HomeMy WebLinkAbout12.10.07 PC minutes APPROVED
CITY OF BURLINGAME PLANNING COMMISSION
APPROVED MINUTES
City Council Chambers
501 Primrose Road - Burlingame, California
December 10, 2007 - 7:00 p.m.
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I. CALL TO ORDER
Vice-Chair Cauchi called the December 10, 2007, regular meeting of the Planning Commission to order at
7:02 p.m.
II. ROLL CALL
Present: Commissioners Auran, Brownrigg, Cauchi, Terrones and Vistica
Absent: Commissioner Osterling
Staff Present: Community Development Director, William Meeker; Zoning Technician, Lisa Whitman and
City Attorney, Larry Anderson
III. REPLACEMENT OF CHAIR, VICE-CHAIR AND SECRETARY
Pursuant to the Planning Commission’s adopted procedures related to the rotation of officers, the
following is now the roster of Commission Officers:
David Cauchi, Chairperson
Richard Terrones, Vice-Chairperson
Stanley Vistica, Secretary
IV. MINUTES
Commissioner Auran moved, seconded by Commissioner Brownrigg to approve the minutes of the
November 26, 2007 regular meeting of the Planning Commission, with the following change:
Page 1, Roll Call; delete “Terrones” from the list of Commissioners present.
Motion passed 5-0-1 (Commissioner Osterling absent).
V. APPROVAL OF AGENDA
There were no changes to the agenda.
VI. FROM THE FLOOR
Pat Giorni, 1445 Balboa Avenue; suggested that the Neighborhood Consistency Subcommittee may
wish to recommend a policy to address instances where new homeowners have purchased homes that
are already built to the maximum FAR, likely without knowing the limitations they will have in proposing
future additions/modifications.
Commissioner Brownrigg noted that the Commission may see people coming forward in the future to add to
maximum FAR homes, the limitations on these properties should be discussed with potential property
owners in advance.
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VI. STUDY ITEMS
1. 1100 OXFORD ROAD, ZONED R-1 – APPLICATION FOR FENCE EXCEPTION FOR A NEW 8'-0" HIGH
FENCE WITHIN THE FRONT SETBACK (MICHAEL ZAWADSKY, APPLICANT AND PROPERTY
OWNER) PROJECT PLANNER: ERICA STROHMEIER
Zoning Technician Whitman presented a summary of the staff report, dated December 10, 2007.
Commission comments:
Confirm the height of the fence on California Drive; is it actually 8-feet tall, the fence appears to step
up in height as you move back from California Drive, it may be of a lower height at California Drive.
In the applicant’s letter to the Planning Division, there was a statement attributed to the neighbor
that the fence should not be more than 5-feet in height; verify this statement.
Clarify which fences on the property have been replaced.
This item was set for the regular Action Calendar when all the information has been submitted and
reviewed by the Planning Department. This item concluded at 7:12 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. There were no requests.
2a. ADOPT PLANNING COMMISSION CALENDAR FOR 2008 - SENIOR PLANNER: MAUREEN
BROOKS
2b. 1705 EASTON DRIVE, ZONED R-1 – APPLICATION FOR DESIGN REVIEW FOR A FIRST AND
SECOND STORY ADDITION (DEBRA COX, BLUELINES DESIGN, APPLICANT AND DESIGNER;
LANDRY SUEN TRUST, PROPERTY OWNER) (55 NOTICED) PROJECT PLANNER: RUBEN
HURIN
2c. 1718 ADELINE DRIVE, ZONED R-1 – APPLICATION FOR DESIGN REVIEW, REAR AND SIDE
SETBACK VARIANCES, AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A
FIRST AND SECOND STORY ADDITION (JOHN SCHMID, APPLICANT AND ARCHITECT; AND
JOHN SCHMID AND SUZANNE MALIK, PROPERTY OWNERS) (55 NOTICED) PROJECT
PLANNER: LISA WHITMAN
Commissioner Auran moved approval 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 resolution. The motion was seconded by Commissioner Vistica. Chair Cauchi called for a
voice vote on the motion and it passed 4 -0-1-1 (Commissioner Osterling absent, Commissioner Brownrigg
abstained on Item 2c, Commissioner Terrones abstained on Item 2b). Appeal procedures were advised.
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VIII. REGULAR ACTION ITEMS
3. 709 HOWARD AVENUE, ZONED R-1 – APPLICATION FOR DESIGN REVIEW AND CONDITIONAL USE
PERMIT FOR ACCESSORY STRUCTURE WINDOW WITHIN TEN FEET OF PROPERTY LINE FOR A
FIRST AND SECOND STORY ADDITION AND DETACHED GARAGE (TERRY MARTIN, AIA,
APPLICANT AND ARCHITECT; AND BRAD KLAAS, PROPERTY OWNER) PROJECT PLANNER: ERICA
STROHMEIER
Reference staff report dated December 10, 2007, with attachments. Community Development Director
Meeker presented the report, reviewed criteria and staff comments. Eleven (11) conditions were suggested
for consideration.
Chair Cauchi opened the public hearing.
Terry Martin, 45 East Main Street, Los Gatos; represented the applicant.
Commission comments:
Generally a fine project.
Requested clarification on the types of windows to be installed (applicant responded that they will
be wood windows with a vinyl clad exterior with simulated true divided lights). Clarify Condition 1 to
reflect intended window type.
The size of the second-floor balcony on the rear is too deep and may impact neighbor’s privacy;
reduce depth by 2-feet; maintain curvature.
Asked about lack of mullions on second floor windows (applicant noted that this was a conscious
choice based upon the required window type to meet egress requirements).
Public comments:
There were no further comments and the public hearing was closed.
Commissioner Vistica moved to approve the application, by resolution, with the following amended
conditions:
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped November 20, 2007, sheets A-1.1 through A-8 and Landscape Plan; that any changes to
building materials, exterior finishes, footprint or floor area of the building shall require an
amendment to this permit; and that all windows shall be wood interior with vinyl clad exterior; and
that those shown as divided light windows on the plans will be simulated true divided light windows
with three dimensional wood mullions;
2. that the depth of the second floor deck on the rear of the residence shall be reduced to a maximum
of 5-feet at its deepest point;
3. that the conditions of the Chief Building Official's and the Fire Marshall’s April 13, 2007 memos, and
the City Engineer's and NPDES Coordinator's April 16, 2007 memos shall be met;
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;
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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;
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 the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2001 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
10. 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;
11. 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
12. 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 Brownrigg.
Chair Cauchi called for a voice vote on the motion to approve. The motion passed 5-0-1(Commissioner
Osterling absent). Appeal procedures were advised. This item concluded at 7:30 p.m.
4. 2000 RAY DRIVE, ZONED R-1 – APPLICATION FOR DESIGN REVIEW AND LOT COVERAGE
VARIANCE FOR A FIRST AND SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING (DII
LEWIS, AZUL WORKS, APPLICANT AND DESIGNER; AND CATHERINE WONG, PROPERTY OWNER)
PROJECT PLANNER: ERICA STROHMEIER
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Reference staff report dated December 10, 2007, with attachments. Community Development Director
Meeker presented the report, reviewed criteria and staff comments. Eleven (11) conditions were suggested
for consideration.
Chair Cauchi opened the public hearing.
Dii Lewis, 205 13th Street, San Francisco; represented the applicant.
Commission comments:
Complimented the design.
Replaced existing board and batten siding with new board and batten siding, with the pattern shown
on the project plans (roughly 12-inch spacing between the battens).
Install a better garage door with more interesting glasswork.
Improve the scale of the supports for the porch to make them more substantial and elegant.
New attic vents should match the existing wood attic vents.
Public comments:
There were no further comments and the public hearing was closed.
Commissioner Terrones moved to approve the application, by resolution, with the following amended
conditions:
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped November 21, 2007, sheets A-1.01 through A-5.5, and that any changes to building
materials, exterior finishes, footprint or floor area of the building shall require an amendment to this
permit;
2. new board and batten siding shall be installed with battens spaced at 12-inches on center;
3. new attic vents shall match the existing wood attic vents;
4. add cladding to the porch columns to make them at least 6-inches square, the final design of the
columns shall be taken back to the Planning Commission as an FYI;
5. install a garage door with more detailing; the final design shall be taken back to the Planning
Commission as an FYI;
6. that the conditions of the City Engineer's, Chief Building Official's, Fire Marshal's and the NPDES
Coordinator's January 8, 2007, memos shall be met;
7. 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;
8. 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;
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9. 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;
10. 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;
11. 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;
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;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION
13. 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;
14. 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
15. 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 Vistica.
Chair Cauchi called for a voice vote on the motion to approve. The motion passed 5-0-1(Commissioner
Osterling absent). Appeal procedures were advised. This item concluded at 7:41 p.m.
5. 801 CROSSWAY ROAD, ZONED R-1 – APPLICATION FOR SPECIAL PERMIT FOR NEW DETACHED
GARAGE LONGER THEN 28 FEET (JERRY DEAL, JD & ASSOCIATES, APPLICANT AND DESIGNER;
AND VICKY COLLINS, PROPERTY OWNER) PROJECT PLANNER: LISA WHITMAN
Reference staff report dated December 10, 2007, with attachments. Zoning Technician Whitman presented
the report, reviewed criteria and staff comments. Six (6) conditions were suggested for consideration.
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Chair Cauchi opened the public hearing.
Commission comments:
Asked about the Code Enforcement history on the property (Community Development Director
Meeker indicated that there is no recent history, and past complaints have been resolved).
Asked if a demolition permit was issued prior to demolition of the existing garage (Zoning
Technician Whitman noted that a permit was not obtained, but that the applicant is currently
seeking such a permit).
Asked if a limousine owned by the applicant could be parked on the premises (yes).
Michael Kindle, JD & Associates, 875 Mahler Road; represented the applicant.
Intent of the garage at the proposed length is to make it a two-car tandem garage.
Additional Commission comments:
Asked about the purpose of the over-length garage (the applicant wishes to be able to park two
vehicles in tandem in the space).
Asked why the style of the garage doesn’t match the residence (additional attic storage is proposed
which affected the roof profile).
Asked if the applicant considered a side-by-side garage elsewhere on the property (the applicant
indicated that the property includes a small rear-yard, which would be adversely impacted by
placing the garage at that location).
Asked if the applicant still runs a limousine service from the property (unknown).
Expressed concern that the garage door would look better if centered on the front of the garage.
Noted that the inward swinging doors are impractical (the applicant noted that the plans include an
error in that the doors in question will swing outward).
Public comments:
Pat Giorni, 1445 Balboa Avenue; asked if the applicant is still running a limousine service from the property
and if they have a current business license. Noted that a demolition permit had not been issued for the
garage; and that the Traffic, Safety and Parking Commission had been made aware of the activities on the
property previously.
There were no further comments and the public hearing was closed.
Further Commission comments:
Asked if the Commission should be concerned about having airport cars on the property (City
Attorney Anderson indicated that this is not an issue if vehicles are registered to the occupant of the
property).
Is there a compelling argument for the requested amount of storage space; do the applicant’s
needs justify the size of the structure?
The Zoning Ordinance doesn’t recognize tandem parking; there are better solutions for the
property.
Noted that it appears that the design is meant to accommodate a limousine.
Some members indicated that they are torn by the request, but can support it.
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The garage door should be centered and the other doors should be shown to open outwards on the
plans.
Chair Cauchi moved to approve the application, by resolution, with the following amended conditions:
1. that the project shall be built as shown on the plans submitted to the Planning Department and date
stamped October 17, 2007 (Sheets 2 and 3), and date stamped November 20, 2007 (Sheet 1), and
shall not exceed an overall height of 14'-7" measured from adjacent grade to the roof ridge, and a
maximum plate height of 8'-7" measured from adjacent grade to top of plate;
2. that the garage door shall be centered within the front elevation of the garage, and the doors shall
be shown to open outward;
3. that the conditions of the Chief Building Official's September 14, 2007 memo, the City Engineer’s
September 17, 2007 memo, the Fire Marshal’s September 17, 2007 memo, and the NPDES
Coordinator’s September 19, 2007 memo shall be met;
4. 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;
5. 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;
6. 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; and
7. 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.
The motion was seconded by Commissioner Auran.
Discussion of motion:
Commissioner Brownrigg noted that the garage length facilitates use of the garage to get vehicles
off the street, including a limousine.
Commissioner Brownrigg noted that from the street elevation, key elements of the home design are
echoed.
Commissioner Vistica asked if information is available regarding the length of the limousine that will
likely be brought to the property (City Attorney Anderson noted that the application must be
considered irrespective of the length of the limousine).
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Commissioner Terrones noted that the design could accommodate tandem parking in the future.
Chair Cauchi called for a voice vote on the motion to approve. The motion passed 4-1-1 (Commissioner
Vistica dissenting, Commissioner Osterling absent). Appeal procedures were advised. This item
concluded at 8:07 p.m.
6. 210 BAYSWATER AVENUE, ZONED R-1 – APPLICATION FOR DESIGN REVIEW AND VARIANCES
FOR LOT COVERAGE AND FRONT SETBACK FOR A FIRST FLOOR ADDITION TO A SINGLE FAMILY
DWELLING CONSIDERED TO BE SUBSTANTIAL CONSTRUCTION (JACK CHU, APPLICANT AND
DESIGNER; AND ED AND SUSAN DAHI, PROPERTY OWNERS) PROJECT PLANNER: LISA WHITMAN
Reference staff report dated December 10, 2007, with attachments. Zoning Technician Whitman presented
the report, reviewed criteria and staff comments. Eleven (11) conditions were suggested for consideration.
Chair Cauchi opened the public hearing.
Jack Chu, 55 West 43rd Avenue, San Mateo, and Ed Dahi, 210 Bayswater Avenue; represented the
applicant.
Commission comments:
Thanked the applicant for adding the porch on the front elevation.
Noted that the stone veneer should wrap around the porch.
Public comments:
There were no further comments and the public hearing was closed.
Commissioner Brownrigg moved to approve the application, by resolution, with the following amended
conditions:
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped November 26, 2007, sheets A.0 through A.6, 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 stone veneer shall wrap around the porch, including the area beneath the right front
window;
3. that the conditions of the Chief Building Official's September 7, 2007 memo, the City Engineer's
September 10, 2007 memo, the Fire Marshal's September 10, 2007 memo, and the NPDES
Coordinator's September 10, 2007 memo shall be met;
4. that if the structure is demolished or the envelope changed at a later date the lot coverage and front
setback Variances, as well as any other exceptions to the code granted here, will become void;
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 any changes to the size or envelope of the basement, first or second floors, or garage, which
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December 10, 2007
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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;
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;
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 the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2001 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
10. 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;
11. 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
12. 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 Auran.
Chair Cauchi called for a voice vote on the motion to approve. The motion passed 5-0-1 (Commissioner
Osterling absent). Appeal procedures were advised. This item concluded at 8:13 p.m.
IX. DESIGN REVIEW STUDY ITEMS
7. 827 CROSSWAY ROAD, ZONED R-1 – APPLICATION FOR DESIGN REVIEW FOR A FIRST AND
SECOND STORY ADDITION (CHRISTIAN DAUER, APPLICANT AND ARCHITECT; AND MIKE CARUSO,
PROPERTY OWNER) PROJECT PLANNER: LISA WHITMAN
Reference staff report dated December 10, 2007, with attachments. Zoning Technician Whitman briefly
presented the project description. There were no questions of staff.
Chair Cauchi opened the public comment period.
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Christian Dauer, 1 Arkansas Street, San Francisco, and Mike Caruso, 827 Crossway Road; represented
the applicant.
Commission comments:
The project is off to a good start; however concerned about some lack of detail in the addition; the
front of the home is rich with detail; would like this carried through to the second story that is being
added; general massing is acceptable, but lacking some detailing.
Carry-over shutters to the second-story.
Include detail on the blank gable on the addition.
The design results in a home that approaches the maximum FAR; be cognizant of limitations on
future additions.
What type of windows are proposed (the applicant noted that the windows will be custom wood
units, fabricated by a local fabricator; all will match the existing windows, but will be double-glazed).
The clay gable vents add interest; carry them through to the addition.
Public comments:
Joel Mittler, 830 Acacia; expressed concern regarding drainage from the property and asked if the
mass of the second-story can be reduced (it was noted that the drainage will be reviewed with the
review of the addition; the applicant may wish to re-consider the shed on the property).
There were no other comments from the floor and the public hearing was closed.
Commissioner Brownrigg made a motion to place the item on the Consent Calendar when complete.
This motion was seconded by Commissioner Auran.
Discussion of motion:
Commissioner Vistica indicated that he is comfortable with placing the item on the Consent
Calendar, as long as the additional detailing is shown on the plans.
Chair Cauchi 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 5-0-1 (Commissioner Osterling absent). The
Planning Commission's action is advisory and not appealable. This item concluded at 8:32 p.m.
8. 755 CALIFORNIA DRIVE, ZONED C-2 – SECOND ENVIRONMENTAL SCOPING FOR AN APPLICATION
FOR ENVIRONMENTAL REVIEW, DESIGN REVIEW, CONDITIONAL USE PERMITS FOR USE AND
FOR BUILDING HEIGHT, VARIANCES FOR LOT COVERAGE, FRONT AND SIDE SETBACKS AND
FRONT SETBACK LANDSCAPING FOR NEW, FOUR-STORY, 63-UNIT GROUP RESIDENTIAL
FACILITY FOR THE ELDERLY (DALE MEYER ASSOCIATES, APPLICANT AND ARCHITECT; AND THE
YERBY COMPANY, PROPERTY OWNER) PROJECT PLANNER: RUBEN HURIN
Reference staff report dated December 10, 2007, with attachments. Community Development Director
Meeker briefly presented the project description. There were no questions of staff.
Chair Cauchi opened the public comment period.
Dale Meyer, 851 Burlway Road, and Mark Cimino, Cimino Care, 7501 Sunrise Boulevard, Citrus Heights;
represented the applicant.
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Described changes to proposal.
Explained why the use was proposed for this site.
Noted having two meetings with neighbor groups; including a total of 45 people attending the
meetings.
Concerns expressed by neighbors include: traffic and parking, sewer and stormwater, noise, open
space; and neighborhood privacy.
The goal of Cimino Care has always been to increase accessibility to senior housing; they wish to
provide more options in Burlingame.
Why 4-stories; the cost to go above 2-stories makes it harder to provide a reasonable price for
seniors; above a certain height can’t use stick-built construction techniques, must use steel and/or
concrete construction.
There is a pent-up demand for senior housing in Burlingame; the project would provide a means for
current residents to remain in Burlingame.
Commission comments:
If height needed to create business viability; what will be Cimino’s relationship with Yerby?
The applicant is arguing a “social good”; asked about pricing for the facility; could they stipulate that
prices would be kept 20-30% lower than comparable facilities?
Having an area to walk around is essential; the amount of building on this lot seems uncaring to the
residents of the property (California Drive not a pedestrian-friendly place).
Asked about the number of visitors per day (the applicant noted that they expect a visitor every 1 ½
hours.
Asked if occupants allowed to have vehicles (applicant noted that a limited number of residents
have vehicles, from past experience).
Asked about accommodations for memory-impaired residents (applicant responded that the 2nd and
3rd floors of the facility would house such residents).
Asked how many employees of the facility would use public transit?
Asked if 63 units were required to make the project feasible?
Public comments:
The following residents spoke regarding the proposal: Betsy McGinn, 1112 Palm Drive; Brian McGinn,
1112 Palm Drive; Tim Behrens, 1133 Palm Drive; Katie Treu, 745 Neuchatel Avenue; Helen Stevens, 1128
Palm Drive; Tom Paine, 728 Concord Way; Susan Castner-Paine, 728 Concord Way; Bob Frudenberg,
1104 Palm Drive; Kent Lauder, 449 Bloomfield Road; Bill Farac, 732 Neuchatel Avenue; Tiffany
Chesnosky, 716 Neuchatel Avenue; Toni Montgomery, 741 California Drive; Gay O’Brien, 737 Neuchatel
Avenue; Carla Blackmon; 910-B Chula Vista Avenue; Jennifer Pfaff, 615 Bayswater Avenue; Greg
Scopazzi, 817 Edgehill Drive; Kimberly Hill, 776 Willborough Road; Hoa Li, 780 Willborough Place; Lorine
Gandolfi, 825 Edgehill Drive; Stephen Rosenholtz, 712 Crossway Road; Nancy Meyers, 1117 Edgehill
Drive; Peter Gum, 770 Willborough Road; Pat Giorni, 1445 Balboa Avenue; Shirley Fong, 769 Willborough
Road; and Russ Cohen, 605 Lexington Way.
Concerns expressed included:
Residents are not opposed to senior housing and are not anti-development, but the developer also
needs to respect the rights of the nearby property owners.
The project is not allowed by the City of Burlingame General Plan.
The use is only allowed as a conditional use; not permitted by right.
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The statement in the staff report that a General Plan amendment will be processed concurrently
with the project is prejudicial to the project, and could be considered to be “spot zoning”.
The audience was asked for a show of hands of people opposed to the project (approximately 75
people were present, most raised their hands).
The adjacent neighborhood (to the west) is unique, and the project has the ability to adversely
impact the neighborhood.
The City’s Commercial Design Guidelines are not met by the project; the project is out of character
with the neighborhood and does not respect the mass and scale of surrounding development; a
streetscape massing illustration was presented comparing the scale of the proposed project to
existing development.
Asked that all comments raised by residents, including comments raised in the 40+ letters
submitted by residents, be forwarded to the environmental review consultant.
The developer has the right to develop within existing guidelines; but is only interested in the bottom
line; needs to be a good neighbor.
The project would be a good contribution to north Burlingame.
The City needs to adopt a specific plan to guide future development along California Drive.
The adjacent neighborhood (Neuchatel/Willborough area) should be a landmark district due to its
unique character.
A smaller, two-story development would be fine on the property.
The building will block sunlight onto adjacent properties and will obstruct views to the sky and of the
Eucalyptus trees on California Drive in some areas.
Delivery trucks and other vehicles will add noise to the area.
Development of the site will impact the adjacent dry-cleaner use.
Parking is a premium in the area; the project will adversely impact parking.
Emergency vehicles create a lot of noise on California Drive.
The General Plan designates the area for retail and service uses; the use is inconsistent with those
uses.
Story poles should be erected to show the impact of the scale of the project.
Expressed support of the proposed operator of the facility; but the project is too large for the area.
Are there mechanical items on the roof that will exceed the proposed 51-foot height of the project?
If the use is discontinued, how could the building be used in the future for other uses?
Asked who will bear the cost of the environmental analysis (Community Development Director
Meeker noted the applicant would bear the cost of the analysis, but that the contract and consultant
would be managed by the City.
Additional applicant comments:
Dale Meyer (project architect) provided the following additional comments:
There is a normal bedtime for residents of such facilities; noise after 8pm would be minimal.
Security system would be in place to control residents’ activities.
Residents do not leave the facility unless accompanied.
Noted the heights of other buildings greater than two-stories in height in the area.
Indicated that there should be no shade and shadow impacts, but that a shadow study would be
conducted.
The proposed rear deck would be screened to provide privacy. It would also be a safety measure
for the residents.
Trees are to be planted along the rear property line to provide privacy.
Believes that the environmental analysis will address most of the concerns expressed by area
residents.
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Additional Commission comments:
Expressed concern regarding the mass and bulk of the building; the nearby fire station is a good
reference for mass and bulk.
Noted that prior discussions with the project architect and developer were intended to provide
details of the project and should not be viewed as predisposing the Commission to a particular
position related to the project.
Compelled by the need for compassionate senior care in community; believe that California Drive
will go through an evolution as the community moves into the future; the project is a pioneer project
in this evolution; it would be unfortunate if this project were to taint the community towards that
evolution.
The project should be sensitive to the community and existing conditions and history of the area.
Compelled by the need for specific plan for California Drive; the community should at least have a
good consensus of understanding about how the area will evolve.
Asked that staff to investigate the “future proofing” of the building if the proposed use doesn’t pan
out, giving limited parking.
Cimino Care operates with a simple business model; which may be perverted by an expensive
model in this case.
Have met with other cleaners in the vicinity of the Peninsula Hospital construction project, there
have been no dust impacts from the construction project.
Greater densities, such as that proposed, are allowed in north Burlingame; that is perhaps a more
appropriate area for a use of this scale.
Endorsed the suggestion to require story poles; the proposed building is a lot taller than the fire
station.
The visual simulation for the project should take into account vantage points from various points in
the neighborhood, not just along California Drive.
The analysis needs to look at the historic value of neighborhood.
Review environmental impacts of providing an underground garage.
There were no other comments from the floor and the public hearing was closed.
Community Development Director Meeker noted that all comments received during the scoping session,
including all letters received in advance of the meeting, will be forwarded to the environmental consultant
along with a copy of the minutes of the sessions, outlining the Commission’s comments. Once a draft
environmental document is prepared, it will be released for public review and comment prior to
consideration of the project, including the environmental analysis, by the Planning Commission.
This item concluded at 11:00 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 December 3, 2007:
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Noted December 17th hearing regarding the appeal of 3105 Margarita Drive.
Noted that an appeal has been received for the project at 2724 Martinez Drive.
FYI: 624 Trenton Way - requested changes to a previously approved design review project:
Accepted.
FYI: Peninsula Hospital Replacement Project – November, 2007:
Accepted.
FYI: 323 Dwight Way – requested changes to a previously approved design review project:
Accepted.
Planning Commission Representative to the Bicycle/Pedestrian Advisory Committee:
Commissioner Brownrigg noted that his schedule does not permit him to continue to participate as a
member of the Bicycle/Pedestrian Advisory Committee. Commissioner Terrones agreed to assume
this assignment.
XII. ADJOURNMENT
Chair Cauchi adjourned the meeting at 11:10 p.m.
Respectfully submitted,
Stanley Vistica, Secretary