HomeMy WebLinkAboutMin - PC - 2012.06.25CITY OF BURLINGAME PLANNING COMMISSION
APPROVED MINUTES
Monday, June 25, 2012 — 7:00 p.m.
City Council Chambers — 501 Primrose Road
Burlingame, California
I. CALL TO ORDER
Chair Gaul called the June 25, 2012, regular meeting of the Planning Commission to order at 7:00 p.m.
II. ROLL CALL
Present: Commissioners Auran, Cauchi, Gaul, Sargent and Yie
Absent: Commissioners Vistica and Terrones
Staff Present: Community Development Director William Meeker and Senior Planner Ruben Hurin
III. MINUTES
Commissioner Auran moved, seconded by Commissioner Cauchi to approve the minutes of the June 11,
2012 regular meeting of the Planning Commission, with the following change:
■ Page 1; Roll Call: delete first "Sargent'
Motion passed 4-0-2-1 (Commissioners Vistica and Terrones absent, Commissioner Yie abstaining).
IV. APPROVAL OF AGENDA
There were no changes to the agenda.
V. FROM THE FLOOR
No one spoke from the floor.
VI. STUDY ITEMS
There were no Study Items for review.
VII. ACTION ITEMS
Consent Calendar - Items on the Consent Calendar are considered to be routine. They are acted upon
simultaneously unless separate discussion and/or action is requested by the applicant, a member of the
public or a Commissioner prior to the time the Commission votes on the motion to adopt.
There were no Consent Calendar Items for review.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 25, 2012
VIII. REGULAR ACTION ITEMS
1. 824 ACACIA DRIVE, ZONED R1 — APPLICATION FOR A SPECIAL PERMIT FOR AN ACCESSORY
STRUCTURE THAT EXCEEDS 28' IN LENGTH (ROBERT BRISBEE, APPLICANT AND PROPERTY
OWNER: J. DEAL & ASSOCIATES. DESIGNER) STAFF CONTACT: ERICA STROHMEIER
Reference staff report dated June 25, 2012, with attachments. Community Development Director Meeker
presented the report, reviewed criteria and staff comments. Eight (8) conditions were suggested for
consideration.
Questions of staff:
None.
Chair Gaul opened the public hearing.
Robert Brisbee, 824 Acacia Drive; represented the applicant.
Commission comments:
The addition to the garage will be used to house the existing pool equipment? (Brisbee — yes.)
Public comments:
None.
There were no further comments and the public hearing was closed.
Additional Commission comments:
Appreciates the need for more storage.
Commissioner Auran moved to approve the application, by resolution, with the following conditions:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
June 14, 2012, sheets A-1 through S-2; and shall not exceed an overall height of 1 V-10" measured
from adjacent grade to the roof ridge, and a maximum plate height of 8'-1" measured from adjacent
grade to top of plate;
2. that the accessory structure shall only be used as a one -car garage and storage area; shall never be
used for accessory living or sleeping purposes or as a second dwelling unit; all storage areas in the
detached garage shall not include additional utility services and/or a toilet or be used as accessory
living space without an amendment to this special permit;
3. that the conditions of the City Engineer's May 21, 2012 memo, Chief Building Official's June 14,
2012, and April 25, 2012 memos, the Parks Supervisor's April 25, 2012 memos, the Fire Marshal's
April 30, 2012 memo, and the Stormwater Coordinator's April 26, 2012 memo shall be met;
4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed
upon the private property, if feasible, as determined by the Community Development Director;
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 25, 2012
5. that demolition or removal of the existing structures and any grading or earth moving 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;
6. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single
termination and installed on the portions of the roof not visible from the street; and that these venting
details shall be included and approved in the construction plans before a Building permit is issued;
7. that the project shall complywith 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 orfull demolition of a structure, interior or exterior,
shall require a demolition permit; and
8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2010 Edition, as amended by the City of Burlingame.
The motion was seconded by Commissioner Cauchi.
Discussion of motion:
Lot is deeper than a normal lot.
Is well designed.
Appreciate gaining support of the neighbors.
Chair Gaul called for a voice vote on the motion to approve. The motion passed 5-0-2-0 (Commissioners
Vistica and Terrones absent). Appeal procedures were advised. This item concluded at 7:05 p.m.
2. 1401 BURLINGAME AVENUE, ZONED BAC — APPLICATION FOR COMMERCIAL DESIGN REVIEW
FOR CHANGES TO THE FAQADE OF AN EXISTING COMMERCIAL BUILDING AND AMENDMENT TO
CONDITIONAL USE PERMIT TO CHANGE THE HOURS OF OPERATION FOR A NEW FOOD
ESTABLISHMENT (THE MELT) (TWIG GALLEMORE, APPLICANT AND DESIGNER; JOE CONWAY,
PROPERTY OWNER) STAFF CONTACT: RUBEN HURIN
Reference staff report dated June 25, 2012, with attachments. Senior Planner Hurin presented the report,
reviewed criteria and staff comments. Twenty-two (22) conditions were suggested for consideration.
Questions of staff:
None.
Chair Gaul opened the public hearing.
Twig Gallemore, 1921 University Avenue, Berkeley; represented the applicant.
Commission comments:
Stopped at the location on New Montgomery Street in San Francisco; believes the restaurant will do
well in Burlingame.
Noted that Burlingame Avenue will be reconstructed, will hose bibs be required? (Meeker — no,
irrigation is being included with the streetscape improvements.)
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 25, 2012
Public comments:
None.
There were no further comments and the public hearing was closed.
Additional Commission comments:
None.
Commissioner Cauchi moved to approve the application, by resolution, with the following conditions:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
June 15, 2012, sheets A-1.0 and A-3.0 and May 25, 2012, sheets A-1.1 through A-2.4;
2. that if the existing retractable awning along the Primrose Road building frontage is not retained, this
change shall be reviewed by the Planning Commission as an FYI item prior to the final inspection;
3. that prior to the final inspection, the applicant shall install irrigation and tree grates (design approved
by the City) for two street trees along Primrose Road; if it is determined that the installation of street
trees is not feasible due to the location of existing underground utilities, the location and number of
street trees shall be subject to review by the Planning and Parks Divisions; the irrigation and street
tree grates shall be shown on the plans submitted for a building permit and shall be reviewed by the
City Arborist;
4. that this business location to be occupied by a full service food establishment, with 262 SF of
seating area, may change its food establishment classification only to a limited food service food
establishment or bar upon approval of a conditional use permit amendment for the establishment,
and the criteria for the new classification shall be met in order for a change to be approved;
5. that the 262 SF area of on -site seating of the full service food establishment shall be enlarged or
extended to any other areas within the tenant space only by an amendment to this conditional use
permit;
6. that this full service food establishment may be open seven days a week from 7:00 a.m. to 10:00
p.m.; any change to the hours of operation shall require an amendment to this permit;
7. that this food establishment shall provide trash receptacle(s) as approved by the city consistent with
the streetscape improvements and maintain all trash receptacle(s) at the entrances to the building
and at any additional locations as approved by the City Engineer and Fire Department;
8. that the business shall provide litter control and sidewalk cleaning along all frontages of the
business and within fifty (50) feet of all frontages of the business;
9. that an amendment to this conditional use permit shall be required for deliveryof prepared food from
this premise;
10. that there shall be no food sales allowed at this location from a window or from any opening within
10' of the property line;
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes June 25, 2012
11. that if this site is changed from any food establishment use to any retail or other use, a food
establishment shall not be replaced on this site and this conditional use permit shall become void;
12. that any seating on the sidewalk outside shall conform to the requirements of any encroachment
permit issued by the city;
13. that the conditions of the Chief Building Official's May 29, May 17 and April 25, 2012 memos, the
City Arborist's June 14, 2012 memo, the City Engineer's May 21, 2012 memo, the Fire Marshal's
April 30, 2012 memo and the NPDES Coordinator's May 2, 2012 memo shall be met;
14. that the project shall meet all the requirements of the California Building Code and California Fire
Code, 2010 edition, as amended by the City of Burlingame, and that failure to comply with these
conditions or any change to the business or use on the site which would affect any of these
conditions shall require an amendment to this use permit;
15. that any changes to the size or envelope of building, which would include changing or adding
exterior walls or parapet walls, shall require an amendment to this permit;
16. that any changes to building materials, exterior finishes, windows, architectural features, roof height
or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning
Commission review (FYI or amendment to be determined by Planning staff);
17. that demolition or removal of the existing structures and any grading or earth moving 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;
18. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by the
Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved
plans throughout the construction process. Compliance with all conditions of approval is required;
the conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
19. that the project shall complywith 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;
20. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION
21. that prior to scheduling the framing inspection, the project architect, engineer or other licensed
professional shall provide architectural certification that the architectural details such as window
locations and bays are built as shown on the approved plans; if there is no licensed professional
involved in the project, the property owner or contractor shall provide the certification under penalty
of perjury. Certifications shall be submitted to the Building Department; and
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 25, 2012
22. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
The motion was seconded by Commissioner Yie.
Discussion of motion:
Believes the business will do well at this prominent location.
Chair Gaul called for a voice vote on the motion to approve. The motion passed 5-0-2-0 (Commissioners
Vistica and Terrones). Appeal procedures were advised. This item concluded at 7:11 p.m.
IX. DESIGN REVIEW STUDY ITEMS
3. 2521 HAYWARD DRIVE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND HILLSIDE AREA
CONSTRUCTION PERMIT FOR A SECOND STORY ADDITION TO AN EXISTING SINGLE FAMILY
DWELLING (MIKE CONNELL, APPLICANT AND ARCHITECT; AMANDA WALLIS, PROPERTY OWNER)
STAFF CONTACT: ERICA STROHMEIER
Reference staff report dated June 25, 2012, with attachments. Community Development Director Meeker
briefly presented the project description.
Questions of staff:
None.
Chair Gaul opened the public comment period.
Michael Drinnan, 2521 Hayward Drive and Mike Connell, 590 York Street, San Francisco; represented the
applicant.
Commission comments:
■ Asked if the zoning regulations require more parking spaces beyond five bedrooms? (Hurin — noted
that additional parking is not required beyond five bedrooms, and also noted that two of the rooms
on the plan are identified as areas other than bedrooms. Also noted that the standard was set to
address restraints placed on the location of covered parking on standard -sized lots.)
■ Nice looking design; it doesn't look like the neighbors' views will be obstructed. (Drinnan — spoke to
the neighbors; no one expressed concerns regarding view blockage. The addition is to be located
behind trees.)
■ Story poles will likely be required.
■ On page 3.4 of the plans, the top drawing should say "new" side elevation, rather than "existing".
■ Provide window trim details, and details of the construction of the windows. Assume that the
existing trim will be matched.
■ Particularly on the front elevation, provide details of the skylights.
■ On the west elevation roof plan, show all of the skylights that are to be moved.
■ Be certain that the skylights are show on all elevations, even if only the projection of the skylight
from the roof area behind an elevation is all that will be seen.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 25, 2012
The bay next to the front porch looks like it was added on previously; is there any way to modify this
area to bring the design more into "rhythm" with the rest of the roof structure? (Connell — will
review.)
Feels like the entry to the home is not generous enough, particularly for the size of the house; could
there be a better place for the stairs? (Connell — no, have spent a lot of time on this element of the
design. Complicated by the split-level floor plan. There could be room for side lights in this area.)
Will all of the bedrooms be used; could the front bedroom be modified to provide more area for the
entry? (Drinnan — not likely, but at certain times of the year; can consider revisions to the
bedrooms.)
Public comments:
None.
There were no other comments from the floor and the public hearing was closed.
Additional Commission comments:
Require story poles to be erected.
Commissioner Cauchi made a motion to place the item on the Regular Action Calendar when complete.
This motion was seconded by Commissioner Yie.
Discussion of motion:
None.
Chair Gaul called for a vote on the motion to place this item on the Regular Action Calendar when plans
have been revised as directed. The motion passed on a voice vote 5-0-2-0 (Commissioners Vistica and
Terrones absent). The Planning Commission's action is advisory and not appealable. This item concluded
at 7:25 p.m.
4. 446 CHATHAM ROAD, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND SIDE SETBACK
VARIANCE FOR A FIRST FLOOR ADDITION TO AN EXISTING SINGLE FAMILY DWELLING
(CATHERINE NILMEYER, APPLICANT AND ARCHITECT; GREGG TAYLOR, PROPERTY OWNER)
STAFF CONTACT: ERICA STROHMEIER
Reference staff report dated June 25, 2012, with attachments. Senior Planner Hurin briefly presented the
project description.
Questions of staff:
None.
Chair Gaul opened the public comment period.
Gregg Taylor, 446 Chatham Road and Cathy Nilmeyer, 128 Pepper Avenue; represented the applicant.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 25, 2012
Commission comments:
Commended the applicant on addressing the front porch — is a big improvement.
On page A3.1 references vinyl -clad windows, but other notes reference aluminum -clad windows.
(Nilmeyer — will make the correction; should be aluminum -clad windows.)
Felt that the neighbor will not likely object to the proposed addition. (Nilmeyer — the neighbor sent
an e-mail that was included in the staff report that supported the project.)
Public comments:
None.
There were no other comments from the floor and the public hearing was closed.
Additional Commission comments:
Good job by the architect.
Should not need a variance for a continuation of a side setback, but treat it as a special permit.
Commissioner Auran made a motion to place the item on the Consent Calendar when complete.
This motion was seconded by Commissioner Yie.
Discussion of motion:
Not concerned with the variance since it will not impact the neighbor.
Are more vigilant in situations where an existing wall is torn down and replaced at a non -conforming
setback.
Chair Gaul called for a vote on the motion to place this item on the Consent Calendar when plans have
been revised as directed. The motion passed on a voice vote 5-0-2-0 (Commissioners Vistica and
Terrones). The Planning Commission's action is advisory and not appealable. This item concluded at 7:33
p. M.
X. COMMISSIONERS' REPORTS
There were no Commissioner's Reports.
XI. DIRECTOR'S REPORT
Commission Communications:
None.
Actions from Regular City Council meeting of June 18, 2012:
The amendment to the number of food establishments allowed in the BAC zone was adopted — two
additional full -service establishments are allowed in the 1400 block of Burlingame Avenue and one
additional full -service establishment is allowed on Primrose Road, north of Burlingame Avenue
within the BAC zone.
The EIR was certified and all project entitlements were granted for the "Burlingame Point" project.
CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 25, 2012
XII. ADJOURNMENT
Chair Gaul adjourned the meeting at 7:34 p.m.
Respectfully submitted,
Richard Sargent, Secretary
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