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Home My WebLink About200 California Drive - Staff Report. . .,. � CITY COUNCIL HEARING March 19, 1979 MEMO T0: CITY MANAGER FROM: ASSISTANT CITY PLANNER SUBJECT: Appeal of a condition to the special permit approved by the Planning Commission 2/26/79 to add 1,482 SF of office and parts storage space at 200 California Drive for Arata Pontiac The Planning Commission held a public hearing February 26, 1979 to consider an application by David James Arata to add 1,482 SF of floor area to the existing building at 200 California Drive. The new addition will be an extension of the present second floor balcony, and will provide 599 SF of office space and 883 SF of parts storage. In his January 24 letter to the Commission Mr. Arata describes his company's present use of this property; the building houses a service department (15 employees), a parts department (6 employees), a sales and leasing department (13 employees), and 7 office personnel. Mr. Arata also notes that in his opinion "the proposed addition will not mean more employees, but will be used as executive offices for the owners of this dynamic entity". 200 California Drive is in the Burlingame Avenue Off-Street Parking District. A special permit is required for the proposed addition because Municipal Code Sec. 25.72.020 states that the following are "conditional uses": 1. Buildings and structures that exceed 35' in height. 2. Structures that cover more than 75% of the total lot area. 3. Buildings that have a gross floor area of more than 15,000 SF. The existing building is less than 35' in height. The new floor area will not increase the present lot coverage. However, the building presently has 21,711 SF (6,711 SF over the 15,000 SF exempted per lot in the Parking District). The addition will further increase the gross floor area over the 15,000 SF review line, and a permit is therefore required. The zoning ordinance does not identify those circumstances when a special permit to exceed 15,000 SF of floor area per property should be approved or denied. In the absence of such criteria, the approval of permits may not always appear to be consistent and equitable. To correct this, an ad hoc committee was formed in 1976 with a member of Council, three Planning Commissioners, three members of the Traffic, Safety and Parking Commission and three members of staff. A draft formula was prepared; it was then reviewed and approved by the Traffic, Safety and Parking Commission. As recommended to Council by Planning Commission Resolution No. 3-76, projects with a floor area over 15,000 SF should be required to meet one of the following standards: 1. provide on-site parking to code standards for all floor area over the first 15,000 SF; or 2. pay a fee equal to 2/3 the cost to the City to provide the appropriate number of future additional downtown parking spaces required by the on-site construction above the first 15,000 SF. This Resolution was discussed by the City Council November 1, 1976, and it was noted that a 2/3 fee could be an unintentional "no-growth" policy. After discussion, Council moved that Resolution No. 3-76 be approved "with the stipulation that the 2/3 contribution be changed to 40%". The 1,482 SF addition proposed by Arata Pontiac at 200 California Drive requires three additional on-site parking spaces be provided. In their absence, the above resolution -• - -2- suggests a contribution of $9,447* be made to the City of Burlingame by the applicant. During the Planning Commission's February 26 public hearing Mr. Arata asked that this fee not be made a condition of his special permit. The City Attorney advised that because Council had adopted the 1976 resolution, the Commission had no authority to change the present policy which requires the specific fee. The special permit was therefore approved with the following conditions: 1. that all alterations to the building be done with a Building Permit and consistent with the plans date stamped January 22, 1979; and 2. that three additional on-site parking spaces be provided at 200 California Drive, or a fee of $9,447 be paid to the City of Burlingame prior to the approval of a Building Permit. Mr. Arata's reasons for appealing the second condition are set forth in his February 20, 1979 letter to the City Council. He notes that in acquiring the City's Carolan Avenue property, Arata Pontiac will have additional parking, and that other off-street locations even closer to 200 California Drive are in regular use by his employees. The zoning ordinance, however, does not recognize or make allowance for off-site parking, no matter how close or numerous. The central question for the Council's March 19 hearing is whether the special circumstances surrounding Arata Pontiac's use of 200 California Drive, and several adjacent properties, justify the waiving of all or some portion of the $9,447 contri- bution required by Resolution No. 3-76. JRY/s Attachments CC: Mr. David CharlQs C. James Arata Pierpoint, Esq. J�, �' JOHN R. ST ASSISTANT CITY PLANNER *The cost of one parking space in January 1979 is estimated to be $7,871. A 40I fee is $3,149 per space. Three parking spaces total $9,447. See the February 10, 1979 memo from the Assistant City Engineer. . r._� W � TRUCKS HONDA CN�/IC ARATA PONTIAC G.M.C. 200 CALI FORNIA DRIVE P. O. BOX 313 BURLINGAME, CALIFORNIA 94010 PH ON E : 415-347-5431 ��V�� J A N 2 4 1979 City of Qurlingame Planing Commission Burlingame, Ca Dear Sirs: �MNJh�NIN� tiuDE►T. �T�T� �; ,�� ;��'w ,.� ,, ��. a, ONTIAC ,�a� ��' ?�� r� �� . ��'�` �� "i„�4� January 24, 1979 Arata Pontiac has beer� in the business of selling trucks a automobiles for over 40 years. We are currently located in Qurlingame with the main store at 200 California Drive. Other locations are 837 �Joodside Way in San ��ateo wE�ere cars are kept for storage, new car preparation and used car reconditioning. The to�tal work force at this facility is 4 people and they work from 8 AM to 5 PP1, five days a week. This lot can store 4U0 cars. The Honda snowroom is located at 123 California Orive, where new Honda's are dis�layed and demonstrated seven days a week til 8PM by Alvin Arata, Jr. & Frank 0 Donnell. The used car lot is located at 1110 fiighland Ave. where three people work full time till 9 PM seven days a week. In addition the Honda storage for fifty cars is located on Highland Ave. and service and employee parking is directly hehind the main building on Southern Pacific property. �j �` The main building houses the service de�artment, staffed ti�►ith twelve E technichians, two service salesmen and a manager. There are about 18 working �� stalls, most equipped with hydrolic hoists and other necessary equipment to do all � service facets on cars and rnost trucks. � .� Z � :,� � v � � �. "�;/ The parts department has a staff of six and inventories over $100,000.00 worth of automotive parts. 1979 should see parts sales topping ti�e one million dollar mark, a first at Arata Pontiac. The girls of the office, all seven of them, are the hub of the operation. Coupled with an all new in house computer they ring up sales as fast as anyone in this business. From 6 million in sales in 1976 to 12 million in 1978 and a projected 18 million in 1979. All of these departments have the luxury of a five day, 8 hour day vdork week, but that is not the case of the new car sales department, which is open till nine five days a week and 6 PM on the wee Member of Peninsula Automobile Dealers Association _ " .� '� Page 2 City of Burlingame Planing Commission � The ample showroom displays nine cars quite comfortably. The sales staff � included not only a sales manager but a fleet manager also. The GP�C Truck �i franchise requires the services of a full time truck sales manager. The sales staff is comprised of eight professional salesper�ple of which two are women. �; Pontiac sales have been marked by a consistant 35% increase each year for the ` last three ,years running, a tribute to the fine sales department. �: �; In addition to the Honda, GMC and Pontiac franchise, Arata Pontiac is the sole Q; Northern California franchisee for Leach refuse equipment, known to most people � as the "Cadillac of the Garbage Truck." The sales of this item alone should a,� account for about $2,000,000.00 of taxable sales. V Q;; Arata Leasing Corporation is a seperate entity, but housed in the main o` Arata Pontiac building and has two employees, a small fleet of about 400 leased �1� units, but because of the good name in the refuse industry, leases many garbage � trucks. These quality leases bring in an additional $100,000.00 plus per month. —�--�--�_ _..., In addition Arata Pontiac has bid on land owned by the City of 6urlingame on Carolan Ave. to furtV�er expand the Honda franchise. Arata Pontiac, an integral part of Burlingame's Auto Row, has built an image of the "quite people" in the automobile business. This advertising will bring about 20 people per day into our showrooms. The fine service and parts department G�►hich dra�.vs over 75% of its customers from outside the City limits will draw another 40 people into Burlingame each day. Arata Pontiac can be considered a traffic builder, but more important, an image builder of the automobile industry, of Burlingame's Auto Row and of the City of Burlingame. The proposed addition will not mean more employees, but will be used as executive offices for the owners of this dynamic entity. Sincerely; ^ � _' �� .� �� G�:? �'�C�C, C ��C-L c-� ; ' David James Arata General Manager �p��ce; a�� .�.-a�;� Chl.��<��A1(� �I�� : S�evu�c� 1��cYi�r,a„`i" Pa�fs �UC�t;�ufwt.�.�` O�('F;� skc�� e�. si�� eR�.�� d�� 7 �� __. � SIntS� p� �`�''� � _�- (. ,`�t� � i� �. l�,. � � TRUCKS HONDA CI�/IC ARATA PONTIAC G.M.C. 200CALIFORNIA DRIVE P. O. BOX 313 BURLINGAME, CALIFORNIA 94010 PH ON E : 415-347-5431 '°�; �?�+ �{y' � � �� _ �„�F � "� � ��;; ��Fr ��' �� .� '1P' j�r �� }tt '�. .�'� � r.4, �I;.,' � h � y � (.., . . i � f � � .. 'a,.. � � >;�'a�i�e� i; ��. i�� ;, � �y ��i F � � C `' � i.w � ;, , � '..�;,�� i; d� � 1{! ��,� �, � �i� �n � �'� � i i a � �- � � � ., '...'' • r �fi�*`� ��'� �5 -, y "�' .�,`�;I r � " � 17�r ,' � t :•�5�` f ,� w' � �� . . ��, .: �� 6i,�, t ?� d� r . •� February 20, 1979 irC 1�. �: ii� � �% �• L� City of Burlingame City Council Planning Commission 501 Primrose Burlingame, Ca 94010 Dear Members: �r B 21 i979 C(TY OF BURLINGAME pLANN1NG DEPT, It is true that we cannot show where we can supply additional parking at 200 California Drive, Burlingame. It is also true the length of leases of our surrounding lots and their established use cannot satisfy the requirements because they can be sold. However, I would like to appeal the code requirement to supply the additional parking places on the grounds that when we buy the Carolan Avenue property we will have met the code requirement. Not only will there be additional space but the City of Burlingame will have a deed restriction that will not allow the land to be sold or used for anything other than automotive use. I would also submit that in the problem on the streets of Burlingame new car storage facility to Woodside over 350 cars. last year we have noticed the parking to the extent that �ve have moved our Way in San f�ateo where we can store This move effectivly gave us extra room for 30 additional employee parking spaces, and therefore k�eps them off 6urlingame streets. We feel that we have contributed in the parking solution and feel the financial burden of additional spaces is somewhat unjustified. Sincerely, � David Jame ta General M n er Member of Peninsuta Automobile Dealers Associatlon � , . . . _j -'i- i _ , � 7 � � , �i �; � �� --� � �- j � 4 %�: .� ` .j I � ,� , � .� Q� e • .j , ti / � ". 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ORYCCENNG . � � � �-'�'-' � I :` µ �M_.p � �i[! rr SMOI PAR�r�. Z /WACL.f ,N['P � �`: � \ � �if' �, '. ♦ �. 1 i��..�.�r bo � � O R Y z.w�trra•e � Z� 7i� p� r .r� •. � ka Sr'GE e.,�.� .ir I � r��[� ��wr ww�aaS � C � J ` :.� x� �' - P A R X 6 �.�, � . r C] � ' i y-J � � 2 �• . ow....., a.� � ; y.. � a � ; ;_� , .,,,...,. � I l ' a.i �� ..�i., u' ' i;." as ' 1,� � O = = r' ' I - . • _ � ," •' .y � � '� rwo __ • ' I K � � °S- `t �� . � �b � ti ` `. .� •�1 �. « "'r ' �: ` �t ' y h� � A'�:{� �' �.� �.+r � s �`^€ ; p :� � I , '� . ''♦ .I . r.. ro � ,. 1 ` , ' � , �} . ....r .�� _ ' ' .. +! �� ^ I � � . � . 'C � � �_�t � . _ . . BURLINGAME CITY COUNCIL MINUTES NOVEMBER 1, 1976 3. FORMULA FOR DETERMINING CONTRIBUTION TO PROVIDE OFF-STREET PARKING -�URLINGAf4E AVENUE AREA OFF-STREET PARKIt�G DISTRICT. Proposed formula was presented to the City Council by Planning Commission Resolution 3-76, RESOLUTIOPI RECOP�P•1ENDING THAT THE DOLLAR AMOUNT OF COP�TRIQUTION TO PROVIDE OFF-STREET PARKING BE DETERi�tIfdED BY MULTIPLYING THE SHARE OF COST TO BE CHA�RGED TO A SPECIFIC PROJECT TIt�IES TNAT PdET NUP98ER OF PARKING SPACES DEFICIENT TI1�1ES THE CALCULATED CURRENT COST PER PARKING SPACE" Mayor t�1angini noted Burlingame's past problems with downtotvn parking and suggested this might be a solution. He requested report from City Planner. City Planner reviewed concept of Resolution 3-76 which is directed toward the paymeni of a contribution by a project for the mumber of parking spaces deficient. Resolution recommended 2/3 of total cost be paid for these deficient spaces. He cited some resolution findings as: 1. Formula is needed for equitable distribution of cost. 2. Only projects that exceed the existing review line and require a special permit would be affected. All other projects would be exempt. 3. �lethod used for determination of amount of parking spaces deficient would be the gross floor area divided by 300 SF. 4. Net parking deficiency would be the number of spaces designated for the project less any actually provided. He enpha- sized that the Planning Commission made it definite that if a project provides off-street parking credit will be allowed. The estimated current cost per space a�ould be �6,123.00, which amount would be adjusted annually. The Parking Assissment District and the City would pay a share of the cost. The formula itself is determining an amount of money that the Planning Commission might use as policy on a special permit application. Mayor Mangini opened the meeting to public comment. Mr. Harry Graham, 1555 Alturas Drive, questioned whether the contribution recommended; 2/3 of the cost of $6,123 per spacey might be considered a no-growth amount and developers might find it prohibitive. City Planner commented this percentage had been recommended by the ad hoc committee on parking as an arbitrary figure and it was subject to discretion of the Council. � There were no further comments, and the public hearing was declared closed. Councilman Martin stated he had been a member of this committee and that figures had been suggested ranging from Z5N to 2/3. Ne noted he had assumed that when this figure came to Council it � . . �___. - . _ . _ . -- - - would be subject to revision, and auestioned at what point a nogrowth figure is reached. He gave as an example the recent proposed development of Mr. Joseph Geller on Noward Avenue. Mr. Geller was short from 9 to 16 parking spaces. If the figure had been determined at 9, at 2/3 contribution, he would have had to pay $36,000; if 16, �65,000. Ne was of the opinion that t�ir. 6eller would not have gone ahead ovith the project under these circumstances. Adding that at some point a no-growth percentage is reached where nothing will be developed, he considered the 2/3 figure too high. He suggested adoption of some lower figure on ' an experimental basis, and the adjustment of this figure over the course of time. .• Co�uncilman Amstrup agreed that 2/3 was too high, stating he thoughtthat not just a few but all developers would be stopped by it. 'He considered that the City is attempting to attract some development to get a better tax base, and that even 50� seemed high. � Councilman Harrison liked the idea of adopting a figure with the view of future revision. He, too, considered 2/3 too high and suggested 50� as a start. Councilman Amstrup again stated he thought the cost would be prohibit�ve to developers at 50°b. Mayor Mangini questioned the amount the City should pay, as set forth in Item 10 of Resolution findings. Councilman Martin stated that any cost nat paid by the developer must be picked up by the City and an assessment district.Histarically, this has been procedure. He suggested a contribution figure of 40�, vrhich would amount to approximately �2,500 per parking space. This figure could be used and changed later if necessary. Councilman Amstrup felt developers would resent change in formula once it was established. Mayor Mangini considered such a change was a fact which would have to be faced. He thought 40% generous but would be willing to try it. . Councilman Harrison moved that the resolution of the Planning Commission be approved with the stipulation that the 2/3 contri- bution be changed to 40�. Councilman Martin seconded the motion. Councilman Amstrup commente� he approved the concept but not the 40X. The motion carried on the following roll call vote: AYES: COUNCILMEN: Harrison, Mangini, Martin NAYES: COUNCILMEN: Amstrup (for reason stated above) ABSENT: COUNCILh1EN: Crosby m February 10, 1979 MEMO T0: PLANNING DEPARTMENT FROM: ASSISTANT CITY ENGINEER Cost of Parking Space July 8, 1976 = ENR Constr. Cost index July '76 $2,413.60 " " " " Jan. 25, '79 2,876.9 Increase factor 1.192 Assessed Value of Parking District Land factor January 1979 Current cost per space July 1976 $4,824,660 Jan. 1979 5,203,540 1.0785 6,123 (1.192) (1.0785) _ Owner/Dev. Chg. @ 40% _ $6,123. $7,871. $3,149. . � � i�� ' , �`< y A. M. Rebarchik AMR/s Assistant City Engineer k��v�� Fcli 1 - 1979 PIEMORANDUM January 31, 1979 C pIJ1NNING DE�• E TQ: John Yost, Assistant City Planner FROM: Larry Newell, Chief Fire Inspector SUBJECT: Special Permit Application for Arata Pontiac, 200 California Drive We have reviewed this application and have no objections to its approval. L. J. N. LJN:snb