HomeMy WebLinkAboutMin - PC - 2023.05.22BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
City of Burlingame
Meeting Minutes
Planning Commission
7:00 PM Council Chambers/OnlineMonday, May 22, 2023
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Page 1City of Burlingame
May 22, 2023Planning Commission Meeting Minutes
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1. CALL TO ORDER - 7:00 p.m. - Council Chambers/Online
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The meeting was called to order at 7:00 p.m. Staff in attendance: Community Development Director
Kevin Gardiner, Planning Manager Ruben Hurin, Senior Planner Catherine Keylon, and City Attorney
Michael Guina.
2. ROLL CALL
Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent7 -
3. PRESENTATIONS
a.Resolution of Commendation for Michael Gaul
4. APPROVAL OF MINUTES
a.Draft May 8, 2023 Planning Commission Meeting Minutes
Draft May 8, 2023 Planning Commission Meeting MinutesAttachments:
Commissioner Horan made a motion, seconded by Commissioner Tse, to approve the meeting
minutes. The motion carried by the following vote:
Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
Recused:Comaroto1 -
Page 2City of Burlingame
May 22, 2023Planning Commission Meeting Minutes
5. APPROVAL OF AGENDA
There were no changes to the agenda.
6. PUBLIC COMMENTS, NON-AGENDA
7. STUDY ITEMS
There were no Study Items.
8. CONSENT CALENDAR
There were no Consent Calendar items.
9. REGULAR ACTION ITEMS
There were no Regular Action items.
10. DESIGN REVIEW STUDY
a.1235 Cabrillo Avenue, zoned R-1 - Application for Design Review and Special Permit
for second story balcony for a second story addition to an existing single -unit dwelling.
(Form One, applicant and designer; Daniel Griffin, property owner) (61 noticed) Staff
Contact: Ruben Hurin
1235 Cabrillo Ave - Staff Report
1235 Cabrillo Ave - Attachments
1235 Cabrillo Ave - Renderings
1235 Cabrillo Ave - Plans
Attachments:
All Commissioners have visited the project site. Community Development Director Gardiner provided an
overview of the staff report.
Chair Pfaff opened the public hearing.
Tim Raduenz, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>Public comment sent via email by Gene Bordegaray: At the Burlingame Planning Commission
meeting on May 22, 2023, an application for design review and special permit will be discussed for the
subject property. My comments are minimal: 1. The design of the new front facade is well done and
improves the architectural aesthetics of the structure. 2. The conversion of the existing lower -level
bedroom to a JADU would isolate what appears to be the only bathroom on the lower level. My concern
here is purely a practical issue. Guests would have to either enter the JADU or go upstairs to a
bathroom. The half-bath accessible from the rear yard is a little impractical for guest use. The provision
of a “Guest” bathroom is not a code requirement but might be beneficial for home value. (Raduenz: Just
to clarify, there is a powder room underneath the stairs.)
Chair Pfaff closed the public hearing.
Commission Discussion/Direction:
Page 3City of Burlingame
May 22, 2023Planning Commission Meeting Minutes
>Window details do not match the elevations. Please revise to show the design intent.
>The proposed left elevation shows stucco finish but the rendering shows siding. Please clarify which
material will be used.
>This is a nicely designed proposal to create extra spaces from dead living space. Details were nicely
handled and worked well with the existing home.
>I have no problems with the rear and the front. It is well contained and will not impact the neighbors .
Needs clarification if the property owner is intending to update the garage door. Because this is the main
front of the house, it can be an opportunity to propose some nice architectural details on the garage
door.
>Overall, I like the project. However the cut out above the garage for the deck is a little troubling. As a
contractor, I see this as a waterproofing nightmare. Please provide more details about where the roof
line is hitting the stucco and the trim pieces behind that. Unfortunately, I ’ve seen these types of decks fail
too often because water will go somewhere.
>I very much appreciate the retention of the two lovely trees in the front.
Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to place the item
on the Regular Action Calendar when plans have been revised as directed. The motion carried by
the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
b.1557 Newlands Avenue, zoned R-1 - Application for Design Review and Special
Permit for declining height envelope for a first and second story addition to an existing
single-unit dwelling (considered a major renovation) and new detached garage. (Form
One, applicant and designer; Brian Roche, property owner) (61 noticed) Staff Contact:
Ruben Hurin
1557 Newlands Ave - Staff Report
1557 Newlands Ave - Attachments
1557 Newlands Ave - Historic Resource Evaluation
1557 Newlands Ave - Renderings
1557 Newlands Ave - Plans
Attachments:
All Commissioners have visited the project site. Commissioner Comaroto was recused from this item
because she lives within 500 feet from the subject property. Commissioner Shores was recused from
this item. Community Development Director Gardiner provided an overview of the staff report.
Chair Pfaff opened the public hearing.
Tim Raduenz, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>Public comment sent via email by Yael Simonson, 1561 Newlands Avenue: The plan looks great. I
am sure you will enjoy the extra space.
Chair Pfaff closed the public hearing.
Commission Discussion/Direction:
>It looks good. The massing works with the adjacent houses. I can support this application and the
Special Permit for the declining height envelope.
> I agree with my fellow commissioner, it is a very nice design. I love the gable end details. It is a nice
improvement to update an old -style home. I too can find support for the Special Permit request for the
Page 4City of Burlingame
May 22, 2023Planning Commission Meeting Minutes
declining height envelope for the first and second story addition.
>Generally, agree with the comments, but there are some items that are bothering me. On the front,
consider beefing up the corner pieces to give the impression that the eaves are being supported by
these. To me, they look very minimal, and a beefy molding will keep it together. At the rear on the
right-hand side, consider removing the glued -on molding on the face of the main roof because it looks
artificial. I don’t have a problem with the Special Permit either.
Commissioner Tse made a motion, seconded by Commissioner Schmid, to place the item on the
Consent Calendar. The motion carried by the following vote:
Aye:Horan, Lowenthal, Pfaff, Schmid, and Tse5 -
Recused:Comaroto, and Shores2 -
c.1460 Balboa Avenue, zoned R-1 - Application for Design Review for a first and
second story addition to an existing single -unit dwelling. (Form One, applicant and
designer; Kali and Trevor Tileston, property owners) (88 noticed) Staff Contact: Fazia
Ali
1460 Balboa Ave - Staff Report
1460 Balboa Ave - Attachments
1460 Balboa Ave - Plans
Attachments:
All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff
report.
Chair Pfaff opened the public hearing.
Tim Raduenz, designer, represented the applicant and answered questions regarding the application.
Public Comments:
>There were no public comments.
Chair Pfaff closed the public hearing.
Commission Discussion/Direction:
>Sheet A2.0, the floor plan at the rear of the house has a stepping pattern that does not transfer to
the left elevations on sheet A 3.2 and the rendering. The elevations do not show the nested gable which
should be poking out at the back. Please correct drafting errors to be consistent.
>Consider providing some architectural details on the stairs on the proposed right-side elevation.
>The handrail/side wall angle can be enhanced by notching from 42” height to 36” height to make it
more consistent all the way down the stairs.
>Look into matching the direction of the sidings at the rear. Consider keeping the horizontal siding of
the upper floor instead of using vertical at the lower floor.
>The family room window has a horizontal grid. Consider changing the grids into 3 x 2 to match the
others.
>Regarding the cladding on the large shed roof, I ’ve recently seen a ton of buildings in this style, and
it is really quite difficult to get away from the stucco with the cladding because nothing feels right. Look
into using different patterns to make it look like brick or adobe, depending on how you might want to
approach that, it can be a good alternative for the vertical siding.
>I like the project. It is making the most of it. Most of the changes at the rear are not impacting the
street view.
>It is unfortunate that the three sides are already done, but you need to make it consistent and pulled
together.
Page 5City of Burlingame
May 22, 2023Planning Commission Meeting Minutes
Commissioner Schmid made a motion, seconded by Commissioner Horan, to place the item on
the Regular Action Calendar when plans have been revised as directed. The motion carried by
the following vote:
Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 -
d.1528 Bernal Avenue, zoned R-1 - Application for Design Review for new, two -story
single-unit dwelling and detached garage. (Rich Sargent, applicant and property
owner; Chu Design Associates, designer) (67 noticed) Staff Contact: Brittany Xiao
1528 Bernal Ave - Staff Report
1528 Bernal Ave - Attachments
1528 Bernal Ave - Renderings
1528 Bernal Ave - Plans
Attachments:
All Commissioners have visited the project site. Commissioner Comaroto was recused from this item for
financial reasons. Senior Planner Keylon provided an overview of the staff report.
Chair Pfaff opened the public hearing.
Rich Sargent, property owner and James Chu, designer, represented the applicant and answered
questions regarding the application.
Public Comments:
>There were no public comments.
Chair Pfaff closed the public hearing.
Commission Discussion/Direction:
>Consider extending the stucco from the lower floor up to the belly band on the second floor. Though
it may not be nice to have three different materials.
>The design looks great the way it was presented. You did a nice job. You have put everything in it
correctly.
>I can find no fault in this proposal. It looks very good. Your rendering is the best I’ve seen so far.
>I like the detail of the extended header trim /belly band combination above the windows. Looking at
the elevations of the garage /ADU, it has the trim detail that was placed a little bit higher and more in line
with the fascia of the side of the roof. Consider doing the same application to the main house, which may
then reduce the feeling of being a really tall gable end above the second story, to further improve the
front of the house. The proportions might feel a little bit better. Otherwise, it is a very nicely designed
home.
Commissioner Schmid made a motion, seconded by Commissioner Lowenthal, to place the item
on the Consent Calendar. The motion carried by the following vote:
Aye:Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse6 -
Recused:Comaroto1 -
e.1499 Bayshore Highway/825 Mahler Road, zoned I-I - Application for Commercial
Design Review, Special Permits for building height and development under Tier 3 for
a new 8-story research and development building with a 7-story parking structure.
(King 1499 Bayshore Owner LLC, applicant and property owner; DGA, Inc. architect)
Page 6City of Burlingame
May 22, 2023Planning Commission Meeting Minutes
(58 noticed) Staff Contact: Catherine Keylon
1499 Bayshore Hwy - Staff Report
1499 Bayshore Hwy - Attachments
1499 Bayshore Hwy - Plans
Attachments:
All Commissioners have visited the project site. Senior Planner Keylon provided an overview of the staff
report.
Chair Pfaff opened the public hearing.
Peter Banzhar, Jacob Peterson and Mark Posnick represented the applicant and answered questions
regarding the application.
Public Comments:
>Public comment sent via email by Leslie Flint: Dear Planning Commissioners, I am speaking on
behalf of Sequoia Audubon Society, the San Mateo County Chapter of the National Audubon Society .
You have heard me comment several times in the past year about the importance of bird safe building
practices, especially as they apply to glass and lighting design. However, I ’d like to comment tonight on
the height of this building and garage, and the specific location. This building is totally out of place in this
location right next to Mills Creek and across the street from the Shorebird Preserve. As currently
planned, the height of this office /life science building is 151 feet; over two times the allowable building
height in this location. Even the planned garage exceeds the allowable 65’ height. This building and
garage will negatively impact the creek and the preserve. The overly high building will adversely cast
shadows over the creek and the lovely little bit of open space created where Mills Creek empties into the
Bay. It is also worth noting that biolabs are often in use 24/7. Light cast at night will impact migratory
birds and the value of the open space as a shorebird preserve. Mills Creek on the west side of
Bayshore could definitely benefit from an upgrade; the planned plaza and walkway would be an
improvement but with that brings increased traffic which would likely result in a loss of wildlife using the
creek and the Preserve which would be an undesirable outcome. Steps to mitigate this would be highly
recommended. Thank you for your consideration.
>Public comment sent via email by Athan Rebelos: I noticed that page 30, figure 8 of the plans
includes "Mills Creek Public Trail & Overlook". I am delighted to see this in the plans. I would like to be
assured that, at a minimum, it will be included as a condition and completed as presented. I would ask to
consider in the development of the "Mills Creek Public Trail and Overlook" the potential for a future
pedestrian and bike trail along the creek, perhaps passing under the 101 freeway, connecting Rollins
Road to the Shorebird Sanctuary, directly across the road from 1499 Bayshore. I also would like to see
an obvious pedestrian and bike transition between the "Mills Creek Public Trail", the building's plaza, and
the shorebird sanctuary across Bayshore. Landscaping, traffic calming (on Bayshore between the plaza
and the sanctuary), pedestrian lighting, decorative crosswalks, and signage are some enhancements
that come to mind. Last, prominent public art should be a condition, not an option.
Chair Pfaff closed the public hearing.
Commission Discussion/Direction:
>To make the plaza truly a public benefit there's got to be something for the public to do other than to
sit there. Consider making the café or an outsourced food service accessible to the public and engaging
it both outside and inside as a benefit to make the plaza worthwhile. Otherwise, the plaza will just be
tenant-use too.
>The grand stair by the northeast corner of the property, at Bayhsore Highway and Mahler Road, will
be a great location for a visual identity; it could be an art or something that is designed on the building
itself to accentuate that corner. Consider providing something of a human scale to this corner that will
feel more welcoming to a pedestrian and delineate arrival.
> I agree about the café needing to be accessible to the public if we are having this nice community
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May 22, 2023Planning Commission Meeting Minutes
benefit space outside. There needs to be something to give to those who arrive and use that space to
enjoy themselves; something to drink, a retail, something that will make it more active while they view
the bird sanctuary.
>Some areas overlooking Mills Creek will be a great location to provide educational pieces for
pedestrians; a nice plaque like what we have on the Burlingame Point east shoreline.
>There are a lot of people who walk the bay trails, we need something to invigorate this area.
>Right now, there is not a whole lot of things to walk to at the other end of Mahler Road. Because of
developments like this and others, that is changing and there are a lot more things to do in the bay trail
and it is becoming more popular. I like the other street frontages, especially the plaza and the
forward-thinking on the public trail. The sidewalks on Mahler Road could be more comfortable for
pedestrians to use, to get past this property to other properties. A six feet wide sidewalk works most of
the time but when traffic starts to increase, suddenly it feels cramped, especially since it is sloped in this
area. Consider to be more flexible with the sidewalk width and give a little extra breathing room for
pedestrians who are egressing around the property. It can help improve the project and the way it
connects to the bay trail and other properties around the area.
>I am pleased that the garage is not too much favoring people who are coming in via a car. For those
arriving by bike, or pedestrians, you are not sacrificing access for auto users for other modes of
transportation.
>Consider adding more barriers between the parking garage and the sidewalk, whether that is moving
the wall further away, adding more trees or a combination of both, that would be a big improvement .
Understandably, there are not a lot of views from that perspective, but when you are walking from east
to west past the garage to get to the building, it will be very noticeable when there is a giant concrete
garage that you must walk past through all the time. That will make a huge difference to everyone who
walks past this on both sides of the street and hopefully, more people will do that soon.
>I do appreciate how intentional and specific all the layouts are and all the additional constraints that
have come up from proximity to Mills Creek and the flood plain. I don ’t think it will be worth sacrificing the
really cool public trail for a little bit of extra space from the sidewalk because it is great how forward
thinking this is for other developers to pull off from. But just in case, you may rethink the parking
requirements; a narrow garage might work. I understand that there's already interest in landscaping to
buffer that to begin with.
>I liked the idea of prioritizing the most used things towards the front. Do everything that you can to
encourage the spaces that are closest to the windows being the most active, because seeing people in
there is also very enticing.
>The plaza, as a public amenity, is great in part because of the BCDC setback it creates a real plaza .
In some projects that we've seen they're just tiny and they don't represent a public amenity to me. The
raised plaza is also great as it overlooks the bay. I’ll reinforce what my fellow commissioners and former
Commissioner Gaul on a restaurant or a caf é. Consider a bigger amenity than a cafe or a coffee shop,
something that people can come visit from all over to go to and create a magnet for that type of
development. The size of the plaza and the grand staircase would dictate at least two, if not three, public
arts so we should be more specific about how many you're going to do and where you're going to do it.
>I really like the project. We have some opportunities here that I don't want to miss. Maybe we don't
see them right now but consider developing the overlook by the creek. Overall, I like what you've done. It
is just so pretty out there, consider putting as many trees and greenery as you can. I like the project and
can see making an argument for the Special Permit as well.
>I really like the site layout, the plaza amenity, the landscape is working pretty well and how the site is
developing. The building is really efficient but I ’m not feeling any design to it. It's got very minimal
movement; it's very square and vertical. The penthouse can be an opportunity to do something fun
rather than just shielding mechanical equipment. As you said, it's following Mahler Road but it's not really
doing much else. The observation decks are okay but still very efficient and not putting a lot of design
into them. I would like to see the design get to the next level. It is understandable that a lot of these
developments just get massing in the early stages. Currently, it’s a lot of fairly flat glass.
>I would agree to have a bigger caf é. There are restaurants around that are being displaced and then
don't necessarily have a place to come back in here. If all we do is focus on the offices and the R&D and
don't focus on the ground floor amenities, this is going to become downtown San Francisco with
nowhere to go. The Financial District was somewhere you didn't want to go because there wasn't
anything there but office buildings. If we create just an office situation down there, people aren't going to
Page 8City of Burlingame
May 22, 2023Planning Commission Meeting Minutes
go there. It is a huge opportunity to make it appealing for people to visit.
>The programming is working great. I don't have an issue with the size and the layout of the garage,
that all works. I appreciate that you're taking an active role in trying to keep the number of parking
spaces manageable because it's very easy to end up at four parking spaces per thousand square feet
and have a half a side of parking. I’d also like to see a little bit more go into the design of the building to
try and make it more fun to be there.
>It's a wonderful presentation, thanks for all the thought that's been put into the project so far and for
welcoming our comments. I agree with my fellow commissioner about the design or shape of the
building. Right now, it has some articulation that's basically dictated by setbacks and street frontage, but
there could be something really creative that can come out of another round of design development;
whether it's materials or some kind of visual interest at that northeast corner. There was a project that
came before us that was very different initially, very efficient and just didn ’t have a lot of pizazz. Then we
made some comments for them to consider, and they came with something beautiful and symbolic. It
was a nice second round of design process and there is an opportunity here to do that. I support the
height of the building. The purpose for the building's great, there's been a lot of thought put here. It just
needs a little bit more on the design development side, architecturally.
>Overall, I’m thrilled with the project. It really elevates this area of town. With a lot of these life science
developments, it certainly adds a pizzazz to that area. I agree with regards to the design of the building,
it doesn't bother me, but it also doesn't wow me. It doesn't have to be a wow factor but, maybe to their
point, a little bit more interest in the building itself. More importantly, that ground floor non -tenant specific
building frightens me a little bit. No one knows the potential of the economy and we're approving a lot of
square footage on this Bayshore area. The worst thing that could happen would be to have a ghost
town. If we have the public amenity on the ground floor, you still get the citizens of Burlingame to use it,
which is important.
>I know that you're stuck in between a rock and a hard place with the development of the Old
Bayshore Highway, but I do think it's critical that the access from the bay trail to the site is elevated and
enhanced. A little bit of thought should even go into the bay trail side of things. The bay trail there is nice,
it's very minimalistic and there's not a whole lot more you do. Suggest adding a bench seat with a lamp
or an interpretive piece that blends in with the with the site itself. It is important because people don't
generally go on that side of Old Bayshore Highway and Mahler Road on a random walk. Whereas, they
are on the other side all the time. You're going to get tenants from this building and the hotel occupants
walking along this area. It's a beautiful design here. I really like the trail and the elevated view of the
shorebird sanctuary, but I fear that it would get lost in the fact that most people don't naturally walk to a
big office building and say, “hey let's sit there for a while and look at birds,” which is a good thing to do
but it's not natural. The enhancement of how to get from the east side of the street to the west side is
critical and that could all be solved with a little bit more retail /restaurant available to the public. To my
fellow commissioners’ points, if there are things happening downstairs, you're going to be excited to go
see what's going on even if it's just people sitting and reading or drinking coffee in the window. I’m very
much in favor of the project. I echo the point of the attention to detail and the care here is really good,
certainly something that other building groups could look at as a template for future developments.
>I do agree with my fellow commissioners. It is minimal, but I really liked the very slight angle that
goes along with the street. It's not huge, not trivial to build and it's quite nice. Consider adding screening
materials, something interesting on one of the balconies of the parking structure to tie it all together with
the main building. My fellow commissioner mentioned another project site where the breakthrough with
that one really was it felt almost like a veil had been lifted because they made a commitment to the
bottom, they have substantial columns, and the ground landscaping was kind of all interwoven together .
It just opened the whole thing up and made it look like a different project and it really wasn't, it made
such a difference.
>I did want to thank you for having a big commitment to the landscaping. You've done a great job with
dedication to future trees and hope they get in there with all the city’s planned development too.
>The south facade of this building feels like there is a ton of attention to the experience of people who
are using it as tenants and as citizens. It's great, I like that. The north side of the facade has an average
amount of attention to the pedestrian experience, it is appropriate because there's a focal point on the
south side that's supposed to be the difference. Additional care could be taken in, not just to draw people
to the building but also to make people glad the building's there and it's part of their walk as opposed to
an empty lot with the chain link fence.
Page 9City of Burlingame
May 22, 2023Planning Commission Meeting Minutes
This item will return on the Regular Action Calendar, as it includes environmental review.
11. COMMISSIONER’S REPORTS
Chair Pfaff reported on a webinar she viewed addressing historic preservation. There was a panel of
individuals all in the field of preservation from various cities. The notable ones were from Austin, Texas
and Dade County, Florida. They talked about different ways to arrange preservation in cities from very
minimalistic like what we have under the umbrella of the Planning Department all the way to separate
agencies and of course that's often related to the size of the city bigger cities. One example was in
Florida where there is an art deco district with houses from the 1930s and 40s that have not been kept
up, and they integrate various trades to train people how to build historical windows and such. Over a
period of just two weeks unskilled labor are trained and then they can be hired.
The webinar was called "Planning, Preservation, & Change: Preservation - An Effective Planning Tool ."
Community Development Director Gardiner will send a link to commissioners so they may view the
webinar.
12. DIRECTOR REPORTS
Community Development Director Gardiner reminded the commission that there will be Planning
Commissioner training on May 31st. The emphasis will be on housing legislation in California. It's also a
nice networking opportunity to meet other commissioners from other cities. All 21 jurisdictions in San
Mateo County have been invited.
At the May 15th City Council meeting the council continued its discussion of a summer event closure of
Burlingame Avenue. A date has been decided, which will coincide with the Chamber of Commerce
"Burlingame on the Avenue" which will have art and wine and vendors. The road would then continue to
be closed through Labor Day. The intention is to have a celebration space particularly as people are
coming back from their summer vacations and school is starting back up. It will consist of Burlingame
Avenue between Lorton Avenue to Primrose Road, as well as the very end of Park Road between the
Apple store and Peet's.
a.1120 Summer Avenue, zoned R-1 - Review of changes to a previously approved
Design Review project.
1120 Summer Ave - Memorandum
1120 Summer Ave - Plans
Attachments:
Accepted.
13. ADJOURNMENT
The meeting was adjourned at 9:35 p.m.
Page 10City of Burlingame
May 22, 2023Planning Commission Meeting Minutes
Notice: Any individuals who require special assistance or a disability-related modification or
accommodation to participate in this meeting, or who have a disability and wish to request an
alternative format for the agenda, meeting notice, agenda packet or other writings that may be
distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday,
May 22, 2023 at rhurin@burlingame.org or 650-558-7256. Notification in advance of the meeting will
enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials
related to it, and your ability to comment.
Any writings or documents provided to a majority of the Planning Commission regarding any item on
this agenda will be made available for inspection via www.burlingame.org/planningcommission/agenda
or by emailing the Planning Manager at rhurin@burlingame.org. If you are unable to obtain information
via the City's website or through email, contact the Planning Manager at 650-558-7256.
An action by the Planning Commission is appealable to the City Council within 10 days of the Planning
Commission's action on May 22, 2023. If the Planning Commission's action has not been appealed or
called up for review by the Council by 5:00 p.m. on June 1, 2023, the action becomes final. In order to
be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee
of $745.00, which includes noticing costs.
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