekdays: 7:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: 10:00 a.m. — 6:00 p.m. (See City of Burlingame Municipal Code, Section 13.04.100 for details.) On the first page of the plans specify the following: "Any hidden conditions that require work to be performed beyond the scope of the building permit issued for these plans may require further City approvals including review by the Planning Commission." The building owner, project designer, and/or contractor must submit a Revision to the City for any work not graphically illustrated in these plans prior to performing this work. 5) Anyone who is doing business in the City must have a current City of Burlingame business license. 6) Provide fully dimensioned plans. 7) Provide existing and proposed elevations. 8) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new walls, and a legend. NOTE: The Demolition Permit will not be issued and, and no work can begin, until a Building Permit has been issued for the project. 9) Show the distances from all exterior walls to property lines or to assumed property lines 10)Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable lot coverage. Consult the Planning Department for details if your project entails landings more than 30" in height. 11)Provide handrails at all stairs where there are four or more risers. 12)Provide lighting at all exterior landings. 13)Complete the occupant load table below, that accounts for all floor area in the tenant space, and provide the table on the first page of the plans. Occupancy Square Feet Occupant Load Total Occupant Load Grou Factor B Office 30 S-2 (Storage) 300 * Not re uired to be counted in the Occu ant Load Calculation er CBC 1002 Corridors* 0 0 Stairwa s* 0 0 Toilet Rooms* 0 0 Mechanical � Rooms* � Closets* 0 0 Total Bld . Area 14)On your plans provide a table that includes the following: a. Occupancy group for each area of the building b. Type of construction c. Allowable area d. Proposed area e. Allowable height f. Proposed height g. Proposed fire separation distances h. Exterior wall and opening protection i. Allowable ii. Proposed i. Indicate sprinklered or non-sprinklered 15)Illustrate compliance with the minimum plumbing fixture requirements described in the 2010 California Plumbing Code, Chapter 4, Table 4-1 Minimum Plumbing Facilities and Table A- Occupant Load Factor. 16)Show compliance with all accessibility regulations found in the 2010 CBC for existing buildings including: a. Accessible paths of travel b. A level landing must be provided on each side of the door at all required entrances and exits. c. Accessible countertops d. Accessible bathrooms e. Accessible parking f. Signage 17) Provide an exit plan showing the paths of travel 18) Show an accessible path from the public right of way to the main entrance. 19) Show an accessible exit path from the second exit to the public right of way. 20) Specify the total number of parking spaces on site NOTE: A written response to the items noted here and plans that specifically address items 1, 2, 3, 4, 9, 13, 14, 15, 16, 17, 18, 19, and 20 must be re- submitted before this project can move forward for Planning Commission action. Reviewed by• Date:7-8-2011 Project Comments Date: To: From: Subject: Staff Review: July 5, 2011 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 X City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 0 NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Request for Conditional Use Permit for flight simulator training at 25 Ingold Road, zoned RR, APN: 025-280-200 July 5, 2011 1. No Comments Reviewed by: B Disco Date: 7/11/11 Project Comments Date: To: From: Subject: Staff Review: July 5, 2011 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 0 Fire Marshal (650) 558-7600 0 NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Request for Conditional Use Permit for flight simulator training at 25 Ingold Road, zoned RR, APN: 025-280-200 July 5, 2011 1. Modifications to the fire sprinkler system shall not be made until a permit has been obtained from the Central County Fire Department. • The system shall have a current 5 year service prior to the approval of the permit. • Proof of electronic monitoring shall be verified prior to approval and occupancy. Reviewed by: � L%�ti�� Date: � %�`'"�C� Project Comments Date: To: From: Subject: Staff Review: July 5, 2011 � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 X NPDES Coordinator (650) 342-3727 � City Attorney Planning Staff Request for Conditional Use Permit for flight simulator training at 25 Ingold Road, zoned RR, APN: 025-280-200 July 5, 2011 Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution from construction activities. Project proponent shall ensure all contractors implement Best Management Practices (BMPs) during construction. Please include a list of construction stormwater pollution prevention best management practices (BMPs), as project notes, when submitting plans for a building permit. Please see attached brochure for guidance. The brochure may also be down loaded directly from "flowstobay.org." It is recommended that the construction BMP's be placed on a separate full size plan sheet (2' x 3` or larger as appropriate) for readability. For additional assistance, please contact Kiley Kinnon, Stormwater Coordinator, at (650) 342-2727. Reviewed by: � �9� Date: �7�0 S/�/ � - :=' =': j�► � ;. �'� � �`� � � 1- �t�ssi. .��,V�.' � 1�� yc� Constrnction & Site 3upervision �� . �.a�.�.;� �., .an.e.aee. �re �o..m.mM v�.0 m,a �s �as+� mv we.mmod r.r� �� Ji<a. m pNin � d.b.e. m..ld�ly c[me :k wb 6m�: Nra Jii� ��t w�.r pvi.Y JCmfmi b ae� ef.�aRnp�� mt dr ler.�b'��.mUq'� sm.=� � v��oaeum.se�amem.o....veo. ' .mmam.�ame�mm..vroea.a�aq �^^m�cWy tyvvY rLat Wa a tew r!a � ��Iela� oJ —` M+b de�bislm �rNSls m v+vym�vb v�� m mc � ILomob�C�cm�Loo�4sr� w�mryh�mmuuEllt4mpm LpW¢ on++,�a� � JDvlyab m �beb mWd ov (u �m w�4,.etrd�+� ea,aam� yecr. � lb Jmp+bE au JmN b� veL m� 6m Y�� s�mO�a u44 mt Lmrd'Qnm� �c:M�aiQ�eR�tc � �. d. au ar a� ..�. - P...m.�a a�m11a Y 0e,mrc G�aapml ple e! ,ous�mammm�.�.�wv�.e�. e �� '�x'q P^Ihm^Y ^Q�e ,aCra Na� � �riw�a�wmam�orc ivx ��' �➢ PM �v4m Wu 6W e mm m� � o. �sew. v�..� m.e:�: ��. u'e �p pvd� QnAc�sy�que u vp �dim� d �c,mm,r Jam v b4 dMY W�u a� �h u �Y m �lmtwole W m pmdamml�e n+l� mpwd `dsu U.v mY dm� mc� +L��vV�� Irymmmmrv.urjm mW bbv0�d�tmwa J(' s6aWu4mmpo.�mcYbqmEl6v aWak.se.r�m.a��wm�m.�m. b� Amp�.AphN[Emi�bµery b66ol6ytli Nc.m dm M��^P+� h �nm.esm.�.w, I�46.m y.hW� bY.h an mhl�.d'm med �d�a �. 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St�oim drain polluters may be liable for fin� of up to $25,000 per da}�! m�1 W W q mry 6a rvryl m v mpsfN e p4ma lnpebbW�po�de[atraS JD'spmcaf�edD�sahmlom�rt I6dnlN��mN�mArAipcEdm fGYmb�e6P��640�.P��.dEee l �epimmymYavedmiledm�laql ei�p.f3pi(�.�m�mL tiv mt b df qmtd n( s Em�dau auln �m.namna..i.�m� toa�s..�m IWbm�ImLvtl.mLbxNvLdvivsviM1bk �JdeypJ�yp��sy��F�pp�� Ame�+Zbtrktlomd�.WW�axmma&n w�eferP�4u�qnmdhgu�Rrb u69NembN.05rb�dcvl�lbelmlwucwry aimdfillWm�o�b}vd�W. . eum� �m14' b fied oot i[roe m mEst (mF v ��6�iw+hrddiryowbW.�y 1➢oeK6lvrsvhk+�4eLiYb6vvue �L a[6e wlt[ my s�e64 �viv Ih ^''�°^�b�m��Ymal'aybd�tiim PaoVP�M1Ny}�d4kfm,eoe J Ners NobvR dl �rh! � e R wel¢ b� mst v IeqaM�l�rP��R➢� �md�dn �M Y�sE�R��+s�ni�WpW6n. 6oe SddbmJm.�mOrmmSdp�a�se�0. JR'hmmpryq.podaRlot�Elo.diy+�f Sb ��r.�em�oyybmr.muvw��.m �aq.�[nm�.+rK�tuw� an. �.m:cee.mam�naem.mve��otaw� �m�oa:.m... ys�m��,yre�. .� ..n.e..m lR�leb�araSl�edP��eVmdmomEqmy J�.�d�m�h.bds�tedbm.mda� �emeo-�..�v.+d . M.m..aqr.ea+w..�.n�rm4)h JSv�09�9'E�mdovl6rbaYwlOmeSntlYm � �bsmaMtiy�kve�syip�tlmw[Im> Can1 �ri�mel Hnlh DI� W mmp�tlmt iv.l'�t alrmdomwuMS�pal � lDovatmmAa-Lrd�4�be1�IPvim �\t� v rd�f YOm+Y�u b mpp¢'bd Pm� d� �«Ad�ofpemmybeJkp4�mm�bbe d�Coypr6bmNim�{elibmde�e�ya a:�.��.��6.wwn��n�mf- �f�..dHs..e..�tr.drsps. P6.a^pe6r.y. RESOLUTION APPROVING CATEGORICAL EXEMPTION, CONDITIONAL USE PERMITS AND 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 Conditional Use Permit for traininq Conditional Use Permit for buildinq heiqht and Variance for front setback for a fliqht simulator traininq facility at 25 Inqold Road, zoned RR, Susan J. Lambertson Trust 2 Lombardi Lane, Millbrae, CA 94030, propertv owner, APN: 025-280-200; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Auqust 22. 2011, 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 CEQA Article 19, Section: 15301 - Existing facilities, Class 1(a), interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. 2. Said Conditional Use Permits and Variance are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Conditional Use Permits and Variance 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 22"d dav of Auqust, 2011 by the following vote: Secretary EXHIBIT "A" Conditions of approval for Categorical Exemption, Conditional Use Permits and Variance. 25 Ingold Road Effective September 1, 2011 1. that the office and training facility shall be limited to approximately 22,150 SF of the existing office/warehouse building at 25 Ingold Road, as shown on the plans submitted to the Planning Department and date stamped August 9, sheets G0.01 through A3.01; 2. that the Conditional Use Permit shall apply only to a flight simulator training facility and shall become void if the space is replaced by a permitted use, is ever expanded, demolished or destroyed by catastrophe or natural disaster or for replacement; 3. that the office and training facility be open Monday to Friday, from 6:00 a.m. to 10:00 p.m., with a maximum of eight full-time employees and 20 part-time employees; and that one person will be on-site 24 hours per day, seven days a week for security and maintenance purposes; 4. that the maximum number people on site at any one time shall be 29 persons, including all employees, pilots and instructors; 5. that any changes to the floor area, use, hours of operation, or number of employees, pilots or instructors, which exceeds the maximums as stated in these conditions shall require an amendment to this Conditional Use Permit; 6. that the applicant shall utilize a 12 person van for the purpose of transporting students and instructors between headquarters and this training facility; 7. that the conditions of the Chief Building Official's August 11, 2011 and July 8, 2011 memos, the City Engineer's July 11, 2011 memo, the Parks Supervisor's July 11, 2011 memo, the Fire Marshal's July 6, 2011 memo and the NPDES Coordinator's July 5, 2011 memo shall be met; 8. that interior demolition or removal of the existing structures 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; 9. 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 10. that any improvements for the use shall meet all California Building and Fire Codes, 2010 Edition, as amended by the City of Burlingame. . CITY OF BURLINGAME ; � COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD - ��p fl, ;� BURLINGAME, CA 94010 , `: _ PH: (650) 558-7250 • FAX: (650) 696 379Q ,� www.burlingame.org , '��> � = : •�. '��- � 'a'`; � ' �� s� � :.-«�t. ��::_'Y.:�..€ � .;-. .. _. Site: 25 INGOLD ROAD The City of Burlingame Planning Commission announces the following public hearing on MONDAY, AUGUST 22, 2011 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Conditional Use Permit for training, Conditional Use Permit for 6uilding height and Variance for front setback for a flight simulator training facility at 25 INGOLD ROAD zoned RR. APN 025-280-200 Mailed: August 12, 2011 (Please refer to other sideJ �� .�� — � ,r _ r T l i I-_Y j7r I. 1 - PUBLIC HEARING NOTICE City of Burlingame 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 other side) � � Mf• �� II' �� ;,. '%?�s d 4 .. _ ��_:�� ■� : �' : r,. �«.� � r° s� ,..��w �6 r��_ .J� 1 . _. �., 3 "`. �e �. 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