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Home My WebLink About100 California Drive - Staff Report (2)City of Burlingame ITEM #2 Negative Declaration, Special Permits and Varzance for a new Wholesale Auto Parts Distribution Building and Car Sales Lot Address: 100 California Drive Meeting Date: 6/23/97 Request: Negative Declaration, Special Permits to allow a wholesale auto parts distribution use, and for a building which exceeds the maximum review height (42'-0" tall, where 35' is the maximum height), and a Parking Variance for 5 on-site parking spaces where 46 spaces are required, at 100 California Drive, zoned C-2, Subarea D(C.S. 25.38.030 (4), 25.36.030 (10), and 25.70.030 (I)). Applicant: Putnam Buick Pontiac GMC Truck APN: 029-233-080 Property Owner: J.P. Property L.L.C. Lot Area: 2.18 Acres (95,040 SF) General Plan: Special Sales and Service Commercial Zoning: C-2, Subarea D Adjacent Development: Automobile Sales and Service CEQA Status: Refer to attached Negative Declaration No. ND 487P. Previous Use: Car Dealership and Service Proposed Use: New 4-story, 41,472 SF automobile parts distribution facility and car sales lot Allowable Use: Auto-related uses, uses deemed similar to permitted uses by special permit. Summary: The applicant, Putnam Buick, Pontiac and GMC Truck, is requesting special permits to allow a wholesale auto parts distribution use, and for a building which exceeds the maximum review height (42'-0" building height where 35'-0" is the maximum allowed). The applicant is also requesting a pazldng variance for 5 on-site parking spaces where 46 parking spaces are required. The proposal is to construct a four-story, 41,472 SF automobile parts distribution facility and operate a car sales lot at 100 California Drive, zoned C-2, Subarea D. The offices for the car sales lot will be located in the new building. The site is now developed with a car dealership building, a used car sales and auto detailing building, a service building, and a four-story parking garage which is used to store inventory from the dealerships and to provide employee and customer parking. The 12,550 SF used car sales and service building on the corner of California Drive and Bayswater Avenue is to be demolished as a part of this project. The auto dealership and service buildings on the corner of California Drive and Howard Avenue and the parking structure in the center of the lot will remain. The parking garage contains the required parking spaces for the car dealership, the service building, a parts storage area in the garage and for an auto dealership located at 3 California Drive. The required parking for these uses (85 spaces) is located on the fourth floor of the parking garage. The applicant is providing five parking spaces for the new building. The required parking for the building is 46 spaces (39,705 SF of warehouse at 1 space per 1000 SF = 40 spaces; 1767 SF of car sales office at 1 space per 300 SF = 6 spaces). The applicant is requesting a parking variance for 5 spaces where 46 spaces is the minimum required. The wholesale parts distribution facility will operate Monday through Friday, from 8:00 a. m. to 5:00 p.m. The car sales lot will operate Monday through Friday from 9:00 a.m. to 9:00 p.m., and on weekends from 9:00 a. m. to 6:00 p. m. Currently, there are 2 full-time employees for the existing wholesale parts distribution facility at 925 Bayswater at Anita Road, and these two employees would staff the new auto parts distribution facility. The existing Putnam Buick's Used Car Department, which NEGATIVE DECLARATION, SPECIAL PERMITS AND VARIANCE 100 Cal4f'ornia Drive is to be relocated to this site, is staffed by five salespeople, plus a manager. Initially, the new facility will have 6 full-time employees during the day on weekdays, and 3 full-time employees after 5:00 p. m. on weekdays. On weekends, there will be 6 full-time employees during the day, and 6 full-time employees after 5:00 p.m. It is projected that the number of employees will increase in 5 years to 7 full-time employees during the day on weekdays, and 3 full-time employees after 5:00 p.m. on weekdays. On weekends, the number of employees is expected to increase to 7 full-time employees during the day, and 7 full-time employees after 5:00 p. m. Currently, 5 customers come to the site during the day on weekdays, and 2 customers come to the site after 5:00 p. m. On weekends, 9 customers visit the site during the day, and 2 customers visit after 5:00 p. m. This is expected to increase in five years to 9 customers during the day and 2 customers after 5:00 p. m. on weekdays, and to 13 customers during the day on weekends, and 3 customers visiting after 5:00 p.m. The maximum number of people expected at the site at any one time is 10. The applicant will provide loading spaces for trucks inside the building, off of Bayswater Avenue. No trucks will be parked on-site continuously throughout the day. Property Development Standards: The attached ta.ble shows the requirements of the Zoning Ordinance as they relate to this project. In summary, the project requires the following special permits: 1. to allow a wholesale automobile parts distribution facility (determination that this use is similar in character to other uses permitted in the C-2, Subarea D zoning district); 2. to exceed the design review height limitations of the C-2 zoning district (42'-0" in height, where 35'-0" is the maximum allowed). A Parking Variance is required for number of parldng spaces (5 on-site parking spaces where 46 spaces are the minimum required). The project meets all other zoning requirements. Negative Declaration: The initial study prepared for this project identified potential impacts in the areas of noise, aesthetics, and transportation and circulation. However, based upon the mitigation measures identified in the initial study, it has been determined that the proposed project can be covered by a negative declaration since the initial study did not identify any adverse impacts which could not be reduced to acceptable levels by mitigation. The mitigation measures in the initial study are listed below and will t�e incorporated into the recommended conditions of approval. The applicant shall obtain special permits for the automobile parts distribution use and for a. structure 42'-0" in height where 35'-0" is the maximum height allowed. 2. The applicant shall obtain a parking variance to provide 5 on-site parking spaces where 46 is the minimum required. The automobile display area shall not exceed 7820 SF as shown on the site plan date stamped 6/11/97. � NEGATIVE DECLARATION, SPECIAL PERMITS AND VARIANCE 100 Caljfornia Drive 4. The project sha11 meet all the requirements of the California Building and Fire Codes, 1995 edition, as amended by the City of Burlingame. . The project is subject to the state-mandated water conservation program. A complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application. 6. The applicant shall obtain a permit from the Bay Area Air Quality Management District for demolition of the existing structure. 7. There shall be no on-street loading or unloading of trucks delivering or picking up parts or merchandise by customers or employees of the various Putnam dealerships. All employees of the parts distribution facility and car sales lot shall park in designated spaces in the adjacent parking garage. 9. This proposal is required to meet the Tree Protection and Reforestation Ordinance passed by the City of Burlingame in 1993 and enforced by the Parks Department. 10. The applicant and property owner shall coordinate with the San Mateo County Health Department to ensure that this project does not impact ongoing remediation for removal of a gas storage tank on the site. 11. There shall be no outdoor public address or amplification system used on the site for any purpose. 12. All construction must abide by the construction hours established by the municipal code. 13. All new utility connections to serve the site and which are affected by the development will be installed to meet current code standards and diameter; sewer laterals will be checked and replaced if necessary. Abandoned utilities and hookups will be removed. 14. All on-site illumination including the car sales lot lighting shall be shielded and directed only on to the site. 15. Should any cultural resources be discovered during construction, work will be halted until they are fully investigated, and appropriate methods of removal determined by appropriate professionals acceptable to the City. Staff Comments: The City Engineer (June 2, 1997 memo) states that: 1) a property survey will be required with all property corners set in the field; 2) parking back-up area shall be shown on plans; 3) repair all damaged sidewalk, driveway, curb and gutters. The Fire Marshal (June 2 and 7une 16, 1997 memos) states that: 1) building must be provided with an automatic fire sprinkler system throughout; 2) the building must have a complete fire alarm system; 3) items 1 and 2 shall be monitored by an approved central station; 4) rack storage may require additional fire sprinkler coverage; 5) a 20' access way must be provided from Bayswater to California Drive, and this area needs to be identified and 3 NEGATIVE DECLARATION, SPECIAL PERMITS AND VARIANCE 100 California Drive marked "No Parking - Fire Lane"; 6) the access aisle needs to include a radius for turn movements, no right angle corners. The Chief Building Inspector (June 2, 1997 memo) states that: 1) two (minimum) stairways required from the fourth floor; 2) Handicap parking space does not need to be signed; 3) gas meter must be relocated onto Putnam property or proper recorded easements must be filed; 4) provide ventilation calculations for existing open parking garage; 5) parapet required at railroad right-of-way; and 6) define fire separation from parking garage. � Planning staff would note that these special permits and variance would go with the land so long as the parking structure which provides the mitigation for the parking variance remains available to provide alternative employee parking. Should this parking area be removed, the applicant would be required to reapply to the Planning Commission. Maureen Brooks Planner c: Ronald Morris, Morris Engineering � NEGATIVE DECLARATION, SPECIAL PERMITS AND VARIANCE *USE: SETBACKS: Front: Side: Howard Ave. : Bayswater Ave. : Rear: AUTOMOBILE SALES LOT LANDSCAPING REQUIREMENTS FLOOR AREA RATIO *BUILDING HEIGHT REVIEW LINE *PARKING EXISTING Auto Sales & Service 1 1 1 1 None 1.51 FAR (143,464 SF Floor Area) 35' -0" 337 in garage (82 marked for req' d employee & customer parking) PROPOSED Auto Parts Distribution, Auto Sales & Service 108' no change 0' 0' 2'-6" wide landscape area along California & Bayswater, planted w/ 2' high box hedge 1.8 FAR (172,386 SF Floor Area) 42' -0" 5 New Spaces 100 California Drive ALLOWED/REQ'D Special Permit Req'd for use similar in character to permitted uses none req'd none req'd none req'd none req'd Fence, wall or evergreen hedge not less than 2' or more than 6' high 3.0 FAR (285,120 SF Floor Area) Special Permit Req'd for Height over 35' 1 Sp./1000 SF warehouse = 40 1 Sp. /300 SF auto sales office = 6 * Special permits for automobile parts distribution use ar�d for 42'-0" building height where 35' is the maximum height. Parking variance required for number of spaces (5 proposed where 46 is the minimum required. This project meets all other zoning code requirements. 5 Print Key Output Page 1 5763SS1 V3R2M0 960517 CITYHAI�L 07/02/97 10:27:53 Display Device . . . . . . BLGPT,AN User . . . . . . . . . . . BLPLANNING 7/02/97 City of Burlingame Geo Base Display 10:27:45 Address of Property: 100 CALIFORNIA DR 029-233-080 Property Owner: BEEDLE EDWIN W& CARLA M TRS 930 LUNDY LN LOS ALTOS, CA 940240000 Land A/V: 3,675,283 Improvement A/V: 3,343,515 Homeowner Exempt: 0 Sale Amount: 0 Date Recorded: 5/05/94 Legal Description PARCEL A 2.202 AC MOL PARCEL MAP VOL 60/52-53 ----------------- Historic: N Hillside Area: N Construction Type: Unreinforced Masonry: Y Bayfront Area: N Occupancy Group: B2 Flood Zone: N Use Zone: C2-D Ping Code Enforcement: Conditional Use: Recorded Variances: Ex/NC Secondary Unit: Planning New Construction: N as of: Prop Line Survey Date: Sewer Lateral Expiration Date: Press F5 for Property Characteristics Press Enter to Save & Exit F3 to Cancel & Exit CMD3-Return Ci'ty of Burlingame 8-12 AM, 1-2 PM Plan Review Process PLANNING DEPARTMENT PAGE: c� o �.D r��2r iJcU('� � i i7�Y'i %J <B��> Job Address• Job Description: II U�_ -- a L _ � �.i./i � I � � �� e � � �q _. f�1�.t.t? 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