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Home My WebLink About35 Ingold Road - Staff Report�`��" �rEM �� CITY OF BURLINGAME VARIANCES Variance for Percent Compact and Substandard Driveway Aisles Address: 35 Ingold Road Meetinq Date: 9-12-94 Request: Two parking variances for percent of compact stalls (C.S. 25.70.030, K) and substandard driveway.aisles (C.S. 25.70.020, b3) for intensification of use at 35 Ingold Road, zoned M-l. Applicant: Schulze Manufacturing APN:025-280-080 & 025-280-200 Property Owner: Susan Lambertson Lot Area: 300' X 489.45'=146,835 SF ± General Plan: Industrial, Industrial and Office Uses Zoninq: M-1 Adjacent Development: Light industrial uses and Office CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1(a), Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. Summary: The applicant is requesting two parking variances for the intensification of use from warehouse to light manufacturing at 35 Ingold Road. The existing warehouse is 54,000 SF; 24,000 SF will be.changed to manufacturing and 30,000 SF will remain warehousing. The intensification of use requires the addition of 6 parking spaces on site. The 6 additional spaces were added by re-striping the 50 space lot on the west side of the building with 27 compact spaces and 29 standard spaces for a total of 56 spaces. The parking variances are for the compact stalls comprising 48$ of the total parking spaces where 20� is the maximum allowed and for substandard 23'-0" driveway aisles where 24'-0" is required. The two buildings on the site, 25 Ingold and 35 Ingold, are used for general office and warehousing uses. There are no proposed changes in the 25 Ingold Road building. The proposed light manufacturing/assembly uses at 35 Ingold will be in operation 24 hours per day, five days per week. The number of employees will increase through the first five years from 40 employees to 60 employees. The break down of day, night and swing shifts are attached in this staff report. All employees of the 35 Ingold building will park in the 35 Ingold parking lot and visitors are expected to park in the main location at 50 Ingold which is across the cul-de-sac from the project site. History: Two parking lots serve this parcel. A 56 space parking lot for the 25 Ingold building and a 50 space parking lot served the 35 Ingold building. The existing parking lots combined total 106 spaces which is non-conforming to current code. Current code would require 122 spaces, based upon the existing uses, ten less than provided. 1 v�r.�aress 35 IXGOLD ROAD PROPOSED ERISTING ALLOWEDJRE4'D No changes proposed to the exterior of the structures on site. All interior work for change in use. Parkinq, $ compact: 48� 16� Driveway Aisles: 23'-0" 24'-0" Meets all other zoninq code requirements. 20$ 24'-0" Staff comments: Staff had no comments regarding this proposal. Study Meetinq: At the August 22, 1994 Planning Commission Meeting the Commissioners had two questions (P.C. Minutes August 22, 1994). Thirty-five Ingold Road and 25 Ingold Road are on the same property and are served by two on site parking lots. A total of 106 are provided on site. Based on the present uses on site current code would require 116 parking spaces. This application affects a portion of the 35 Ingold building so an additional 6 parking spaces are required just for the intensification of uses in that building. Total on site parking will be 112. Conformance to current code would require 122, or 10 more spaces. The intensification of use at 35 Ingold Road requires spaces which this proposal is adding to the 35 Ingold lot by creating more compact spaces and reducing aisles by 1'-0". � 6 additional Road parking the driveway In a phone conversation with the project architect on August 23, 1994 it was stated to staff that Schulze Manufacturing is actively pursuing the Bay Area Air Quality Management District's program to reduce emissions caused by employees vehicles. They will be encouraging their employees to use public transportation and other trip reduction programs available through City and/or County programs. Findinqs for a 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) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same district; (b) the granting of the application is necessary for the preserva- tion and enjoyment of a substantial property 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; (d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing and potential uses of properties in the general vicinity. 2 vAxrauvcss 35 IXC�OLD ROAD Planninq Commission Action: The Planning Commission should hold a public hearing. Affirmative action should include findings made for the variances requested. Reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submit- ted to the Planning Department and date stamped July 22, 1994, Sheets A1, A2 and A3; 2. that any other intensification of use at either 25 Ingold or 35 Ingold Road shall require a public hearing and an amendment to the variances; and 3. that the project shall meet all Uniform Building and IIniform Fire Code requirements as amended by the City. Leah Dreger Zoning Technician c: Schulze Manufacturing, applicant Susan Lambertson, property owner 3 CITY OF BURLINGAME PLANNING CONIIKISSION A regular meE was called to at 7:30 P.M. ROLL CALL Present: Absent: ing of the Planning Commission, City o.f Burl�game �der by Chairman Galligan on Monday, August 22, 1994 ,a` Comm sioners Deal, Ellis, Galligan,y,�Jacobs, Kelly and K v Commissibner Mink Staff Present: Jane Gome , Planner; Sheri Saisi, Planner; Jerry Coleman, 'ty Attorney; ,Frank Erbacher, City Engineer; Bi Reilly, Assistant Fire Chief �,, ,�. MINUTES - The minutes o the Auytist 8, 1994 meeting were approved as mail d. £' Chairman Galligan informed all app. `i�cants for action items that the rules of procedure for the co i sion require a minimum of 4 affirmative votes to pass a moti�, ere are only 6 members seated tonight and on Item ,#5 one of��he co issioners will abstain. If a vote ties the motion it d, es not p s. If an applicant would prefer to be heard by a�ull commis ion, they may request a continuance. There wer � such request . AGENDA - Items N ber 9, and 10, 311 315 Primrose Road and 1440 Ch• pin Avenue, were cont ued to September 12, 1994.� The order of the agenda was then approved. FROM THE FLOOR There were no ITEMS FOR STU 1. SPECIA�L , lic comments. PERMIT FOR A SNACK BAR WITH TAKE OUT OD AT 601 CA DRIVE, ZONED C-2 SUBAREA B(ROGER�AND BETH Reques�s: What is the proximity of residential uses to th site; what�ther sites in Burlingame have special permits for snac bars and o they have service bays; Is there an ability to move the pr ane tank to add parking spaces; do they plan to move surp us c s. Item set for public hearing September 12, 1994. 2. TWO PARKING VARIANCES AT 35 INGOLD ROAD, ZONED M-1 (SUSAN _ LAMBERTSON, PROPERTY OWNER AND SCHULZE MANUFACTURING, APPLICANT). Requests: Explain the increase from 106 to 119 for 13 additional stalls; will the applicant participate in the Public Transit (TSM) program. Item set for public hearing September 12, 1994. -1- � �� Q�� ° ° c�a�oo� �o �a� � � bobc� c�o��a��oob �t��l'V'LI� i- i � i i � � Project Add Special Permit Variance XX Other .#111 � 4�E1� 35 Inaold Road Assessor's Parcel Number(s) 1/025-28o-O80 and 2/025-280-200 APPL/CANT Name: _ Schulze Manufacturing AddreSs: 50 Ingold Road City/State2ip: Burlingame, CA 94010 Telephone: (work) ( 415 ) 9 21-19 4 4 (homei ARCH/TECT/DES/GNER Name: KRJ Design Group Address: 533 Airport Blvd. , Suite 400 City/State/Zip• �urlingame, CA 94010 l3URLINGqIy� �11f11� DEp7: PROPERTY OWNER Name: Susan Lambertson Address: 2 Lombardi Lane City/State/Zip: Millbrae, CA 94030 Telephone:(work) (415) 873-7381 (homel Please indicate wiih an asterisk !•1 who the coniact nerson Is for this nroiect. Telephone (daytime): (415) 342-6341 P1�OJECT DESCR/PT/ON: Existing office/warehouse requiring parking lot modification to support partial. light manufacturin use. AFF/DA V/T/S/GNA TURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. �-z�-yy ApplicanY ignatur Date I know about the proposed application, and hereby authorize the above applicant to submit this application. �z� � Property er's Signature Date --------------------------------------------------9 F FI C E U S E O N LY ----------------------------------------------------- Date Filed: al r'I�� Fee ��s � Receipt # Letter(s) to applicant advising application incomplete: Date application accepted as complete: ' P.C. study meeting (date) P.C. public hearing (date) P.C. Action sres Appeal to Council? Yes No - rojapp.frtn Council meeting date Council Action a � � w p � Z F- c7 � � C(� O � a � W O W � `� �i ° � o �wcncnac�w a=Ozw �w�0 ❑ � z w � ¢ � z 3 ❑ � UZ J a 3a ❑ 0 �� Fo zW 3 oi ❑ 0 w z ¢ � J I- J W Q OC U 0 J Y Um � � w Z 0 a ' � cirr � r a �R�.nS�E �� CITY OF BURLINGAME SUPPLEMENTAL TO APPLICATION TO TfIE PLANNING COMMISSION COMI+�RCIAL APPLICATIONS 1. Proposed use of site: General office. licrht manufacturin and assemblv work, cteneral warehouse 2. Days/hours of operatian: Five days a week, 24 hours a day 3. Number of trucks/service vehicles (by type): �1_-- not assianed to this building 4. Current and Projected maximum number of employees at this location: Existincr In 2 Years In 5 Years After After After ** SEE ATTACH D 8�-5PM 5PM 8AM-SPM 5PM 8AM-SPM 5PM SHEET *** Weekdays � Weekends' _�_ � -0- -0- -0- -0- -0- -0- -0- -0- -0- -0- -0- -0- � � � 5. Current and Projected maximum number of visitors/customers who may come to the site: ExistinQ In 2 Years In 5 Years After After After 8AM-SPM 5PM 8AM-5PM SPM 8AM-SPM 5PM Weekda s '�- -0- -0- -0- -0- -0- Weekends 6. Maximum number of employees and visitors/customers which can be expected to be on the propert at an one time: 40 lst year, 50 @ 2 years & 60 � 5 yea�s 7. Where do/will the employees park? Main parking lot - 35 Ingold 8. Where do/will customers/visitors park? 50 Ingold - main location 9. Present or most recent use of site: General office/warehouse n 10. List of other tenants/firms on the property: Pacific International Contract Furnishers, Inc. and HornunQ's Truck & Warehousinq •• -->>t , . . . 't . " . . ' - � � i�Y� � ' ' ' Il . . ' . .. � ' - , � - . '. . !. ' , . , . . . . . ' � .. . � ��{�D . . � - .��1!_ 2 1 i994 CI'iY O� BE1RLlNGAME }'i�4.�i�1i�G ��'t: Current and Projected maximum number of employees at this location> 4. D hif 7:OOa.m:3:30p.m. At Commencement 40 2 Year Projection 50 5 Year Projection 60 Re: Schulze Manufacturing AJ:DP July 21, 1994 KRJ Swing Shift Ni,ght Shift 3 30p.m: 11:30p.m. 11:30p.m.fi:a. m. 20 10 25 12 30 15 •• '�'��6��T o� Application for both a • !� variance in percentage of R""�""'E j ��``O� ��Q'A�I��IVIE . compact & deviation in �.��.,f - ��Q��o� ��0�0�� dimension of backup areas . TMe Planning Commission is required by law to make #indings as defined by the Cit�'s ordinance (Code Section 25.54.020 a-d), Your answers to the following questions will assist the Planning Commission �n making the decision as to whether the findings can be made for your request. Please type or write neatiy in ink. Refer to thQ back of this form for assistance with these questions. a. Describe the exceptiona/ or extraordinary circumstances or conditfons app/icab�e to your p�operty which dq not app/y to other piopertie� In t/�is e/e8 This building was erected in fhe early sixties, is well constructe an has been well maintained, but appears to have been built without allowing sufficient area for parking as requested by the planning code which existed at the time and which has not changed. The site is at the end of a cul-de-sac and the building so situated on the site that an extraordinarily large area also has to be used to maintain truck access. Currently the site�is approved for use as-is with 50 parking spaces. This is an existing, non-conforming condition. b. Exp/ain why the variance request is necessary for the preservation and enjoyment of a substantia/ property right �nd what unreasonab/e property /oss or unnecessary hardship might resu/t from the denia/ of the app/ication. The variances are necessary to enable the property to realize its potential as a light manufacturing facility. In fact, there is no restriction against this type of use in this area. Even if the property was utilized as exists today, the parking spaces would not comply to current code. The parking exists as non-conforming. The parking requirements which we have today have been in effect since 194 l. There is no use listed in the code that would comply with the current parking requirements and sti].l maintain the truck access necessary to a building of this size and nature. c. Exp/ain why the proposed use at the proposed /ocation wi// not be detrfinenta/ or injurious to property or improvements in the vicinity or to pub/ic hea/th, safety, genera/ welfare, or COnve/1ienCe. The assembly work to be carried out is clean, creates no dust or air pollution and does not produce hazardous waste. Noise is minimal being limited to that produced by small electrical or pneumatic hand held tools. Schulze Manufacturing has owned and operated the adjoining premises for 28 years as a high tech sheet metal fabricating plant and has an out- standing record for safety, cleanliness, maintenance of premises, and , employment of good quality labor. d. How wf// the proposed profect be compatib/e with the aesthetics, mass, bu/k and character of the existfng and potentia/ uses on adjofning properties /n the genera/ vicinityT There will be no change to,structure. Most properties in the vicinity are factories or warehouses built along similar lines and with similar proportions. ��' 7. 4 �: ,.l�}� 2 1 1994 ��s ��.n,,, - crry o� r�ug�_!r��aM� ��NIUt, ��ar ,.,. D E S I G IY • G R July 21, 1994 ::��; :;,: ;�' i�� Planning Commissioners CITY OF BURLINGAME 501 Primrose Road Burlingame, CA 94010 Re: Schulze Manufacturing, 35 Ingold, Burlingame, CA Gentlemen: O U P �� , 2 � 1994 C ��p� RU�U� � � Schulze Manufacturing cunently owns and operates a high tech precision sheet metal stamping and fabrication plant at 50 Ingold which is adjoining the subject property of 35 Ingold as part of its west boundary. Schulze Manufacturing also currently rents approximately 21,000 sq.ft. combined office/manufacturing/warehouse space at 1601 Adrian Road the lease for which is due up later this year. Schulze is expanding and will require approximately 36,000 sq.ft. of manufacturing and wazehouse space with a five-year period. The adjacent property at 35 Ingold is attractive due to its proximity which enables economy of overhead. The space available at 35 Ingold is 54,000 sq.ft. of warehouse space and 3,600 sq.ft. of office space which is considerably more space than is required, but Schulze Manufacturing believes that the additional rental is more than offset by the overhead reduction and the convenience of having their operations adjacent. The remaining space of approximately 18,000 sq. ft. would remain empty or be used for storage. The actual total stafiing of the new premises would be as follows: Day Shift 7:OOa.m: 3:30p.m. At Commencement 40 2 Year Projection 50 5 Year Projection 60 Swin� Shift 3:30p.m: 11:30p.m. 20 25 30 Night Shift 11:30p.m.�:a.m. 10 12 15 We bring your attention to the fact that the hours of operation were changed some years ago from the norma18:00a.m.-S:OOp.m. to 7:OOa.m.-3:30p.m. so as to help reduce the rush hour traffic. Schulze Manufacturing encourages their employees to ride share, to use public transportation, and even use bicycles and it observes that 40 day shift employees currenfly at the Adrian Road premises generate 22-25 vehicles. A similar ratio exists at the 50 Ingold premises. (415) 342-6341 (415) 348-7406 (FAX) 533 Airport Boulevard, Suite 400 Burlingame, CA 94010 � Planning Commissioners CITY OF BURLINGAME 7uly 21, 1994 Re: Schulze Manufacturing Page 2 The number of parldng stalls that can be obtained at 35 Ingold allowing for handicapped spaces is 56, which is more than adequate for the 25 spaces now required or, using the same vehicle to employee rado of .625, the projected 38 spaces required in five years' time. The 56 spaces that we propose are a direct result of the number of additional spaces required with a change from part of the warehouse use to manufacturing use. The cunent elcisting conditions, which have been in place since the building was built, provides for 50 spaces. The current condition is non-conforming. A breakdown of the parldng spaces, existing and proposed, is indicated on the accompanying plans. The 56 spaces that be obtained is based on approximately 48 % compact spaces which we believe is a realistic figure, and on slight modification of 12" to two of the parking layout dimensions shown on the backup aisles City of Burlingame's "typical parlcing layouts". This latter variance is necessitated by the overall width of the parldng lot being 120 ft. Schulze Manufacturing is cunently actively pursuing the Bay Area Qir Quality Management District's program as required by State statute and it is believed that this will further reduce the vehicle-to-employee ratio over the next few years. It is also believed that public transport to the area will improve during the next decade, which will also have the effect of reducing the number of employee vehicles. �"�j` In view of the fact that the parking spaces available will be more than adequate for the projected pazking for the next five years, and bearing in mind that full use is being made of all available area for parldng, we hereby request that favorable consideration be given to the variance requested by Schulze Manufacturing to enable this property to be adequately used and to enable Schulze Manufacturing to continue to be one of the leading employers in Burlingame. Sincerely, KRJ. DESIGN GROUP ,% C�� Andrea ohn on �� c�a�� ,.I U � 2 1 1994 CTY OF RU�Li�fGtilt�� d�t��le� �� KRJ / D E S I G lY � G R O CI P July 21, 1994 MEMORANDUM To: Planning Commissioners CITY OF BURLING Fr: Andrea Johnson Re: 25 Ingold Road, Bu ' game, CA ��I�� . t� �� 2 1 1994 �iil( (J� i��iF;Lit^J�Hit/f� ��1k�,c� 1�E� The two co-tenants of 25 Ingold Road in Burlingame are as follows: Pacific International Contract Furnishers, Inc. Lease - 22,450 sq. ft. (4200 sq. ft. of which is office) Office and Warehouse 8:00 a.m. - 5:00 p.m. 20 Employees Hornung's Truck & Warehousing Lease - 18,000 sq.ft. Warehouse 8:00 a.m. - 5:00 p.m. 2 employees There is no conflict with the parldng for 35 Ingold as they are two separate lots. �� (415) 342-6341 (415) 348-7406 (FAX) 533 Airport Boulevard, Suite 400 Burlingame, CA 94010 �, ROUTIlVG FORM DATE: TO: CITY ENGINEER �� CHIEF BIIILDING INSPECTOR FIRE MARSHAL PARRB DIRECTOR • CITY ATTORNEY FROM: SUBJECT: CITY PLANNER/ZONING TECHNICIAN REQIIEST FOR TC,(/V ��1�� ll�,(� �.�t/1 �,� �� ' SCHEDULED PLANNING COMMISSION "_^_-�� MEETING: ��j� 'Z� REVIEWED BY STAFF IN MEETING ON MONDAY: C l�, ��,�� THANKS, Jane/Sheri/Leah Date of Comments /li J C`�-'-,-"�. �"�S i � � ROUTING FORM � DATE: TO: CITY ENQINEER � CHIEF BIIILDING INSPECTOR � FIRE MARSHAL PARKB DIRECTOR • CITY ATTORNEY FROM: CITY PL�iNNER/ZONING TECHNICIAN 4� '� . � i SUBJECT: REQIIEBT FOR ��.-�t'1 AT ' SCHEDULED PLANNING COMMISSION '^_-� =.=."= MEETING: � f'j� ��„ REVIEWED BY STAFF IN MEETING ON MONDAY: C i � ��T� THANKS, Jane/Sheri/Leah � �� Date of Comments �� , � 0 8 � ROUTIlING FORM DATE: TO: _�_ CITY EN(�INEER CHIEF BIIILDING INSPECTOR FIRE MARSHAL PARRB DIRECTOR • CITY ATTORNEY FROM: CITY PLANNER/ZONING TECBNICIAN l_ ' , . � i SUBJECT: REQIIEST FOR ��`J AT ' SCHEDULED PLANNING COMMISSION _'_^_-•«=:T MEETING: %�j ',2�„ REVIEWED BY STAFF IN MEETING ON MONDAY: �� ,� y THANKS, Jane/Sheri/Leah �` �� / �`I Date of Comments %�(� �1MW1�� W ' ,..'� r '4. � �- � f y .1 ' ' �t � .ts �+� ,.' . 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' ' . ai�✓�r�� .. e � x .•..r a. .;� � a:.-.ie. �idlYik!'� ��11lIIMIIM��» - H.,.. .i�� . 1; .` � A ..�NS' ..�4=- , .;.. .i . �. i . � .. �, U{I� . �:;� IM. � . ..1.rr�.�. .�. � mw.s�aa�+r . tn,tremr.m�e n.��.._�i�. '.� ...� ,. ,..�' �. . �i.,.«uw�+m+"""""'""` w�tw,a�4�m,an.., � .� . ` � . � ,^ Y.ms. �IYm��.�xvllwiFP�:MIv-MY�M1flhWM- . .., .d. '. .� ` n'I:n�NMirt4�!n'wW1A1.W� , .. : , • . .,. ._ J WWt ".. �, .n.a ... . ��''�"�1'� . .. . . .. . ..-3" ' ` F+Y 5Y. .. ...�yy`'w. ,w.wn'Ljew,...r .N... . .., ' ' ' y 0 CITY OF BIIRLINGAME 501 PRIMROSE ROAD BIIRLINGAME, CA 94010 (415) 696-7250 NOTICE OF HEARING The CITY OF BIIRLINGAME PLANNING COMMISSION announces the following public hearing on MONDAY, THE 12TH DAY OF SEPTEMBER, 1994 at 7:30 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. A copy of the application and plans may be reviewed prior to the meeting at the Planning Division at 501 Primrose Road, Burlingame, California. 35 INGOLD ROAD APN: 025-280-080 025-280-200 APPLICATION FOR TWO PARRING VARIANCEB FOR INTENBIFICATION OF IISE AT 35 INGOI,D ROAD, ZONED M-1. 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. Please note, when possible, and when multiple family or commercial development is involved, this notice shall be posted in a public place on the project site and on neiqhborinq buildinqs with tenants. MARGARET MONROE CITY PLANNER September 2, 1994