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HomeMy WebLinkAbout05.12.08 PC Minutes - APPROVEDCITY OF BURLINGAME PLANNING COMMISSION APPROVED MINUTES City Council Chambers 501 Primrose Road - Burlingame, California May 12, 2008 - 7:00 p.m. I. CALL TO ORDER Chair Cauchi called the May 12, 2008, regular meeting of the Planning Commission to order at 7:00 p.m. II. ROLL CALL Present: Commissioners Auran, Brownrigg, Cauchi, Lindstrom, Terrones, Vistica and Yie Absent: None Staff Present: Community Development Director, William Meeker; Senior Planner, Maureen Brooks; and City Attorney, Larry Anderson III. MINUTES Commissioner Vistica moved, seconded by Commissioner Terrones to approve the minutes of the April 28, 2008 regular meeting of the Planning Commission, with the following changes: Page 1, Roll Call: delete "Osterling" Page 1, Minutes: change minutes date to `April 14, 2008" Page 2, Item 2, Commission Comments: revise first bullet to read: "Clarify the design of the accessory structure exiting the garage; looks too utilitarian, could have more character to encourage use of the outdoor area". Motion passed 6-0-1 (CommissionerAuran abstaining). IV. APPROVAL OF AGENDA Chair Cauchi noted that Agenda Item 9 (2700 Summit Drive) has been withdrawn from the agenda by the applicant. V. FROM THE FLOOR Mark Hudak, 216 Park Road; representing "Holiday Inn Express" and "Max's Opera Caf6"; thanked staff for its work on the proposed Sign Ordinance amendments, and suggested minor language changes to clarify the intent of the provisions related to non -conforming pole signs. VI. STUDY ITEMS 1. AMENDMENT TO TITLE 22, THE SIGN CODE, TO EXEMPT CERTAIN POLE SIGNS IN THE SL DISTRICT FROM COMPLIANCE, AMEND HEIGHTS ALLOWED FOR MONUMENT SIGNS IN THE RR, C- 1 AND C-2 DISTRICTS, AND CORRECT A REFERENCE REGARDING WALL SIGN AREA. PROJECT PLANNER: MAUREEN BROOKS Senior Planner Brooks presented a summary of the staff report, dated May 12, 2008. CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 Commission comments: Clarify purpose of increasing the monument sign height to 12-feet. Identify examples of 12-foot high monument signs in the Broadway area. Concern regarding non -conforming pole sign referenced by Mark Hudak; should be allowed to be converted to a single -identity, non -conforming pole sign if desired by property owner. This item was set for the Consent Calendar when all the information has been submitted and reviewed by the Planning Department. This item concluded at 7:14 p.m. 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. Chair Cauchi asked if anyone in the audience or on the Commission wished to call any item off the consent calendar. Item 2c (1450 Rollins Road) was removed from the Consent Calendar by Oscar Braun ("Save the Bay'). 2a. 1620 FOREST VIEW AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND VARIANCES FOR FLOOR AREA RATIO AND PARKING FOR A FIRST FLOOR ADDITION TO A SINGLE FAMILY DWELLING (SCHEINHOLTZ ASSOCIATES, APPLICANT AND ARCHITECT; AND MARY LOU AND DOUG MORTON, PROPERTY OWNERS) PROJECT PLANNER: LISA WHITMAN 2b. 9 CHANNING ROAD, ZONED R-1 —APPLICATION FOR CONDITIONAL USE PERMITS FOR WINDOWS MORE THAN TEN FEET ABOVE ADJACENT GRADE AND FOR STORAGE EXCEEDING TEN PERCENT OF THE GROSS FLOOR AREA OF THE MAIN DWELLING FOR A NEW ACCESSORY STRUCTURE (JERRY KUHEL, APPLICANT AND DESIGNER; AND JERRY CARMINE, PROPERTY OWNER) PROJECT PLANNER: ERICA STROHMEIER Commissioner Brownrigg moved approval of Items 2a and 2b of the Consent Calendar based on the facts in the staff reports, Commissioner's comments and the findings in the staff reports, with recommended conditions in the staff reports and by resolutions. The motion was seconded by Commissioner Vistica. Chair Cauchi called for a voice vote on the motion and it passed 7-0. Appeal procedures were advised. This item concluded at 7:18 p.m. VIII. REGULAR ACTION ITEMS 2c. 1450 ROLLINS ROAD/20 EDWARDS COURT, ZONED RR — REQUEST FOR ONE YEAR EXTENSION OF AN APPROVED APPLICATION FOR DESIGN REVIEW AND CONDITIONAL USE PERMITS FOR USE AND BUILDING HEIGHT FOR RECONSTRUCTION AND ADDITION TO AN EXISTING BUILDING FOR THE PENINSULA HUMANE SOCIETY AND SPCA (KEN WHITE, PENINSULA HUMANE SOCIETY AND SPCA, APPLICANT; GEORGE MIERS AND ASSOCIATES, ARCHITECT; AND HENRY HORN & SONS, PROPERTY OWNER) PROJECT PLANNER: RUBEN HURIN Reference staff report dated May 12, 2008, with attachments. Senior Planner Brooks presented the report, reviewed criteria and staff comments. 2 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 Chair Cauchi opened the public hearing. City Attorney Anderson described the options available to the Commission. Ken White, representing PHS/SPCA; indicated he was available for questions. He noted that PHS/SPCA intends to move forward with the project. Commission comments: Haven't denied an extension request in the past. Public comment: Oscar Braun, representing "Save the Bay"; Jennifer Renk, Luce, Forward, Hamilton and Scripps, attorney for PHS/SPCA; and Pat Giorni, 1445 Balboa Avenue spoke; "Save the Bay" has legal standing in the application; requested that a full public hearing be held on the requests. Cited documentation for non- compliance with disposal requirements of PHS/SPCA; "Save the Bay" would like to put their concerns on the record at a public hearing; the lawsuit referenced by Braun has no relationship to the PHS/SPCA request, the court has thrown out the suit; there is no reason to prolong the decision; removing the item from the Consent Calendar in effect caused a public hearing to be held this evening. Commissioner A uran moved to approve the application for a time limit extension. Motion was seconded by Commissioner Terrones. Chair Cauchi called for a voice vote on the motion and it passed 7-0. Appeal procedures were advised. This item concluded at 7:32 p.m. Commissioner Auran and City Attorney Anderson recused themselves from participation with respect to Agenda Item 3 (1316 Drake Avenue), and left the Council Chambers. 3. 1316 DRAKE AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A NEW SINGLE FAMILY DWELLING AND DETACHED GARAGE (OTTO MILLER, APPLICANT AND PROPERTY OWNER; AND JD & ASSOCIATES, DESIGNER) PROJECT PLANNER: ERICA STROHMEIER (CONTINUED FROM APRIL 28, 2008 PLANNING COMMISSION MEETING) Reference staff report dated May 12, 2008, with attachments. Community Development Director Meeker presented the report, reviewed criteria and staff comments. Thirteen (13) conditions were suggested for consideration. Chair Cauchi opened the public hearing. Michael Kaindl, JD & Associates, 875 Mahler Road; represented the applicant. Described photo montage and the revised plans. Noted that no objections from neighbors were raised at any public hearing. Commission comments: Revisions are acceptable; change to hip roof reduces mass; doesn't appear to be a three story structure. With respect to windows; clarify that they are to be simulated true divided light windows. Entry door; side lights and transoms; indicate that they will be leaded glass. 3 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 Public comments: None There were no further comments and the public hearing was closed. Additional Commission comments: Revisions make the project work in the neighborhood. House would look better further back, closer to the plane of the second story at 1312 Drake Avenue. Comfortable with the proposed 26-foot setback. Commissioner Vistica moved to approve the application, by resolution, with the following amended conditions: that the project shall be built as shown on the plans submitted to the Planning Division date stamped April 30, 2008, sheets A-1 and A-3 and date stamped April 2, 2008, sheets A-2, A-4, G-1, L1.0 and Topographic Map and Boundary Survey, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that the plans shall be revised to indicate that all windows shall be simulated true divided -light design; and that the transom above, and sidelights flanking the entry door shall contain leaded glass windows. 3. that the conditions of the Chief Building Official's February 1, 2008 and February 28, 2008, memos, and the City Engineer's, Fire Marshal's and NPDES Coordinator's February 4, 2008, memos shall be met; 4. that demolition for 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; 5. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 6. 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; 7. 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; 51 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 8. that the project shall comply with 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; 9. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off -site sedimentation of storm water runoff; 10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION 11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Department; and 14. that prior to final inspection, Planning Department 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 Terrones. Discussion of motion: Commissioner Brownrigg noted that he would vote against the motion; the Colonial style of architecture is too massive on this street. Chair Cauchi called for a voice vote on the motion to approve. The motion passed 5-1-1 (Commissioner Brownrigg dissenting, Commissioner Auran recused). Appeal procedures were advised. This item concluded at 7:47 p.m. Commissioner Auran returned to the dais. City Attorney Anderson returned to the Chambers. 4. 1790 ESCALANTE WAY, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, HILLSIDE AREA CONSTRUCTION PERMIT, PARKING VARIANCE AND SPECIAL PERMIT FOR ANEW BASEMENT FOR A FIRST AND SECOND STORY ADDITION TO A SINGLE FAMILY RESIDENCE (JOHN C. LEE, 5 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 APPLICANT AND ARCHITECT; AND DAVID ZHANG, PROPERTY OWNER) PROJECT PLANNER: ERICA STROHMEIER (CONTINUED FROM APRIL 28, 2008 PLANNING COMMISSION MEETING) Reference staff report dated May 12, 2008, with attachments. Senior Planner Brooks presented the report, reviewed criteria and staff comments. Twelve (12) conditions were suggested for consideration. Chair Cauchi opened the public hearing. John Lee, 711 San Miguel Lane, Foster City; represented the applicant. Visited 1760 Escalante and saw that the ridge is below eye level, and view requires a sharp angle and is blocked by trees. Commission comments: Concern regarding integration of roofline of addition and clipped off corners of library addition; doesn't fit with architecture of property, or neighborhood; these concerns haven't been addressed in the revised plans. Library addition protrudes into the neighbor's distant view; could the roof be at a lesser pitch to reduce view impacts; consider changing roof pitch on addition to 3:12 pitch. Bringing ridgeline down is difference between approving and denying the project. Public comments: Dana Wemple, 3130 Atwater Drive and Jeff Kaufman, 1760 Escalante Way; concerns about trees impacts on property at3130 Atwater Drive have been relieved somewhat; remaining concern is that excavation for basement is limited to only where the story poles are located; encouraged bringing down the ridgeline will reduce view impacts. There were no further comments and the public hearing was closed. Additional Commission comments: Could be comfortable with a reduction in the height of the addition. Commissioner Terrones moved to approve the application by resolution, with the conditions included in the staff report, and the additional condition that the ridgeline of the roof of the addition be brought down by 12 to 18-inches. Motion failed for lack of a second. Motion by Commission Brownrigg to continue the matter with direction to the applicant to reduce height of roofline by a minimum of 18-inches, 24-inches preferred, and install story poles to reflect the revised height of the ridgeline. The item may be placed on the Consent Calendar when it returns to the Commission. The motion was seconded by Commissioner Terrones. Discussion of motion: Commissioner Vistica noted that he can't support the motion because there are more fundamental problems with the project design. 0 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 Chair Cauchi called for a voice vote on the motion to continue. The motion passed 6-1 (Commissioner Vistica dissenting). This item concluded at 8:05 p.m. 5. 2707 MARTINEZ DRIVE, ZONED R-1 —APPLICATION FOR HILLSIDE AREA CONSTRUCTION PERMIT, FRONT SETBACK AND LOT COVERAGE VARIANCES FOR A FIRST FLOOR ADDITION TO A SINGLE FAMILY RESIDENCE (GILL AND JANE YEE, APPLICANTS AND PROPERTY OWNERS; AND JD & ASSOCIATES, DESIGNER) PROJECT PLANNER: RUBEN HURIN (CONTINUED FROM APRIL 28, 2008 PLANNING COMMISSION MEETING) Reference staff report dated May 12, 2008, with attachments. Community Development Director Meeker presented the report, reviewed criteria and staff comments. Seven (7) conditions were suggested for consideration. Chair Cauchi opened the public hearing. Commission comments: None Michael Kaindl, JD & Associates, 875 Mahler Road; represented the applicant. With the proposed removal of trees, 60% of additional view will be granted to adjacent property once the addition is completed. Homes further up the hill will also benefit from tree removal. Commission comments: ■ Clarified that the double -trunk Eucalyptus trees and Black Acacias are to be removed as called out in the tree removal permit. ■ Asked if the applicant has explored excavating the front entry piece; it will appear quite massive as designed currently and will be 15-20 feet closer to street. ■ Concerned with the type of roofing material to be used; need to eliminate the patchwork effect that currently exists. ■ Site is difficult to work with; there are places on the site where addition could be proposed with no impact to neighbors; the proposal is currently problematic due to view blockage. ■ Would like to visit 2716 Martinez to determine view obstruction. ■ Would like to see a design that brings the entire addition down 3-4 feet; the proposed location is the right location for the addition. ■ The setback Variance is supportable. ■ The addition could be stepped back to reduce impacts on neighbors, and eliminate the setback Variance. ■ Consider a design with lower plate lines, different roof pitches, etc. to reduce or eliminate view impacts. Public comments: 7 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 Lena Yen (representing parents who own property across the street at 2716 Martinez Drive); Leo Redmond, 2711 Martinez Drive; Gill and Jane Yee, 2707 Martinez Drive, project applicants; and Pat Giorni, 1445 Balboa Avenue commented. Presented photographs illustrating view blockage from 2716 Martinez Drive; story poles give a better idea of the potential impacts, but are not that helpful; do provide an indication that there would be substantial impacts upon his distant views; blockage will be inadequately and incompletely helped by removal of the trees; should build to the code, no special treatment should be provided; submitted photos to demonstrate that views will be restored with addition and tree removal; asked if Mr. Yee submitted a project that can be acted upon; is there somewhere the Commission can go with the project in terms of direction; neighbors need to understand that the Commission is not responsible for conflict resolution; explained why roof is in bad condition. There were no further comments and the public hearing was closed. Commissioner Vistica moved to deny the application without prejudice. Motion was seconded by Commissioner Terrones. Discussion of motion: If project comes back to the Commission, a tree maintenance plan needs to be prepared and submitted for consideration; also consider tree placement, and types of trees used, in an effort to minimize potential view impacts. There may be potential to eliminate the front setback Variance, but not the lot coverage Variance. Chair Cauchi called for a voice vote on the motion to deny without prejudice. The motion passed 7-0. Appeal procedures were advised. This item concluded at 8:51 p.m. 6. 1473 CORTEZ AVENUE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW AMENDMENT FOR AS - BUILT CHANGES TO A NEW SINGLE FAMILY DWELLING (TONY WARD, APPLICANT; DAVID CHANG, PROPERTY OWNER; AND JAMES CHU, CHU DESIGN AND ENGINEERING, DESIGNER) PROJECT PLANNER: LISA WHITMAN Reference staff report dated May 12, 2008, with attachments. Community Development Director Meeker presented the report, reviewed criteria and staff comments. Nineteen (19) conditions were suggested for consideration. Chair Cauchi opened the public hearing. Commission comments: None Tony Ward and Edward Yuen represented the applicant. Changes are more in harmony with the neighborhood. Visual impact from street side is minimal. Additional Commission comments: Noted that outrigger/corbel at ridgeline has not been installed. A lot of the charm of the design has been watered down. !3 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 ■ Leaded glass windows are important at least on the front of the home. ■ Important that the planter boxes be provided as well; compromise is to provide them on only the front fagade. ■ Agree with changes to headers over windows. ■ Concerned about the lack of detail on the building; need to be consistent in details all around the structure. ■ Collector boxes and downspouts missing; not sure why removed (can be added). Public comments: Pat Giorni, 1445 Balboa Avenue; recalls questions asked of applicant at time of approval; porch and smaller garage with more yard; property has been sold and is not now what was guaranteed. Should require leaded glass windows on all sides. Have property owner honor the contract agreed to by prior owner; put in all elements. There were no further comments and the public hearing was closed. Additional Commission comments: ■ Will the 2 x 4 trim look inappropriate with collector boxes and downspouts provided; consider reducing scale of these elements to conform to the window header scale. ■ If removed, the installed steel downspouts will go to a landfill; shouldn't be using copper; consider allowing downspouts to remain, with collector boxes installed. ■ Changing all windows to leaded glass is a lot of waste; look at it more from the street impact. ■ Collector boxes can be installed as an embellishment. ■ Would like to see the copper elements installed; would add another element; painted scuppers will result in lack of detail. Commissioner Cauchi moved to approve the application, by resolution, with the following amended conditions: that the project shall be built as shown on the plans submitted to the Planning Department date stamped January 12, 2007, sheets A.1 through A.3, and A.6, March 28, 2007, sheet 1-1.0, and April 20, 2008 (Sheets FY1.1 through FY1.4), and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that leaded glass windows shall be installed on all elevations, as shown on the originally approved plans; rainwater collection boxes shall be installed on all elevations, and planter boxes and corbels (as shown on the originally approved plans) shall only be required on the front elevation; 3. that the conditions of the Chief Building Official's November 27, 2006 memo and January 3, 2007 memo, the City Engineer's November 29, 2006 memo, the Fire Marshal's November 28, 2006 memo, the City Arborist's November 30, 2006 memo, the Recycling Specialist's November 26, 2006 memo, and the NPDES Coordinator's November 27, 2006 memo shall be met; 4. that demolition for 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; 5. that any changes to the size or envelope of the basement, first or second floors, or garage, which 9 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 6. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and set the building footprint; 7. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 8. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled. 9. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Department; 10. that prior to final inspection, Planning Department 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; 11. 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; 12. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 13. that the project shall comply with 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; 14. that during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off -site sedimentation of storm water runoff; 15. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 16. that the project is subject to the state -mandated water conservation program, and a complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application; 17. that a certified arborist's report showing how the oak tree in the back yard will be protected during construction, to be approved by the Parks Department, shall be prepared and implemented; 10 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 18. that the tree protection measures detailed in the certified arborist's report will be installed before a building permit is issued; 19. that for purposes of these conditions a certified arborist means a person certified by the International Society of Arboriculture as an arborist; and 20. that the 24" box size replacement tree required as part of the tree removal permit issued on August 16, 2006 must be planted before final inspection. The motion was seconded by Commissioner Terrones. Chair Cauchi called for a voice vote on the motion to approve. The motion passed 7-0. Appeal procedures were advised. This item concluded at 9:17 p.m. 7. 1800 TROUSDALE DRIVE, ZONED TIN —APPLICATION FOR AMENDMENT TO DESIGN REVIEW AND CONDITIONAL USE PERMIT FOR LOT COVERAGE FOR REVISIONS TO A PREVIOUSLY APPROVED 25-UNIT, SEVEN -STORY CONDOMINIUM PROJECT (PAUL BOGATSKY, APPLICANT AND PROPERTY OWNER; AND FORUM DESIGN, ARCHITECT) PROJECT PLANNER: MAUREEN BROOKS (CONTINUED FROM APRIL 14, 2008 PLANNING COMMISSION MEETING) Reference staff report dated May 12, 2008, with attachments. Senior Planner Brooks presented the report, reviewed criteria and staff comments. Fifty-two (52) conditions were suggested for consideration. Chair Cauchi opened the public hearing. Commission comments: None Paul Bogatsky, 1469 Pacific Avenue, San Francisco and Warner Schmalz, Forum Design, 1014 Howard Street, San Francisco; represented the applicant. Described changes made to plans since last review. Additional Commission comments: ■ Questioned the details of the options for the shear wall flanking front elevation. ■ Questions about finishes. ■ Asked about value of the 2 bedroom units. ■ Consider devoting approximately'/4 of open space to a play structure (applicant noted that they are marketing to an adult population; people downsizing from larger homes). ■ Ensure that the trim materials will always appear as stone, and are not stuccoed over. ■ Clarified that the limestone finish on the trim is made in a shop, not applied on site. ■ Clarified that no Styrofoam trim materials will be used. Public comments: Pat Giorni, 1445 Balboa Avenue; asked if an alternative to the Italian Cypress is possible. There were no further comments and the public hearing was closed. 11 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 Further Commission comments: The amendments are well founded. The Italian Cypress will work well on the site. Articulations in shear wall not working as intended, if they are removed it is okay; up to applicant. Commissioner Vistica moved to approve the application, by resolution, with the following conditions: 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped April 30, 2008, sheets A0.0, A0.31, C-1, C-1.1, GO.1, G0.2, A1.1 through A1.9, A2.1, A3.0, A3.1, A3.2 Alt; A3.3 through A3.7, A4.0 and A4.1, Ground Floor Landscape Plan and Podium Level Landscape Plan; 2. that the maximum elevation at the top of the roof ridge shall not exceed elevation 117.58" as measured from the average elevation at the top of the curb along Trousdale Drive (42.58') for a maximum height of 75'-0", and that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections; should any framing exceed the stated elevation at any point it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the maximum height shown on the approved plans; 3. that any changes to the size or envelope of the building, which would include expanding the footprint or floor area of the structure, replacing or relocating windows or changing the roof height or pitch, shall be subject to Planning Commission review; 4. 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; 5. that the backflow prevention device and post indicator valve (PIV) shall be located and screened by landscaping so they will be hidden from both the street and project residents; 6. that the conditions of the Chief Building Official's March 27, 2008, memo, the Fire Marshal's April 2, 2008, memo, the City Engineer's April 2, 2008, March 5, 2008, December 29, 2005 and August 24, 2005, memos, and the Recycling Specialist's August 8, 2005, memo shall be met; 7. that storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited; 8. 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; 9. that prior to issuance of a building permit for the project, the applicant shall pay the first half of the North Burlingame Rollins Road Development fee in the amount of $12,593.70, made payable to the City of Burlingame and submitted to the Planning Department; 12 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 10. that prior to scheduling the final framing inspection for the condominium building, the applicant shall pay the second half of the North Burlingame Rollins Road Development fee in the amount of $12,593.70, made payable to the City of Burlingame and submitted to the Planning Department; 11. that prior to issuance of a building permit for the project, the applicant shall enter into an agreement with the City to establish the affordability of the three below market rate units required as a part of this project; the applicant shall also submit a below market rate housing plan which shall describe in detail the applicant's proposal for a third party to meet and manage the inclusionary housing requirements as required by Chapter 25.63 of the Burlingame Municipal Code; the applicant shall enter into an agreement with a third -party non-profit organization approved by the City to administer the program; 12. that'guest parking stall' shall be marked on the three guest parking spaces and designated on the final map and plans, these stalls shall not be assigned to any unit, but shall be owned and maintained by the condominium association, and the guest stalls shall always be accessible for parking and not be separately enclosed or used for resident storage; and that in addition to the three guest parking stalls, and one service vehicle parking stall, 54 parking spaces shall be available on site for owners, and none of the on -site parking shall be rented, leased or sold to anyone who does not own a unit on the site; 13. that the Covenants Conditions and Restrictions (CC&Rs) for the condominium project shall require that the three guest parking stalls shall be reserved for guests only and shall not be used by condominium residents; 14. that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; 15. that the developer shall provide to the initial purchaser of each unit and to the board of directors of the condominium association, an owner purchaser manual which shall contain the name and address of all contractors who performed work on the project, copies of all warranties or guarantees of appliances and fixtures and the estimated life expectancy of all depreciable component parts of the property, including but not limited to the roof, painting, common area carpets, drapes and furniture; 16. that the trash receptacles, furnaces, and water heaters shall be shown in a legal compartment outside the required parking and landscaping and in conformance with zoning and California Building and Fire Code requirements before a building permit is issued; 17. that the security gate system across the right side entrance driveway shall be installed a minimum 20'-0' back from the front property line; the security gate system shall include an intercom system connected to each dwelling which allows residents to communicate with guests and to provide guest access to the parking area by pushing a button inside their units; 18. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; 19. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 13 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 20. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 21. that prior to scheduling the roof deck inspection, a licensed surveyor shall establish the height of the roof ridge and provide certification of that height; 22. that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor; 23. that this project shall comply with the state -mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application; 24. that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch basins shall be protected during construction to prevent debris from entering; 25. that project approvals shall be conditioned upon installation of an emergency generator to power the sump pump system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators shall be housed so that they meet the City's noise requirement; 26. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2007 Edition, as amended by the City of Burlingame. 27. that in lieu of meeting the requirement specific to fire apparatus access required by Section 902.2.1, Uniform Fire Code, as adopted by Burlingame Municipal Code 17.04, the project applicant shall extend the required Class I Standpipe outlets to garage stair landings in accordance with fire department approved locations, and install Quick Response Sprinklers throughout the garage; (Land Use, Fire Dept) 28. that the proposed project shall comply with construction standards and seismic design criteria contained in the Building Code as adopted by the City; (Geology and Soils; Building Division) 29. that before construction of the proposed project, per the Building Code, the project applicant shall obtain a site -specific soils report that identifies any potentially unsuitable soil conditions (such as expansive, liquefiable, or compressive soils) and contains appropriate recommendations for foundation type and design criteria, including provisions to reduce the effects of expansive soils. The recommendations made in the soils report for ground preparation and earthwork shall be incorporated in the construction design. The soils evaluations shall be conducted by registered soil professionals, and the measures to eliminate inappropriate soil conditions must be applied. The design for soil support of foundations shall conform to the analysis and implementation criteria described in the Building Code, Chapters 16, 18, and A33; (Geology and Soils, Building Division) 30. that a site -specific evaluation of soil conditions required by the City shall be completed as part of the building permit process and shall contain recommendations for ground preparation and 14 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 earthwork specific to the project site that would become an integral part the construction design. Recommendations shall be included in the excavation and construction plans for the proposed project; (Geology and Soils, Building Division) 31. that although the proposed project would be exempt from preparing and implementing a project - specific SWPPP, because the City of Burlingame is a member of the STOPPP, the proposed project shall obtain coverage under STOPPP's Phase I Municipal Stormwater Permit and comply with performance standards set forth by STOPPP's Stormwater Management Plan. The City Storm Water Management and Discharge Control Ordinance (Municipal Code Chapter 15.14; Ordinance 1503 Section 1; June 20, 1994) would also be applied to the proposed project. In addition, the project applicants shall perform the following actions as uniformly required conditions of project approval, as identified by the City's NPDES Coordinator upon submittal of project applications to the City: Implement appropriate stormwater best management practices (BMPs) to minimize pesticide usage in accordance with the City's New Development/Redevelopment Landscaping Fact Sheet. Incorporate applicable structural source control measures to minimize stormwater pollutants in accordance with the City's Model List of Structural Source Control Measures. Identify the responsible party who would be responsible for the operation and maintenance of the permanent post -construction stormwater treatment measure(s). Prior to issuance of a final building permit, submit a completed, notarized Stormwater Treatment Measure Maintenance Agreement; (Hydrology and Water Quality; Public Works Department) 32. that the proposed project shall comply with City grading requirements specified in Section 18.20 of the Municipal Code; (Hydrology and Water Quality; Public Works Department) 33. that the proposed project shall comply with the City's Model Efficient Landscape Ordinance (Municipal Code Section 18.17.001; Ordinance 1476 Section 1; January 4, 1993), thereby reducing the amount of project site runoff polluted by landscape chemicals; (Hydrology and Water Quality; City Arborist) 34. that the project applicant shall ensure implementation of the following mitigation measures during project construction, in accordance with BAAQMD standard mitigation requirements: • Water all active construction areas at least twice daily. • Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. • Pave, apply water three times daily, or apply (non -toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. • Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites. • Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets; (Air Quality; Building Division) 35. that the project applicant shall prepare and implement a construction phasing plan and traffic 15 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 management plan that defines how traffic operations would be managed and maintained during each phase of construction. The plan should be developed with the direct participation of the City of Burlingame. To the maximum practical extent, the plan should: • Detail how access will be maintained to individual properties where construction activities may interfere with ingress and egress. Any driveway closures shall take place during non - business hours. • Specify predetermined haul routes from staging areas to construction sites and to disposal areas of agreement with the City prior to construction. The routes shall follow streets and highways that provide the safest route and have the least impact on traffic. • During construction, require the contractor to provide information to the public using signs, press releases, and other media tools of traffic closures, detours or temporary displacement of left -turn lanes. • Identify a single phone number that property owners and businesses can call for construction scheduling, phasing, and duration information, as well as for complaints. • Identify construction activities that must take place during off-peak traffic hours or result in temporary road closures due to concerns regarding traffic safety or traffic congestion. Any road closures will be done at night under ordinary circumstances. If unforeseen circumstances require road closing during the day, the City of Burlingame should be consulted; (Traffic; Public Works Department) 36. that in order to improve the ability of vehicles to turn from the lower level ramp to the driveway, the project has been revised so that the west driveway is 12 feet wide; (Traffic, Public Works and Planning Departments) 37. that the proposed project driveways shall be secured with an automatic gate system that would allow delivery vehicles to enter and exit the driveways with an opener. The entrance gate shall also provide an intercom system that would allow delivery vehicles to call from the entrance. Furthermore, rolling dumpsters shall be acquired by the project applicant, which can be maneuvered outside of the parking garage to the curb, to facilitate garbage pickup from Trousdale Avenue; (Traffic; Public Works Department) 38. that the project applicant shall include in the proposed project a bicycle parking area that is 12 feet by 21 feet, in the lower level of the parking garage, as indicated in the site plan which is sufficient space for approximately 25 bicycles; (Traffic; Public Works and Planning Departments) 39. that the removal of trees, shrubs, or weedy vegetation shall be avoided during the February 1 through August 31 bird nesting period to the extent possible. If no vegetation or tree removal is proposed during the nesting period, no surveys shall be required. If it is not feasible to avoid the nesting period, a survey for nesting birds should be conducted by a qualified wildlife biologist no earlier than 14 days prior to the removal of trees, shrubs, grassland vegetation, buildings, grading, or other construction activity. Survey results shall be valid for 21 days following the survey. The area surveyed shall include all construction sites, access roads, and staging areas, as well as areas within 150 feet outside the boundaries of the areas to be cleared or as otherwise determined by the biologist. In the event that an active nest is discovered in the areas to be cleared, or in other habitats within 150 feet of construction boundaries, clearing and construction shall be postponed for at least two weeks or until a wildlife biologist has determined that the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts; (Biological Resources; City Arborist) 16 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 40. that the trees proposed to be removed shall be evaluated by a licensed arborist whose report shall be reviewed by the City arborist to determine whether they are "protected trees" per Section 11.06.020 of the Burlingame Municipal Code and whether a tree removal permit is appropriate. If any trees proposed to be removed are protected trees, the City Arborist shall make a determination regarding the removal and replacement of these trees. As the proposed landscaping plan includes the planting of 16 new trees, the City Arborist may determine that the proposed landscaping plan is sufficient and no other replacement trees are required. • The Municipal Code includes the following requirements regarding replacement trees. • Replacement shall be three 15-gallon size, one 24-inch box size, or one 36-inch box size landscape tree(s) for each tree removed; and • Any tree removed without a valid permit shall be replaced by two 24-inch box size, or two 36-inch box size landscape trees for each tree removed; and • Replacement of a tree may be waived by the director if a sufficient number of trees exists on the property to meet all other requirements of the Urban Reforestation and Tree Protection Ordinance; and • Size and number of the replacement tree(s) shall be determined by the director and shall be based on the species, location and value of the tree(s) removed; and • If replacement trees cannot be planted on the property, payment of equal value shall be made to the City. Such payments shall be deposited in the tree -planting fund to be drawn upon for public tree planting; (Biological Resources; City Arborist) 41. that the project applicant shall be responsible for maintaining and protecting the existing on -site trees to be retained. The following specific actions shall be followed to maintain the health of the remaining trees: a. Any pruning shall be done according to the direction of a certified arborist and all pruning shall comply with International Society of Arboriculture, Western Chapter Standards or other comparable standards deemed acceptable to the City Arborist. b. Any abandoned utility lines (water, electrical, etc.) in the root zones (radius of ten times the trunk diameter) shall be cut and left in the ground to the satisfaction of the City Arborist. C. Any surfacing material inside the root zone shall be pervious and installed on top of the existing grade. As an example, pervious pavers are acceptable provided the base material is also sufficiently pervious. Base rock containing granite fines is not sufficiently pervious. d. Temporary construction fencing shall be erected to protect the retained trees of a size to be established by the City Arborist. The fencing shall be placed at the perimeter of the root zone unless the pavement is supervised by a certified arborist. The fencing shall be in place prior to the arrival of construction materials or equipment. e. The landscape irrigation shall be designed to prevent trenching inside the root zones of retained trees. f. Supplemental irrigation shall be provided during construction. Approximately 10 gallons of water for each inch of trunk diameter should be applied at or near the perimeter of the root zone every two weeks during the dry months (any month receiving less than 1 inch of rainfall on average). 17 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 g. Retained trees shall be thoroughly mulched with a 3-inch layer of bark chips with the exception of a 6- to 12-inch area around the base of the root collar, which must be left bare and dry; (Biological Resources, City Arborist) 42. that as required by BAAQMD Regulation 11, Rule 2, the proposed project shall implement preventative measures during demolition and removal of all asbestos containing materials (ACMs) to prevent emissions of asbestos into the air. The proposed project shall also remove and dispose of all asbestos and PCB -containing materials according to Toxic Substances Control Act (TSCA) regulations and comply with the Cal/OSHA guidelines for worker safety during removal; (Hazards and Hazardous Materials, Building Division) 43. that the project applicant shall abide by its declared building height as specified in the FAA determination for the proposed project. The project applicant shall also ensure that construction equipment for the proposed project (e.g. cranes) shall not exceed the maximum height restriction specified in the San Francisco Airport Land Use Plan for the project site; (Hazards and Hazardous Materials; Planning Department) 44. that if markings or lighting are to be included in the proposed project, the project applicant shall ensure that they are installed and maintained according to FAA guidelines; (Hazards and Hazardous Materials; Planning Department) 45. that the applicant shall incorporate the following practices into the construction documents to be implemented by the project contractor. These control measures, such as installation of noise control devices (e.g. mufflers), selection of quieter machinery, and other noise control measures (e.g. surrounding stationary equipment with noise barriers), all of which would not require major equipment redesign. a. Maximize the physical separation between noise generators and noise receptors. Such separation includes, but is not limited to, the following measures: • Use heavy-duty mufflers for stationary equipment and barriers around particularly noisy areas of the site or around the entire site; • Use shields, impervious fences, or other physical sound barriers to inhibit transmission of noise to sensitive receptors; • Locate stationary equipment to minimize noise impacts on the community; and • Minimize backing movements of equipment. b. Use quiet construction equipment whenever possible. C. Impact equipment (e.g., jack hammers and pavement breakers) shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically -powered tools. Compressed air exhaust silencers shall be used on other equipment. Other quieter procedures, such as drilling rather than using impact equipment, shall be used whenever feasible. d. Prohibit unnecessary idling of internal combustion engines. e. Select routes for movement of construction -related vehicles and equipment in conjunction with the Burlingame Planning Department so that noise -sensitive areas, including residences and schools, are avoided as much as possible. f. The project applicant shall designate a "disturbance coordinator" for construction activities. The coordinator would be responsible for responding to any local complaints regarding 18 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 construction noise and vibration. The coordinator would determine the cause of the noise or vibration complaint and would implement reasonable measures to correct the problem. g. The construction contractor shall send advance notice to neighborhood residents within 50 feet of the project site regarding the construction schedule and including the telephone number for the disturbance coordinator at the construction site; (Noise; Planning, Public Works) 46. that the project applicant shall incorporate the following practice into the construction documents to be implemented by the project contractor. The project applicant shall require that loaded trucks and other vibration -generating equipment avoid areas of the project site that are located near existing residential uses to the maximum extent compatible with project construction goals; (Noise, Building Division) 47. that the project applicant shall include in the final project design noise insulation features that would effectively maintain interior noise levels of 45 dBA or less; (Noise; Planning and Building) 48. that the existing sanitary sewer on site shall be examined by the City after project construction to evaluate the pipe's condition. If the City Engineer determines that the pipe is substandard or if the pipe has been damaged by project construction, the pipe shall be replaced or repaired by the project applicant to the City Engineer's satisfaction; (Utilities and Service Systems; Public Works Department) 49. that if the project applicant does not provide a 12-foot wide driveway, the project applicant shall be required to purchase maintenance equipment for the City that can access the on -site sewer easement through the proposed 9.5-foot-wide driveway; (Utilities and Sewer Systems; Public Works Department) 50. that per the City's Construction and Demolition Waste Recycling Requirement, the project applicant shall submit a waste reduction plan that demonstrates that at least 50 percent of the construction and demolition waste can be recycled; (Utilities and Service Systems; Building Division) 51. that the project applicant shall design and locate all exterior lighting so that the cone of light and/or glare from the lighting elements is kept entirely on the project site on or below the top of any fence, hedge, or wall at the site's property line, as required by the Burlingame Municipal Code Section 18.16.030 (pertaining to light spillage off site in commercial or residential areas). All wall mounted up -lighting shall be excluded from the proposed project. All project lighting shall comply with requirements of the California Energy Commission and the Illuminating Engineering Society of North America for illumination levels; and (Aesthetics; Planning and Building) 52. that the following provisions shall be incorporated into the grading and construction contracts to address the potential to encounter currently unknown cultural resources: a. Prior to the initiation of construction or ground -disturbing activities, all construction personnel shall receive environmental training that will include discussion of the possibility of buried cultural and paleontological resources, including training to recognize such possible buried cultural resources, as well as the procedure to follow if such cultural resources are encountered. b. Retain Project Archaeologist. Since the project area contains a portion of one recorded Native American archeological resource, and other previously unknown prehistoric or 19 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 historic cultural deposits may be encountered elsewhere in the project site during excavations, the City shall retain the services of a qualified archaeological consultant meeting federal criteria under 36 CFR 61, and who has expertise in California prehistory and urban historical archaeology. C. If potential historical or unique archaeological resources are discovered during construction, all work in the immediate vicinity shall be suspended and alteration of the materials and their context shall be avoided pending site investigation by a qualified archaeological or cultural resources consultant retained by the project applicant. The immediate vicinity wherein work shall be suspended shall be approximately 50 feet from the discovery or within an appropriate distance to be determined by the archaeologist or cultural resources consultant. Construction work shall not commence again until the archaeological or cultural resources consultant has been given an opportunity to examine the findings, assess their significance, and offer proposals for any additional exploratory measures deemed necessary for the further evaluation of and/or mitigation of adverse impacts to any potential historical resources or unique archaeological resources that have been encountered. d. If the find is determined to be an historical or unique archaeological resource, and if avoidance of the resource would not be feasible, the archaeological or cultural resources consultant shall prepare a plan for the methodical excavation of those portions of the site that would be adversely affected. The plan shall be designed to result in the extraction of sufficient volumes of non -redundant archaeological data to address important regional research considerations. The work shall be performed by the archaeological or cultural resources consultant, and shall result in detailed technical reports. Such reports shall be submitted to the California Historical Resources Regional Information Center. Construction in the vicinity of the find shall be accomplished in accordance with current professional standards and shall not recommence until this work is completed. e. The project applicant shall assure that project personnel are informed that collecting significant historical or unique archaeological resources discovered during development of the project is prohibited by law. Prehistoric or Native American resources can include chert or obsidian flakes, projectile points, mortars, and pestles; and dark friable soil containing shell and bone dietary debris, heat -affected rock, or human burials. Historic resources can include nails, bottles, or other items often found in refuse deposits. If human remains are discovered, there shall be no further excavation or disturbance of the discovery site or any nearby area reasonably suspected to overlie adjacent human remains until the project applicant has complied with the provisions of State CEQA Guidelines Section 15064.5(e). In general, these provisions require that the County Coroner shall be notified immediately. If the remains are found to be Native American, the County Coroner shall notify the Native American Heritage Commission within 24 hours. The most likely descendant of the deceased Native American shall be notified by the Commission and given the chance to make recommendations for the remains. If the Commission is unable to identify the most likely descendent, or if no recommendations are made within 24 hours, remains may be re -interred with appropriate dignity elsewhere on the property in a location not subject to further subsurface disturbance. If recommendations are made and not accepted, the Native American Heritage Commission will mediate the problem. (Cultural Resources; Planning) The motion was seconded by Commissioner Yie. Discussion of motion: 20 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 Called out condition 11 regarding the Inclusionary Housing unit, and reminded the applicant to pay close attention to it. Chair Cauchi called for a voice vote on the motion to approve. The motion passed 7-0. Appeal procedures were advised. This item concluded at 9:50 p.m. 8. 1226 EL CAMINO REAL, ZONED R-3 —APPLICATION FOR MITIGATED NEGATIVE DECLARATION, CONDOMINIUM PERMIT, PARKING VARIANCE, TENTATIVE CONDOMINIUM MAP AND TENTATIVE AND FINAL PARCEL MAP FOR LOT COMBINATION FOR A NEW, FOUR-STORY 9-UNIT RESIDENTIAL CONDOMINIUM PROJECT AT 1226 EL CAMINO REAL ZONED R-3. (1226 EL CAMINO LLC, APPLICANT AND PROPERTY OWNER; AND KIRK MILLER AFFILIATES, ARCHITECT) PROJECT PLANNER: RUBEN HURIN (CONTINUED FROM APRIL 14, 2008 PLANNING COMMISSION MEETING) Reference staff report dated May 12, 2008, with attachments. Community Development Director Meeker presented the report, reviewed criteria and staff comments. Forty-eight (48) conditions were suggested for consideration. Chair Cauchi opened the public hearing. Commission comments: None Kirk Miller, 442 Post Street, San Francisco; represented the applicant. The theme of the building is similar to the Burlingame Library; windows are recessed with shadow lines. Major remaining issue is the front fagade. Described two alternatives for fapade treatment. Additional Commission comments: ■ The drawings are so flat that you don't have a sense for the materials. ■ Concerned that the base will be lost by the decline in the grade of the lot; may not be appreciated. ■ Prefer the arched entry. ■ Referenced 1512 Floribunda Avenue as a successful use of Spanish/Mediterranean architecture. ■ Clarify that windows will be aluminum clad wood windows. ■ Specify 4-inch recess depth for windows (from face of wall to glazing). ■ Specify the stucco texture; prefer a "Santa Barbara" style finish as opposed to sand finish. ■ The design of the balcony element over the entry is awkward; since it is not useable, eliminate it and create a combination of the two proposed elevations; use larger corbels under the balconies and pair the small corbels under the bay windows. ■ Clarify finish and ensure that a different finish (e.g. limestone) is used for the "belly band" around the building, don't want to see foam trim covered in stucco. ■ Call out materials on all elevations. ■ Specify whether wood posts used on elements of the design are to be paint grade or stain grade and if they will be stained, would prefer a dark stain finish. Public comments: None 21 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 There were no further comments and the public hearing was closed. Commissioner Terrones moved to continue the matter with direction to the applicant to address the items raised during the Commission's discussion; the item may be placed on the Consent Calendar when ready for review. The motion was seconded by Commissioner Vistica. Chair Cauchi called for a voice vote on the motion to continue. The motion passed 7-0. This item concluded at 10:15 p.m. IX. DESIGN REVIEW STUDY ITEMS 9. 2700 SUMMIT DRIVE, ZONED R-1 - APPLICATION FOR DESIGN REVIEW, HILLSIDE AREA CONSTRUCTION PERMIT AND FRONT SETBACK VARIANCE FOR A FIRST AND SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING (ORA HATHEWAY, APPLICANT AND DESIGNER; AND ADIB AND SYLVIA KHOURI, PROPERTY OWNERS) PROJECT PLANNER: RUBEN HURIN This item was withdrawn from the agenda by the applicant. X. COMMISSIONERS' REPORTS There were no Commissioner's Reports. XI. DIRECTOR'S REPORT Commission Communications: Community Development Director Meeker reminded Commissioners of the upcoming Joint City Council/Planning Commission meeting scheduled for Saturday, May 17, 2008 from 9 a.m. to Noon in the Training Room of the Public Works Corporation Yard, 1361 North Carolan Avenue. Actions from Regular City Council meeting of May 5, 2008: Community Development Director Meeker noted that the City Council considered the appeal of Mimi Sien related to amendments to a Design Review Permit for 3066 Hillside Drive. The Council granted the appeal, but directed the applicant to remove paving from the west side of the garage and to install landscaping, consistent with the original approved plans, subject to review and approval by the Community Development Director. FYI: 1221 Cabrillo Avenue: requested changes to a previously approved design review project: Schedule for Regular Action Calendar as a Design Review amendment. FYI: Peninsula Hospital Complaint Log — April, 2008: Accepted XII. ADJOURNMENT 22 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 12, 2008 Chair Cauchi adjourned the meeting at 10:25 p.m. Respectfully submitted, Stanley Vistica, Secretary 23