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HomeMy WebLinkAboutAgenda Packet - PC - 2025.01.27Planning Commission City of Burlingame Meeting Agenda BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Council Chambers/Online7:00 PMMonday, January 27, 2025 To Attend the Meeting in Person: Location: Council Chambers, City Hall, 501 Primrose Road, Burlingame, California 94010 To Attend the Meeting via Zoom: Consistent with Government Code Section 54953, this Planning Commission Meeting will be held in person and virtually via Zoom. Please use the following link to attend the hearing virtually using Zoom: Go to www.zoom.us/join Meeting ID: 835 2750 5047 Passcode: 461850 To access the meeting by phone: Dial 1-669-444-9171 Meeting ID: 835 2750 5047 Passcode: 461850 Please note that the public may not make public comments via Zoom during Planning Commission meetings. The public may either attend the meeting in person to comment or send an email to publiccomment@burlingame.org (see below). To Provide Public Comment in Person: Members of the public wishing to speak will be asked to fill out a "Request to Speak" card located on the table by the door and then hand it to staff. The provision of a name, address, or other identifying information is optional. Speakers are limited to three minutes each, however, the Chair may adjust the time limit in light of the number of anticipated speakers. To Provide Public Comment via Email: Members of the public may provide written comments by email to publiccomment@burlingame .org for an agenda item. Emailed comments should include the specific agenda item on which you are commenting, or note that your comment concerns an item that is not on the agenda or is on the Consent Calendar. To ensure the Planning Commission receives your comment, please submit your email no later than 4:00 p.m. on the day of the meeting. Any emails received after 4:00 p.m. will not be sent to the Planning Commission prior to the meeting. 1. CALL TO ORDER 2. ROLL CALL Page 1 City of Burlingame Printed on 1/27/2025 January 27, 2025Planning Commission Meeting Agenda 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION Announcements/consideration and approval of requests by Planning Commissioners to participate remotely pursuant to AB 2449 (Government Code Section 54943(f)). 4. REVIEW OF AGENDA 5. PUBLIC COMMENTS, NON-AGENDA The public is permitted to speak on items that are listed under the Consent Calendar, Commissioner ’s Reports, Director Reports, Requests for Future Agenda Items, new items, or items not on the agenda . Public comments for scheduled agenda items should wait until that item is heard by the Planning Commission. Persons are required to limit their remarks to three (3) minutes unless an extension of time is granted by the Chair. Speakers desiring answers to questions should direct them to the Planning Commission and, if relevant, the Commission may direct them to the appropriate staff member. The Ralph M. Brown Act (the State local agency open meeting law) prohibits the Planning Commission from acting on any matter that is not on the agenda. 6. CONSENT CALENDAR Items on the consent calendar are considered to be routine. They are acted on 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. Approval of January 13, 2025 Planning Commission Meeting Minutesa. Draft January 13, 2025 Planning Commission Meeting MinutesAttachments: Major Design Review and Special Permit at 723 Acacia Drive (Project No. DSR23-0028) Application for Major Design Review and Special Permit for height for a second story addition to an existing single -unit dwelling in the R-1 (Low Density Residential) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Major Design Review and Special Permit as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines. Staff: Catherine Keylon, Senior Planner Applicants and Property Owners: Alex and Andrea Zider Architect: Nyhus Design Group, Eric Nyhus b. Page 2 City of Burlingame Printed on 1/27/2025 January 27, 2025Planning Commission Meeting Agenda 723 Acacia Dr - Staff Report 723 Acacia Dr - Area Map 723 Acacia Dr - Arborist Report 723 Acacia Dr - Resolution 723 Acacia Dr - Proposed Plans Attachments: 7. ACTION ITEMS Conditional Use Permit at 1210 Donnelly Avenue (Project No. CUP24-0003) Application for Conditional Use Permit for a commercial recreation (small scale) use in an existing commercial building in the DAC (Donnelly Avenue Commercial) zoning district. Recommendation: That the Planning Commission, by resolution, approve the Conditional Use Permit as conditioned. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301(a) of the CEQA Guidelines. Staff: Brittany Xiao, Assistant Planner Applicant: Lorene Pescareta Property Owner: Brett Barron (Authorized Agent) a. 1210 Donnelly Ave - Staff Report 1210 Donnelly Ave - Area Map 1210 Donnelly Ave - Resolution 1210 Donnelly Ave - Proposed Plans Attachments: 8. STUDY SESSION Major Design Review, Variances, and Special Permits at 628 Vernon Way (Project No. DSR24-0016) Application for Major Design Review, Variances for front and side setbacks, and Special Permits for plate height for a first and second story addition to an existing single -unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: 'Amelia Kolokihakaufisi, Associate Planner Applicant and Architect: Mike Ma, MArch Design Property Owner: Jason Ni a. Page 3 City of Burlingame Printed on 1/27/2025 January 27, 2025Planning Commission Meeting Agenda 628 Vernon Way - Staff Report 628 Vernon Way - Area Map 628 Vernon Way - Proposed Plans 628 Vernon Way - Renderings 628 Vernon Way - Public Comments Attachments: 9. STAFF/COMMISSION REPORTS - Staff/Commission Communications 10. ADJOURNMENT Notice: Any individuals who require special assistance or a disability -related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact Ruben Hurin, Planning Manager, by 10:00 a.m. on Monday, January 27, 2025 at rhurin@burlingame.org or 650-558-7256. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials related to it, and your ability to comment. Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made available for inspection via www .burlingame.org/planningcommission/agenda or by emailing the Planning Manager at rhurin@burlingame .org. If you are unable to obtain information via the City's website or through email, contact the Planning Manager at 650-558-7256. An action by the Planning Commission is appealable to the City Council within 10 days of the Planning Commission's action on January 27, 2025. If the Planning Commission's action has not been appealed or called up for review by the Council by 5:00 p.m. on February 6, 2025, the action becomes final. In order to be effective, appeals must be in writing to the City Clerk and must be accompanied by an appeal fee of $900.00, which includes noticing costs. Page 4 City of Burlingame Printed on 1/27/2025 BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 City of Burlingame Meeting Minutes Planning Commission 7:00 PM Council Chambers/OnlineMonday, January 13, 2025 1. CALL TO ORDER The meeting was called to order at 7:00 p.m. Staff in attendance: Planning Manager Ruben Hurin, Assistant Planner Fazia Ali, and Acting Assistant City Attorney Christie Crowl. 2. ROLL CALL Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and TsePresent7 - 3. REQUEST FOR AB 2449 REMOTE PARTICIPATION There were no requests. 4. REVIEW OF AGENDA There were no changes to the agenda. 5. PUBLIC COMMENTS, NON-AGENDA There were no public comments on non-agenda items. 6. CONSENT CALENDAR a.Approval of October 15, 2024 Planning Commission Meeting Minutes Draft October 15, 2024 Planning Commission Meeting MinutesAttachments: Commissioner Pfaff made a motion, seconded by Commissioner Schmid, to approve the October 15, 2024 meeting minutes. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - b.Approval of December 9, 2024 Planning Commission Meeting Minutes Draft December 9, 2024 Planning Commission Meeting MinutesAttachments: Commissioner Pfaff made a motion, seconded by Commissioner Schmid, to approve the December 9, 2024 meeting minutes. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - 7. ACTION ITEMS a.Design Review, Variance, and Special Permits at 2319 Easton Drive (Project No. Page 1City of Burlingame January 13, 2025Planning Commission Meeting Minutes DSR24-0019) Application for Design Review, Variances for front setback, and Special Permits for building height and declining height envelope for second and third story additions to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Recommendation: Approve with conditions. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines. Staff: Erika Lewit, Senior Planner Applicant and Designer: Alex Voldarsky Property Owner: Jacob Chudnovsky 2319 Easton Dr - Staff Report 2319 Easton Dr - Attachments 2319 Easton Dr - Proposed Plans 2319 Easton Dr - Previous Plans Attachments: SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: Alex Voldarsky Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Tse, to approve Planning Commission Resolution 2025-01.13-7A, as presented and subject to the conditions. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - b.Hillside Area Construction Permit at 1551 Los Montes Drive (Project No. HACP24-0007) Application for Hillside Area Construction Permit for a new detached pergola at the rear of an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Recommendation: Deny CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines. Staff: 'Amelia Kolokihakaufisi, Associate Planner Page 2City of Burlingame January 13, 2025Planning Commission Meeting Minutes Applicant and Designer: Yaniv Shmelzer, Vision to Completion Property Owners: Shan and Craig Hou 1551 Los Montes Dr - Staff Report 1551 Los Montes Dr - Attachments 1551 Los Montes Dr - Proposed Plans Attachments: SPEAKERS: Staff: Ruben Hurin, Planning Manager Applicant: Kris Salguero Members of Public: Yi Zhou Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: Commissioner Tse noted that she met with the homeowner and got a tour of the backyard. She also noted that she was able to meet the homeowner at 1542 Los Altos Drive and got to see the impact on their view. Commissioner Pfaff noted that she was not able to visit the project site and only reviewed the pictures in the staff report. Commissioner Schmid made a motion, seconded by Commissioner Tse, to continue Project No. HACP24-0007 with the requirement that the applicant come back in two months after (1) working with the neighbor to move over or lower the pergola to not impact the view; (2) erecting story poles; (3) developing a solution with the neighbor; (4) removing the horizontal frames. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - c.Conditional Use Permit at 1241-1251 Whitehorn Way (Project No. CUP24-0004) Application for a Conditional Use Permit for wholesale auto sales in an existing warehouse building in the I-I (Innovation Industrial) zoning district. Recommendation: Approve with conditions. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 of the CEQA Guidelines. Staff: Catherine Keylon, Senior Planner Applicant: Sailesh Mehra c/o Larry Solomon Architect: Michael Nilmeyer, Nilmeyer/Nilmeyer Property Owner: Paul Dumesnil 1241-1251 Whitehorn Way - Staff Report 1241-1251 Whitehorn Way - Attachments 1241-1251 Whitehorn Way - Proposed Plans Attachments: SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: Sailesh Mehrah Members of Public: None Page 3City of Burlingame January 13, 2025Planning Commission Meeting Minutes Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Comaroto, to approve Planning Commission Resolution 2025-01.13-7C with the following added condition: 6. that the Conditional Use Permit shall apply only to wholesale auto sales with a maximum of twelve (12) vehicles per year. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - d.Master Sign Program at 1855-1881 Rollins Road (Project No. MSP24-0002) Application for Master Sign Program for a new projecting sign above the first story on a mixed-use residential building in the RRMU (North Rollins Road Mixed -Use) zoning district. Recommendation: Approve with conditions. CEQA Determination: This project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15311(a) of the CEQA Guidelines. Staff: Erika Lewit, Senior Planner Applicant, Designer and Property Owner: Robert Eaves, The Hanover Company 1855-1881 Rollins Rd - Staff Report 1855-1881 Rollins Rd - Attachments 1855-1881 Rollins Rd - Proposed Plans Attachments: SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: Kyle Staley Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Tse, to approve Planning Commission Resolution 2025-01.13-7D as presented and subject to the conditions. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - 8. STUDY SESSION a.Design Review, Variance, and Special Permit at 1661 Westmoor Road (Project No. DSR24-0017) Page 4City of Burlingame January 13, 2025Planning Commission Meeting Minutes Application for Design Review, Variance for front setback, and Special Permit for plate height for a new, single -unit dwelling and attached garage in the R -1 (Low Density Residential) zoning district. Staff: Fazia Ali, Assistant Planner Applicant and Architect: Wing Lee Property Owner: Jeff Lue 1661 Westmoor Rd - Staff Report 1661 Westmoor Rd - Attachments 1661 Westmoor Rd - Proposed Plans Attachments: SPEAKERS: Staff: Fazia Ali, Assistant Planner Applicant: Wing Lee Members of Public: Jeff Lue and Sydney Lue Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Vice Chair Horan, to place the item on the Action Calendar when plans have been revised as follows: 1. window at the front bedroom in regard to shape and size 2. house lacks detail and charm 3. concerned about siding design and material 4. concerned with lack of roof eaves 5. needs more detail to be consistent with neighborhood 6. concerned with verticality 7. concerned with tall forehead above garage door and front bedroom 8. add design aesthetic to improve curb appeal 9. garage is low and entry door is high, so take a look at that 10. concerned with massing at the front of the house 11. take a look at the roof above the front door 12. front door does not work with the style of house 13. add window openings 14. reduce plate height at the front of the house to 9 feet to comply 15. bring roof above the front bedroom down to align with the roof above front entry 16. add articulation above the garage door 17. consider larger fascia boards 18. look at landscaping at the front of house to reduce verticality 19. include skylights on building elevations 20. include details for windows and window trim 21. add exterior lighting and gutters and exterior details 22. consider a modern stucco finish 23. concerned about bringing siding down to the ground level The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - Page 5City of Burlingame January 13, 2025Planning Commission Meeting Minutes b.Design Review and Special Permit at 723 Acacia Drive (Project No. DSR23-0028) Application for Design Review and Special Permit for height for a second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Staff: Catherine Keylon, Senior Planner Applicants and Property Owners: Alex and Andrea Zider Architect: Nyhus Design Group, Eric Nyhus 723 Acacia Dr - Staff Report 723 Acacia Dr - Attachments 723 Acacia Dr - Proposed Plans Attachments: SPEAKERS: Staff: Fazia Ali, Assistant Planner Architect: Eric Nyhus Members of Public: None Emails: None Documents: PowerPoint by Staff Ex-Parte Communication: None Commissioner Schmid made a motion, seconded by Commissioner Tse, to place the item on the Consent Calendar. The motion carried by the following vote: Aye:Comaroto, Horan, Lowenthal, Pfaff, Schmid, Shores, and Tse7 - 9. STAFF/COMMISSION REPORTS Planning Manager Hurin noted that at their meeting on December 16, 2024, the City Council adopted the ADU Ordinance Update and Tree Ordinance Update. 10. ADJOURNMENT The meeting was adjourned at 9:11 p.m. Page 6City of Burlingame CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 6b Hearing Date: January 27, 2025 Project No. DSR23-0028 Applicants and Property Owners Alex and Andrea Zider Architect Nyhus Design Group, Eric Nyhus Staff Catherine Keylon, Senior Planner Location 723 Acacia Drive APN: 029-043-150 General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) PROJECT DESCRIPTION Review of an application for Major Design Review and Special Permit for height for a second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve Major Design Review and Special Permit as conditioned. BACKGROUND The subject property is an interior, upsloping lot with an existing single-unit dwelling and a detached garage. The applicant is proposing to expand the existing second floor and remove a storage room at the rear of the detached garage. The proposed floor area is 3,475 SF (0.52 FAR) where 3,611 SF (0.54 FAR) is the maximum allowed (includes covered porch and basement exemptions). There are a total of four bedrooms in the existing house. With this application, the number of bedrooms would increase from four to six; the study room on the ground floor meets the code definition of a bedroom. Three parking spaces, two of which must be covered, are required for a six- bedroom house. The existing detached garage measures 17’-8” wide x 22’-8” deep (clear interior dimensions) and falls short of the required 18’-0” width that is allowed for a two-car garage. Since the existing garage only has an interior width of 17’-8”, it only counts as one covered parking space. Staff would note that the driveway is approximately 90 feet in length and can provide uncovered parking for up to five vehicles. The applicant is applying AB 2097, which prevents jurisdictions from enforcing a minimum parking requirement for development on any property that is within one -half mile of a major public transit stop, including bus stops along the El Camino Real Corridor. Since the project site is located within one -half mile of a bus stop along El Camino Real, a Parking Variance for a second covered parking space is not required under AB 2097. A Special Permit is requested for the overall building height (Special Permit required for building height between 30 and 36 feet). With the proposed second floor addition the proposed height (measured from average top of curb elevation) would be 32’-1”, where the maximum height allowed without a Special Permit is 30’-0”. Staff would note that the existing finished floor is located 7’-11” above average top of curb. PC/01/27 /2025 Project No. DSR23-00 28 723 Acacia Drive Page 2 The project site contains two existing trees which will remain. Mayne Tree Expert Company, Inc. prepared an arborist report, dated September 24, 2024, for the project and is included as an attachment for reference. Based on the proposed floor area, a minimum of three landscape trees are required on-site. Two existing landscape trees on-site count towards this requirement. The third required tree is unable to be planted due to the location of on-site underground utilities. The Parks Department has approved payment of an in-lieu fee of $1,500 to meet th is requirement. There are two Sycamore Maple street trees located in the front planter strip which will remain. The applicant is requesting the following applications: • Major Design Review for a second story addition to an existing single -unit dwelling (C.S. 25.68.020 (C)(1)(b)); and • Special Permit for height (32’-1” proposed where 30’-0” is the maximum allowed) (C.S. 25.78.020 (A)(3)). January 13, 2025 Planning Commission Meeting At the Planning Commission study meeting on January 13, 2025, the proposed project was well received by the Planning Commission and they voted to place this item on the Consent Calendar with no changes recommended to the plans. ANALYSIS The project has been designed to accordance with the Residential Design Guidelines and R-1 zoning district development standards, with the exception of the building height. The proposed second story addition will be integrated into the design of the existing house with the use of quality materials and architectural elements. The addition does not appear tacked onto the existing house, but matches the mass and bulk of the existing structure and is also complimentary to the context of the other homes on the block. Given the existing raised finished floor (7’-11” above average top of curb), large crawlspace below, and upsloping lot, the request for a Special Permit for height is warranted. Table 1: Project Information EXISTING PROPOSED ALLOWED/REQ’D Front Setbacks (1st flr): (2nd flr): 25’-11” 42’-9” no change 29’-2” 15'-0" or block average 20’-0” Side Setbacks (left): (right): 6’-4” 12'-6" 5’-4” 12'-11" 4'-0" 4'-0" Rear Setbacks (1st flr): (2nd flr): 38’-11” 38’-11” no change 15’-0” 20’-0” Lot Coverage: 2,195 SF 33.2% 2,118 SF ¹ 32% 2,640 SF 40% PC/01/27 /2025 Project No. DSR23-00 28 723 Acacia Drive Page 3 EXISTING PROPOSED ALLOWED/REQ’D FAR: 2,929 SF 0.44 FAR 3,475 SF 0.52 FAR 3,611 SF ² 0.54 FAR # of bedrooms: 4 6 --- Off-Street Parking: 1 covered ³ (17’-8” x 22’-8”) 1 uncovered (12’-11” x 18 ’-0”’) no change 3 2 covered (18’ x 18’) 1 uncovered (9’ x 18’) Building Height: 25’-10” 32’-1” 4 30’-0” Plate Height (1st flr): (2nd flr): 7’-10” – 9’-0” 6’-5” – 7’-10” no change 8’-0” 9’-0” 8’-0” Declining Height Envelope: complies complies C.S. 25.10.055 ¹ Lot coverage has been reduced with the proposed project because the existing garage is being modified with removal of the rear storage area. ² (0.32 x 6,600 SF) + 1,100 SF + 398.52 SF = 3,611 SF (0.54 FAR) ³ Applying AB 2097; property is located within one-half mile of public transit and therefore not required to comply with parking requirements. 4 Special Permit requested for height (32’-1” proposed where 30’-0” is the maximum allowed). Summary of Proposed Exterior Materials: • Windows: aluminum clad wood windows with simulated true divided lites • Doors: wood doors • Siding: wood shingles on first floor to remain; fiber cement shingles proposed on second floor • Roof: asphalt shingles Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. PC/01/27 /2025 Project No. DSR23-00 28 723 Acacia Drive Page 4 Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. Attachments: Area Map Arborist Report Resolution Proposed Plans, dated December 5, 2024 723 Acacia Drive 300’ noticing APN: 029-043-150 723 Acacia Dr., Burlingame 2 September 24, 2024 Tree Survey Tree # Species Common (Scientific) Diameter (inches) Protected Y/N Condition (percent) Height (feet) Spread (feet) Comments 1 London Plane (Plantanus hispanica) 18.0 Y 55 35 27 70% of root-zone is covered by asphalt street and concrete sidewalk, multi-stem attachment at 7 feet high, anthracnose affected leaves throughout the canopy, fair form and vigor, utility lines going through the canopy. 2 London Plane (Plantanus Hispanica) 18.3 Y 55 35 30 80% of root-zone is covered by asphalt street, concrete sidewalk and pavers on neighboring driveway, multi-stem attachment at 7 feet high, utility lines going through the canopy, fair form and vigor. 3 Saucer magnolia (Magnolia soulangeana) Est. 6.0 N 60 8 12 Root-crown covered, multi-stem at the base, fair form and vigor, no tag on the trunk. 4 Mayten Tree Hedge (Maytenus boaria) Est. 6.0- 7.0 N 55 15 8 Located on neighboring property along the property line fence, could not inspect the base due to the 7-foot-tall fence, good vigor and fair forms. (Four trees that form informal privacy hedge) 5 Camphor (Camphora officinarum) 16.6 Y 60 20 18 Partially covered root-crown measured below multi-stem attachment at 4 feet high, good vigor and fair form. 6 Deodara Cedar (Cedrus Deodara) Est. 13.0 N 55 45 24 Located on rear neighboring property behind property line fence. no tag, could not inspect lower 6 feet due to the location, codominant top at 30 feet high, good vigor and poor form. 723 Acacia Dr., Burlingame 3 September 24, 2024 Tree # Species Common (Scientific) Diameter (inches) Protected Y/N Condition (percent) Height (feet) Spread (feet) Comments 7 Pittosporum eudenioides Hedge (Pittosproum eugenioides) Est. 5.0- 6.0 N 55 20 8 Located on the right neighboring property along the property line fence, no tag, could not inspect the lower 6 feet due to their location, good vigor and fair hedge form. (about 14 trees that form privacy hedge) Observations This is a well-maintained property with a two-story single-family home and detached garage. The landscape received routine maintenance, and there are hedges along each side of the property on the adjacent properties. Trees #1 and #2 are Sycamore Maple trees located in the planter strip between the sidewalk and the street. Both trees have large portions of their root zones covered by the street, the sidewalk, and the neighboring driveway. Their leaves are affected by a foliar fungus called anthracnose, causing browning and a disfigured appearance. They have multi-stem attachments around 7 feet, and utility lines are going through both canopies. I recommend routine maintenance take place with permits to perform the work. This work should include thinning the canopies, removing interior deadwood, and clearing the utility lines. Spraying the canopies to control the anthracnose will improve their overall appearance, but with the autumn season coming soon, waiting till spring would be wise to save money. Tree #3 is a Saucer Magnolia near the home's front left corner. Soil and other organic material cover the root crown; it has a multi-stem attachment near its base. Overall, this tree has good vigor and fair form. I recommend routine tree maintenance, including exposing the root crown, continuing with the shaping to maintain a smaller balanced form, and fertilizing the tree once a year with a general all-purpose fertilizer. Tree #4 is a hedge row of four Mayten trees located along the left property line on the neighboring property. I placed no identification numbers on the trees, nor could I inspect the lower 6 feet of their trunks due to their location. The canopies appear healthy and vigorous, and I estimated the trunks to be 6 to 7 inches in diameter. I recommend routine maintenance continue with side pruning of the canopies along the property line to maintain hedge form, promote lateral growth, and reduce growth over the property line and the client’s driveway. Tree #5 is a Camphor tree located along the rear right corner of the property. Soil and other organic material partially cover the root crown; I measured the trunk diameter below the multi-stem attachment at 4 feet high. Overall, this tree has good vigor and fair form. 723 Acacia Dr., Burlingame 5 September 24, 2024 Tree Locations 723 Acacia Dr., Burlingame 6 September 24, 2024 Tree #1 723 Acacia Dr., Burlingame 7 September 24, 2024 Tree #2 723 Acacia Dr., Burlingame 8 September 24, 2024 Tree #3 723 Acacia Dr., Burlingame 9 September 24, 2024 Tree #4 723 Acacia Dr., Burlingame 10 September 24, 2024 Tree #5 723 Acacia Dr., Burlingame 11 September 24, 2024 Tree #6 723 Acacia Dr., Burlingame 12 September 24, 2024 Tree #7 723 Acacia Dr., Burlingame 13 September 24, 2024 Tree #7a Mayne Tree Expert Company, Inc. STATE CONTRACTOR'S LICENSE NO. 276793 CEIITIFJED ARBORISfS • PESI' CONTROL • ADVISORS AND OPERATORS JEROMEY fNGALLS President Certified Arborist: WE7076A September 24 2024 (Updated November 26 2024)QAL 138432 • 535 BRAGATO ROAD. STE. A SAN CARLOS, CA 94070-6311 TELEPHONE: (650) 593-4400 EMAIL: info@maynetree.com Roberto Martinez Nyhus Design Group 1555 Bayshore Hwy, Suite 120 Burlingame, CA 94010 Dear, Mr. Martinez, RE: 723 ACACIA DR., BURLINGAME (PLAN REVIEW) At your request, I reviewed all proposed construction plans, dated 07-02-2024 , designed for the above address_ The purpose of my review of the plans is to determine what will be built on the property, how that construction will impact the trees around the property, and how to mitigate that impact by implementing a Tree Protection Plan to reduce the-effect on the tree's health and structural integrity_ I Limitations of this Letter The following tree protection plan is based on my interpretation of the plans that were provided to me. I accept no responsibility for any misinterpreted portions of the construction project or if the provided plans were changed without my knowledge after receiving a copy. The following letter is not a contract to become the site arborist or for any future inspections that might be needed. A separate contract would need to be established to perform the role of site arborist for this project. I Plan Review During my review of the Civil plans, pages 1 and 2, dated 7-2-2024, I determined most of the proposed construction will be limited to the home's interior. The work planned for the exterior of the home is along the front of the property and includes the replacement of the sidewalk and the driveway apron. Trees #1 and #2 will be partially impacted by the proposed construction. No other trees should be impacted. Tree Protection Fencing should be placed at designated distances around the trees on the property to protect the roots and eliminate the potential for storage of construction materials within their protected root zones. 723 Acacia Dr., Burlingame 2 September 24, 2024 (Updated November 26, 2024 Trees #1 and #2 should have fencing along the planter strip, as shown on the site plans. Typically, this fencing would be placed approximately 90 inches away from the trunk 360 degrees around the tree. Due to their location, this is impossible. Therefore, the best location for this fencing is along the planter strip, as I have drawn on the provided site plan. The replacement of the sidewalk, curb, gutter, and driveway apron will expose portions of the root zones of trees #1 and #2 that were previously covered by the hardscape in these areas. When work is being completed within the protected root zone (10x DBH) of any protected tree, it is important to minimize the disturbance to the tree's roots. Therefore, any excavations within the protected root zone of any protected tree should be accomplished by hand digging or using compressed air tools. Construction vehicles should not be allowed within the protected root zones of these two trees unless the roots are protected with a hardscape such as the street or other hardscape (Parking along the street is acceptable). All roots less than 2 inches in diameter exposed during any excavation should be cut cleanly with hand pruners or loppers back to the excavation wall nearest to the tree. Any roots found that are larger than 2 inches in diameter should be left uncut and intact; the site arborist shall be contacted immediately. The roots in this area should be left untouched until the site arborist can identify, inspect, document, and decide on the root’s fate. Trenches and newly exposed portions of the root-zones should be backfilled as soon as possible to minimize the drying out of any exposed roots of the protected trees. If any trenches are left open for longer than 24 hours, the excavation wall closest to the protected trees shall be lined with 3 to 4 layers of burlap. These burlap layers shall be kept moist throughout the trench being open. Tree #3 should be protected with tree protection fencing placed to the tree's dripline roughly 48 inches from the trunk. I have drawn the approximate location for this fencing on the provided site map. Tree #4 should not need fencing as they are behind the property line fence, and the paver driveway protects the roots. Tree #5 will require fencing to be placed roughly 85 inches away from the trunk of this tree. I have drawn the approximate location for this fencing on the provided site map. Tree #6 will require no fencing as it is located along the rear of the property behind the property line fence. Tree #7 will require no fencing as it is located along the rear of the property behind the property line fence. A small diameter Lemon tree along the right side of the garage should have fencing placed around its root zone to protect it during construction. 723 Acacia Dr., Burlingame 3 September 24, 2024 (Updated November 26, 2024 TREE PROTECTION SPECIFICATIONS 1. Establish a perimeter around the protected trees that follow the trees’ driplines as closely as possible. This perimeter should have 6-foot-tall chain link fencing supported by 1½- to 2-inch diameter metal pipes. These support pipes shall be no more than 10 feet apart. This enclosed area is the Tree Protection Zone (TPZ) and should be off -limits to workers, construction debris, and construction activities. 2. Temporary movable barriers, such as chain link fencing panels supported by cement blocks, can be used in place of fixed fencing in certain situations. Permission to use such panels will need to be discussed with the project arborist prior to installation. Once these panels are located, they should not be moved closer to the tree without the consent of the Project Arborist or City Arborist. 3. To protect the health, structural integrity, and vigor of the protected trees and their roots, DO NOT: a. Allow runoff or spillage of damaging materials into the area below any tree canopy. b. Store materials, stockpile soil, or park or drive vehicles within the TPZ. c. Cut, break, skin, or bruise roots, branches, or trunks without first obtaining authorization from the City Arborist. d. Allow fires under and adjacent to trees. e. Discharge exhaust into foliage. f. Secure cable, chain, or rope to trees or shrubs. g. Trench, dig, or otherwise excavate within the dripline or TPZ of the trees without first obtaining authorization from the City Arborist. h. Apply soil sterilant under pavement near existing trees. 4. When work is being completed within the dripline of any protected tree, it is essential to minimize the disturbance to the tree's roots. Therefore, any excavations within the dripline of any protected tree should be accomplished by hand digging or using compressed air tools. All roots less than 2 inches in diameter exposed during any excavation should be cut cleanly with hand pruners or loppers back to the excavation wall nearest to the tree. Any roots found that are larger than 2 inches in diameter should be left uncut and intact; the site arborist shall be contacted immediately. The roots in this area should be left untouched until the site arborist can identify, inspect, document, and decide on the root’s fate. 5. Trenches should be filled as soon as possible to minimize the drying out of any exposed roots of the protected trees. If any trenches are left open for longer than 24 hours, the excavation wall closest to the protected trees shall be lined with 3 to 4 layers of burlap. These burlap layers shall be kept moist throughout the trench being open. 723 Acacia Dr., Burlingame 5 September 24, 2024 (Updated November 26, 2024 Tree Protection/Fencing DSR23-0028 PC/01/27/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMIT FOR 723 ACACIA DRIVE PROJECT NO. DSR23-0028 WHEREAS, an application has been made by Alex and Andrea Zider, Property Owners, for Major Design Review and Special Permit for height for a second story addition to an existing single- unit dwelling in the R-1 (Low Density Residential) zoning district, APN: 029-043-150; and WHEREAS, on January 27, 2025, the Planning Commission of the City of Burlingame held a duly noticed public hearing at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; and WHEREAS, on January 27, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15301 (e)(1) for the Project; and NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find, determine and order as follows: SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant approval of a Major Design Review and Special Permit application upon making certain findings. The Planning Commission finds the following: MAJOR DESIGN REVIEW FINDINGS (BMC SECTION 25.68.060(H)) 1. The project is consistent with the General Plan and is in compliance with all applicable provisions of Title 25, all applicable design guidelines, all other City ordinances and regulations, and the standards established in BMC Section 25.68.060 (C). The proposed second story addition to the existing single-unit dwelling is consistent with the General Plan designation of Low Density Residential and is in compliance with all applicable provisions of Title 25; the proposed addition complies with the Residential Design Guidelines in that the mass and bulk of the added square footage on the second floor is in scale with the existing structure and in relation to neighboring properties, and that the architectural details follow a traditional design and are cohesive with the details of the existing building with wood doors, fiber cement shingles, decorative wood corbels, aluminum clad wood windows and wood posts, making the project compatible with the character of the neighborhood. 2. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development. The project will be constructed on a parcel that is adequate in shape, size, topography, and other circumstances to accommodate the proposed development as shown on the proposed plans. 3. The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property. DSR23-0028 PC/01/27/2025 Page 2 The project is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property because the project complies with setback, lot coverage, floor area ratio, declining height envelope, and parking requirements. SPECIAL PERMIT FINDINGS FOR THE R-1 ZONING DISTRICT (BMC SECTION 25.78.020(A)(3)) 1. The blend of mass, scale, and dominant structural characteristics of the new construction or addition are consistent with the existing structure’s design and with the well-defined character of the street and neighborhood. The blend of mass, scale, and dominant structural characteristics of the proposed second story addition is consistent with the character of the existing house and the street. The proposed new and existing second floor roof slope of 5:12 are keeping the existing second floor plate height to maintain the characteristics of the existing house. The mass and bulk are complimentary to the neighborhood. 2. The variety of roof line, façade, exterior finish materials, and elevations of the proposed new structure or addition are consistent with the existing structure, street, and neighborhood. The variety of roof line, façade, exterior finish materials, and elevations of the proposed addition are consistent with the existing street and neighborhood in that the added height results from the topography of the lot and if the lot did not slope upward with the existing finished floor 7’-11” above the average top of curb elevation, then the proposed building height would be under the maximum allowed building height. 3. The proposed project is consistent with the residential design guidelines adopted by the City. The project is designed to be integrated into the design of the existing house with the use of quality materials and architectural elements. The addition does not appear tacked onto the existing house, but matches the mass and bulk of the existing structure and is also complimentary to the context of the other homes on the block, consistent with the residential design guidelines. 4. Removal of any trees located within the footprint of any new structure or addition is necessary and is consistent with the City’s reforestation requirements, and that the mitigation for the removal that is proposed is consistent with established City policies and practices. There are no trees that are proposed for removal associated with this project. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR23-0028 subject to the following conditions: CONDITIONS OF APPROVAL 1. that the project shall be built as shown on the plans submitted to the Planning Division and date stamped December 5, 2024, sheets A001 through A302 and C-0 through C-3.1; 2. that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review. DSR23-0028 PC/01/27/2025 Page 3 3. 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), shall require an amendment to this permit; 4. that any recycling containers, debris boxes or dumpsters for the construction project shall be placed upon the private property, if feasible, as determined by the Community Development Director; 5. 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; 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, in effect at time of building permit submittal, 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 applicant shall provide a certification by the project architect or residential designer, or another architect or residential design professional, that demonstrates that the project falls at or below the maximum approved floor area ratio for the property; 11. 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; and 12. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. SECTION 4: The Major Design Review and Special Permit approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, DSR23-0028 PC/01/27/2025 Page 4 the Community Development Director or Planning Commission determine that there has been or may be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to provide for the health, safety, and general welfare of the community. PASSED AND ADOPTED this 27th day of January 2025. Chairperson I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 27th day of January 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated December 5, 2024 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 7a Hearing Date: January 27, 2025 Project No. CUP24-0003 Applicant Lorene Pesacreta Property Owner Brett Barron (Authorized Agent) Staff Brittany Xiao, Assistant Planner Location 1210 Donnelly Avenue APN: 029-151-140 General Plan Designation Downtown Specific Plan Zoning DAC (Donnelly Avenue Commercial) Zoning Overlay Downtown Parking Sector Overlay PROJECT DESCRIPTION Review of an application for Conditional Use Permit for a commercial recreation – small scale use (pilates studio) in an existing commercial building. RECOMMENDATION Staff recommends the Planning Commission, by resolution, approve the Conditional Use Permit as conditioned . BACKGROUND The applicant is requesting a Conditional Use Permit to operate a pilates studio in an existing commercial building located at 1210 Donnelly Avenue, zoned DAC. A pilates studio falls under the Zoning Code definition as a commercial recreation – small scale use which requires a Conditional Use Permit in the DAC Zoning District. The existing single-story building contains two tenant spaces. The pilates studio would be located in the tenant space on the right side of the building, which measures approximately 1,595 SF in area. There is a mix of retail and food establishment uses on the same street as the subject property. Previously, 1210 Donnelly Avenue was occupied by a physical therapy office. The proposed pilates studio would offer small group sessions with one instructor and up to five customers at a time. As shown on the proposed plans, the pilates studio would contain six reformer machines. Hours of operation would be 6:00 a.m. to 7:30 p.m. Monday through Thursday, 6:00 a.m. to 1:00 p.m. Friday, and 7:00 a.m. to 12:00 p.m. on weekends. No construction or major modifications to the building are required or proposed by the applicant. The applicant is requesting the following application:  Conditional Use Permit for a commercial recreation use (small scale) in an existing commercial building (Code Section 25.16.020). ANALYSIS The proposed commercial recreation use is allowed within the DAC Zoning District with a Conditional Use Permit. The proposed use complies with all other applicable provisions of the Zoning Code. The Downtown Specific Plan encourages mixed uses in order to promote a pedestrian-oriented district. PC/01/27 /2025 Project No. CUP24-00 03 1210 Donnelly Avenue Page 2 Staff finds that a pilates studio would meet the intent of this policy of the Specific Plan as it would add to the current mix of uses in the downtown area. This property is located on the ground floor within the Downtown Parking Sector Overlay. All uses located on the ground floor within the parking sector are exempt from providing off-street parking. Parking in the vicinity is available in Public Parking Lots A, A-3, C and D on Donnelly Avenue. Table 1: Project Information Previous Use Proposed Use Allowed/Req’d Use: vacant (previously a physical therapy office) 1,595 SF pilates studio (commercial recreation – small scale) 1,595 SF commercial recreation use allowed with a Conditional Use Permit (Code Section 25.16.020) Off-Street Parking: none none ground floor uses in parking sector are exempt from providing off-street parking Staff notes that this application was brought directly to the Planning Commission as an Action item due to the low impact nature of the business and the size of the tenant space. However, if the Commission feels that there is a need for more discussion, then this item may be placed on a future action calendar for a second review and/or public hearing with direction to the applicant. Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 - Existing facilities, Class 1(a) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances are exempt from environmental review. Attachments: Area Map Resolution Proposed Plans dated December 11, 2024 1210 Donnelly Avenue 300’ noticing APN: 029-151-140 CUP24-0003 PC/1/27/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025- APPROVING CONDITIONAL USE PERMIT FOR 1210 DONNELLY AVENUE PROJECT NO. CUP24-0003 WHEREAS, an application has been made by Lorene Pescareta, on behalf of Authorized Agent for the Property Owner, Brett Barron, for a Conditional Use Permit for a commercial recreation – small scale use in an existing commercial building in the DAC (Donnelly Avenue Commercial) zoning district, APN: 029-151-140; and WHEREAS, on January 27, 2025, the Planning Commission of the City of Burlingame held a duly noticed public hearing at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; and WHEREAS, on January 27, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15301 (Class 1, Existing Facilities) for the Project; and NOW, THEREFORE, the Planning Commission of the City of Burlingame does here by resolve, find, determine and order as follows: SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Se ction 1530 1 (Class 1(a), Existing Facilities) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances are exempt from environmental review. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant a Conditional Use Permit upon making certain findings. The Planning Commission finds the following: CONDITIONAL USE PERMIT FINDINGS (BMC SECTION 25.66.060) 1. The proposed use is consistent with the General Plan and any applicable specific plan. The proposed commercial recreation use (pilates studio) is consistent with the General Plan and Downtown Specific Plan in that it adds to the current mix of uses in the downtown area which is encouraged to promote a pedestrian-oriented district. 2. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. The proposed use is allowed within the zoning district with a Conditional Use Permit and complies with all other applicable provisions of this Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity in that the pilates studio is located within an existing commercial building and there are no changes proposed to the interior or exterior of the building. CUP24-0003 PC/1/27/2025 Page 2 4. The site is physically suitable in terms of: a. Its design, location, shape, size, and operating characteristics of the proposed use to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yards, and other features required to adjust the use with the land and uses in the neighborhood; b. Streets and highways adequate in width and pavement type to accommodate public and emergency vehicle (e.g., fire and medical) access; c. Public protection services (e.g., fire protection, police protection, etc.); and d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). The site is physically suitable for the proposed use in that there is no change to the site or commercial building required; there is no change to the existing street which has been adequate to accommodate public and emergency vehicles; and the proposed use does not impact public protection services or provision of utilities to the site. 5. The measure of site suitability shall be required to ensure that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located. The proposed use will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property is located in that the proposed use includes a pilates studio within an existing commercial building. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES CUP24-0003 subject to the following conditions: CONDITIONS OF APPROVAL 1. that the small scale commercial recreation use (pilates studio) shall be limited to operating at 1210 Donnelly Avenue and within the designated areas shown on the plans submitted to the Planning Division and date stamped December 11, 2024; 2. that the Conditional Use Permit shall apply only to a small scale commercial recreation use (pilates studio) and shall become void if the small scale commercial recreation use ceases, is replaced by a permitted use, or is ever expanded, demolished or destroyed by catastrophe or natural disaster or for replacement; and 3. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, in effect at time of business operating, as amended by the City of Burlingame. SECTION 4: The Conditional Use Permit approval shall be subject to revocation if the applicant fails to comply with the conditions listed herein at any time. If, at any time, the Community Development Director or Planning Commission determine that there has been or may be a violation of the findings or conditions of this approval, or of the Zoning Regulations, a public hearing may be held before the Planning Commission to review this approval pursuant to Zoning Regulation Section 25.88.050. At said hearing, the Planning Commission may add conditions, or recommend enforcement actions, or CUP24-0003 PC/1/27/2025 Page 3 revoke the approval entirely, as necessary to ensure compliance with the Zoning Regulations, and to provide for the health, safety, and general welfare of the community. PASSED AND ADOPTED this 27th day of January 2025. Chairperson I, _____________ , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 27th day of January 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated December 11, 2024 6' - 1 13/16"8' - 10 13/16"55 SF Restroom 5'31 SF Storage 3' - 4 1/2" 4' - 5 5/8"2' - 10 3/16" 7' - 7 13/16" 98 SF Laundry Room 14' - 9 1/4"13 SF Closet 7' - 8 3/4"7' - 7 13/16" 59 SF Storage 17' - 10 1/8"60' - 5 5/16"6' - 4 3/8"55'49 SF Hall 1032 SF Retail Existing Floor Plan 19' - 2 1/8"9' - 11 1/8"2' - 10 3/8" 55 SF Restroom 31 SF Storage 98 SF Laundry Room 14' - 9 1/4"13 SF Closet 7' - 8 3/4"59 SF Storage 17' - 10 1/8"60' - 5 5/16"6' - 4 3/8"55'49 SF Hall 1032 SF Studio Proposed Floor Plan 19' - 2 1/8" 2' - 10 3/8" Fire Extinguisher Fire Extinguisher Accessible Distance75' - 0"Reformer Machine Min 2' - 6"Clear Space (Front or Rear Access)3' - 4 1/2"2' - 6"2' - 6"2' - 6"Rear Entrance Carbon Monoxide Detector 3/16" = 1'-0"1 First Floor Estimated Total Square Footage: 1,595 Sq. Ft. Calculated from Outside Face of Exterior Wallls and Center Line of Demising Walls. • • • • • • • • • • • • • • Notes on floor plan for Planning Division: The previous space was used as a physical therapy office having 12 pieces of equipment along with various weights, balls, bands and other similar equipment used in a physical therapy. Existing trash enclosure located in rear yard of building. Notes on floor plan for Building Division: There is no new construction proposed for 1210 Donnelly Ave. There will be no exterior improvements or improvements in the public right of way Fire Extinguisher Requirements Proposed Use: Pilates Studio Occupant Load: 7 People. (1 Instructor + 6 Clients) Primary Use: Group B (Business) Occupancy Hazard Classification: Light Hazard (minimal combustible materials and the absence of flammable liquids or high-risk activities) Two extinguishers; front and rear access points with a maximum travel distance of 75 feet. Front Entrance: Install one extinguisher near the main entrance in a visible and accessible location. Rear of the Building: Place the second extinguisher near the rear exit or a central area of the studio, ensuring it is accessible within 75 feet of any point in the space. Type of Extinguishers: Minimum rating: 2-A:10-B:C. Height of Installation: Top of the extinguisher: No more than 5 feet above the floor. Bottom of the extinguisher: At least 4 inches above the floor. Maximum Floor Area Allowance per Occupant: Function of Space: Exercise Room Occupant Load Factor = 50 gross Total Gross Floor Area: ~1,337 sf Occupant Load = 1,337/50 = 26.74 ~ 26 The Occupant Load would be 26 people Project Address: 1210 Donnelly Ave, Burlingame, CA 94010 CITY OF BURLINGAME PLANNING COMMISSION STAFF REPORT Agenda Item: 8a Hearing Date: January 27, 2025 Project No. DSR24-0016 Applicant Mike Ma, MArch Design Property Owner Jason Ni Staff ‘Amelia Kolokihakaufisi, Associate Planner Location 628 Vernon Way APN: 029-182-170 General Plan Designation Low Density Residential Zoning R-1 (Low Density Residential) PROJECT DESCRIPTION Review of an application for Major Design Review, Variances for front and side setbacks, and Special Permits for plate heights for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. BACKGROUND The subject property is an interior lot and currently contains a one-story single-unit dwelling and an attached one -car garage. The applicant proposes to demolish portions of the front side of the house to widen the existing garage by four feet and reduce the size of the front porch by 18 SF. Also proposed is an addition to the rear of the house and a new, 1,169 SF second story. At the front right side of the house, 538 SF of existing living area is being converted into a new attached ADU. The total proposed floor area would be 2,699 SF (0.54 FAR), where 2,700 SF (0.54 FAR) is the maximum allowed (including 538 SF ADU exemption). The applicant is requesting a Special Permit for a 10’-0” plate height at the first floor great room located at the rear of the house (10’-0” proposed where 9’-0” is the maximum allowed on the first floor). A Special Permit is also requested for the new second story plate height (8’-6” proposed where 8’-0” is the maximum allowed). The existing one-car attached garage has a nonconforming front setback of 16’-8” (25’-0” minimum front setback required for an attached one-car garage). The applicant proposes to widen the garage by 4’-0” along the right side and maintain the existing front setback; the garage would still be considered a one-car garage. Therefore, a Variance for front setback is required for the new portion of the attached garage (16’-8” proposed where 25’-0” is the minimum required). Also requested are Variances for left and right side setbacks for the proposed addition at the rear of the house. The length of the wall extension along the left side is approximately 10’-2” and would be setback 3’-2” from the property line where 4’-0” is the minimum required. The length of the wall extension along the right side is 2’-5” and would be setback 2’-8” from the property line where 4’-0” is the minimum required. With the proposed project, the number of bedrooms would increase from two to three. Two parking spaces, one of which must be covered, are required on site. The attached garage provides one covered parking space (15’-3” x 18’-5” clear interior dimension) and one uncovered parking space (9’ x 18’) is provided in the driveway. No parking is required for the ADU because it is within an existing primary residence. Therefore, the project is in compliance with off-street parking requirements. PC/01/27 /2025 Project No. DSR24-0016 628 Vernon Way Page 2 The applicant is requesting the following applications:  Major Design Review for a first and second story addition to an existing single-unit dwelling (C.S. 25.68.020.C.1.b.);  Special Permit for plate height on the first floor (10’-0” proposed where 9’-0” is the maximum allowed) (C.S. 25.10.030 and 25.78.020.A.6.);  Special Permit for plate height on the second floor (8’-6” proposed where 8’-0” is the maximum allowed) (C.S. 25.10.030 and 25.78.020.A.6.);  Variance for front setback to attached garage (16’-8” proposed where 25’-0” is minimum required) (C.S. 25.10.0 50.B.2.c.i.);  Variance for left side setback (3’-2” proposed where 4’-0” is minimum required) (C.S. 25.10.030); and  Variance for right side setback (2’-8” proposed where 4’-0” is minimum required) (C.S. 25.10.030). ANALYSIS Table 1: Project Information 1 (0.32 x 5,000 SF) + 1,100 SF = 2,700 SF (0.54 FAR) 2 Variance for front setback required (16’-8” proposed where 25’-0” is required). 3 Variance for left side setback required (3’-2” proposed where 4’-0” is required). 4 Variance for right side setback required (2’-8” proposed where 4’-0” is required). EXISTING PROPOSED ALLOWED/REQ’D Front Setback (1st flr): (2nd flr): Attached garage: 16’-8” n/a 16’-8” no change 22’-9” 16’-8” 2 17’-8” (block average) 20’-0” 25’-0” Side Setback (left): (right): 3’-2” 2’-8” 3’-2” 3 2’-8” 4 4'-0" 4'-0" Rear Setback (1st flr): (2nd flr): 32’-0” n/a 28’-11” 40’-11” 15'-0" 20'-0" Lot Coverage: 1,768 SF 35.4% 1,868 SF 37.4% 2,000 SF 40% FAR: 1,695 SF 0.34 FAR 2,699 SF 0.54 FAR 2,700 SF ¹ 0.54 FAR PC/01/27 /2025 Project No. DSR24-0016 628 Vernon Way Page 3 5 Special Permit for plate height on first floor (10’-0” proposed where 9’-0” is the maximum allowed). 6 Special Permit for plate height on second floor (8’-6” proposed where 8’-0” is the maximum allowed). Summary of Proposed Exterior Materials: • Windows: fiberglass • Doors: wood front door and garage door, and aluminum frame sliding doors • Siding: smooth cement plaster and stone veneer • Roof: concrete tile Design Review Criteria The criteria for design review as established in Ordinance No. 2000 adopted by the City Council on December 6, 2021 are outlined as follows: 1. Consistency with any applicable design guidelines; 2. Compatibility of the architectural style with that of the existing character of the neighborhood; 3. Respect for the parking and garage patterns in the neighborhood; 4. Architectural style and consistency and mass and bulk of structures, including accessory structures; 5. Interface of the proposed structure with the structures on adjacent properties; 6. Landscaping and its proportion to mass and bulk of structural components; and 7. In the case of an addition, compatibility with the architectural style and character of the existing structure as remodeled. Environmental Review The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 (e)(1) of the CEQA Guidelines, which states that additions to existing structures are exempt from environmental review, provided that the addition will not result in an increase of more than 50% of the floor area of the structures before the addition. EXISTING PROPOSED ALLOWED/REQ’D Off-Street Parking: 1 covered (9’-5” x 19’-1” clear interior) 1 uncovered (9’ x 18’) 1 covered (15’-3” x 18’-5” clear interior) 1 uncovered (9’ x 18’) 1 covered (10’ x 18’ clear interior) 1 uncovered (9' x 18') Building Height: 18’-8” 27’-4” 30'-0" Plate Height: 8’-0” n/a 9’-0” and 10’-0” 5 8’-6” 6 9’-0” 8’-0” DH Envelope: n/a Complies C.S. 25.26.075 PC/01/27 /2025 Project No. DSR24-0016 628 Vernon Way Page 4 Attachments: Area Map Proposed Plans dated December 20, 2024 628 Vernon Way 300’ noticing APN: 029-182-170 RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION12.20.24 Construction Best Management Practices (BMPs)Construction projects are required to implement the stormwater best management practices (BMP) on this page, as they apply to your project, all year long.Non-Hazardous MaterialsBerm and cover stockpiles of sand, dirt or other construction material ‰with tarps when rain is forecast or if not actively being used within 14 days.Use (but don’t overuse) reclaimed water for dust control. ‰Hazardous MaterialsLabel all hazardous materials and hazardous wastes (such as ‰pesticides, paints, thinners, solvents, fuel, oil, and antifreeze) in accordance with city, county, state and federal regulations.Store hazardous materials and wastes in water tight containers, store ‰in appropriate secondary containment, and cover them at the end of every work day or during wet weather or when rain is forecast.Follow manufacturer’s application instructions for hazardous ‰materials and be careful not to use more than necessary. Do not apply chemicals outdoors when rain is forecast within 24 hours.Arrange for appropriate disposal of all hazardous wastes. ‰Waste ManagementCover waste disposal containers securely with tarps at the end of ‰every work day and during wet weather. Check waste disposal containers frequently for leaks and to make ‰sure they are not overfi lled. Never hose down a dumpster on the construction site. Clean or replace portable toilets, and inspect them frequently for ‰leaks and spills. Dispose of all wastes and debris properly. Recycle materials and ‰wastes that can be recycled (such as asphalt, concrete, aggregate base materials, wood, gyp board, pipe, etc.) Dispose of liquid residues from paints, thinners, solvents, glues, and ‰cleaning fl uids as hazardous waste.Construction Entrances and PerimeterEstablish and maintain effective perimeter controls and stabilize all ‰construction entrances and exits to suffi ciently control erosion and sediment discharges from site and tracking off site.Sweep or vacuum any street tracking immediately and secure ‰sediment source to prevent further tracking. Never hose down streets to clean up tracking.Materials & Waste ManagementEquipment Management & Spill ControlMaintenance and ParkingDesignate an area, fi tted with appropriate BMPs, for ‰vehicle and equipment parking and storage.Perform major maintenance, repair jobs, and vehicle ‰and equipment washing off site.If refueling or vehicle maintenance must be done ‰onsite, work in a bermed area away from storm drains and over a drip pan or drop cloths big enough to collect fl uids. Recycle or dispose of fl uids as hazardous waste. If vehicle or equipment cleaning must be done onsite, ‰clean with water only in a bermed area that will not allow rinse water to run into gutters, streets, storm drains, or surface waters.Do not clean vehicle or equipment onsite using soaps, ‰solvents, degreasers, or steam cleaning equipment.Spill Prevention and Control Keep spill cleanup materials (e.g., rags, absorbents and ‰cat litter) available at the construction site at all times. Inspect vehicles and equipment frequently for and ‰repair leaks promptly. Use drip pans to catch leaks until repairs are made.Clean up spills or leaks immediately and dispose of ‰cleanup materials properly. Do not hose down surfaces where fl uids have spilled. ‰Use dry cleanup methods (absorbent materials, cat litter, and/or rags). Sweep up spilled dry materials immediately. Do not ‰try to wash them away with water, or bury them. Clean up spills on dirt areas by digging up and ‰properly disposing of contaminated soil.Report signifi cant spills immediately. You are required ‰by law to report all signifi cant releases of hazardous materials, including oil. To report a spill: 1) Dial 911 or your local emergency response number, 2) Call the Governor’s Offi ce of Emergency Services Warning Center, (800) 852-7550 (24 hours). EarthmovingSchedule grading and excavation work ‰during dry weather.Stabilize all denuded areas, install and ‰maintain temporary erosion controls (such as erosion control fabric or bonded fi ber matrix) until vegetation is established.Remove existing vegetation only when ‰absolutely necessary, and seed or plant vegetation for erosion control on slopes or where construction is not immediately planned. Prevent sediment from migrating offsite ‰and protect storm drain inlets, gutters, ditches, and drainage courses by installing and maintaining appropriate BMPs, such as fi ber rolls, silt fences, sediment basins, gravel bags, berms, etc.Keep excavated soil on site and transfer it ‰to dump trucks on site, not in the streets.Contaminated SoilsIf any of the following conditions are ‰observed, test for contamination and contact the Regional Water Quality Control Board:Unusual soil conditions, discoloration, -or odor.Abandoned underground tanks. -Abandoned wells -Buried barrels, debris, or trash. -Discharges of groundwater or captured ‰runoff from dewatering operations must be properly managed and disposed. When possible send dewatering discharge to landscaped area or sanitary sewer. If discharging to the sanitary sewer call your local wastewater treatment plant. Divert run-on water from offsite away ‰from all disturbed areas. When dewatering, notify and obtain ‰approval from the local municipality before discharging water to a street gutter or storm drain. Filtration or diversion through a basin, tank, or sediment trap may be required.In areas of known or suspected ‰contamination, call your local agency to determine whether the ground water must be tested. Pumped groundwater may need to be collected and hauled off-site for treatment and proper disposal.DewateringAvoid paving and seal coating in wet ‰weather or when rain is forecast, to prevent materials that have not cured from contacting stormwater runoff.Cover storm drain inlets and manholes ‰when applying seal coat, tack coat, slurry seal, fog seal, etc.Collect and recycle or appropriately ‰dispose of excess abrasive gravel or sand. Do NOT sweep or wash it into gutters.Do not use water to wash down fresh ‰asphalt concrete pavement.Sawcutting & Asphalt/Concrete RemovalProtect nearby storm drain inlets when ‰saw cutting. Use fi lter fabric, catch basin inlet fi lters, or gravel bags to keep slurry out of the storm drain system. Shovel, abosorb, or vacuum saw-cut ‰slurry and dispose of all waste as soon as you are fi nished in one location or at the end of each work day (whichever is sooner!).If sawcut slurry enters a catch basin, clean ‰it up immediately. Store concrete, grout, and mortar away ‰from storm drains or waterways, and on pallets under cover to protect them from rain, runoff, and wind. Wash out concrete equipment/trucks ‰offsite or in a designated washout area, where the water will fl ow into a temporary waste pit, and in a manner that will prevent leaching into the underlying soil or onto surrounding areas. Let concrete harden and dispose of as garbage.When washing exposed aggregate, ‰prevent washwater from entering storm drains. Block any inlets and vacuum gutters, hose washwater onto dirt areas, or drain onto a bermed surface to be pumped and disposed of properly. Painting Cleanup and RemovalNever clean brushes or rinse paint ‰containers into a street, gutter, storm drain, or stream.For water-based paints, paint out brushes ‰to the extent possible, and rinse into a drain that goes to the sanitary sewer. Never pour paint down a storm drain.For oil-based paints, paint out brushes to ‰the extent possible and clean with thinner or solvent in a proper container. Filter and reuse thinners and solvents. Dispose of excess liquids as hazardous waste.Paint chips and dust from non-hazardous ‰dry stripping and sand blasting may be swept up or collected in plastic drop cloths and disposed of as trash.Chemical paint stripping residue and chips ‰and dust from marine paints or paints containing lead, mercury, or tributyltin must be disposed of as hazardous waste. Lead based paint removal requires a state-certifi ed contractor.Painting & Paint RemovalConcrete, Grout & Mortar ApplicationProtect stockpiled landscaping materials ‰from wind and rain by storing them under tarps all year-round.Stack bagged material on pallets and ‰under cover. Discontinue application of any erodible ‰landscape material within 2 days before a forecast rain event or during wet weather.LandscapingPaving/Asphalt WorkStorm drain polluters may be liable for fi nes of up to $10,000 per day! FFE 103.02 xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxVERNON WAY ( 50' R/W )R E V I S I O N S :P R O J E C T : NI RESIDENCE NEW 2-STORY RESIDENCE & ATTACHED ADU 628 VERNON WAY BURLINGAME, CA 94010 LAYOUT AND MATERIAL PLANL1.009/30/202611/06/2024 FFE 103.02 xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxVERNON WAY ( 50' R/W )English lavenderGreat VelvetBoxwoodThe OriginalRebloomingHydrangeaThe Original RebloomingHydrangeaGreat VelvetBoxwoodEnglish lavenderThe OriginalRebloomingHydrangeaStrawberry treeStrawberry treeEnglish LaurelStrawberry tree(E)Maple treeDeergrassGreat VelvetBoxwood(E)AmericanSweetgum tree(E)AmericanSweetgum tree(E)AmericanSweetgum treeR E V I S I O N S :P R O J E C T : NI RESIDENCE NEW 2-STORY RESIDENCE & ATTACHED ADU 628 VERNON WAY BURLINGAME, CA 94010 PLANTING PLANL2.009/30/202611/06/202409/30/202611/06/2024 PLANTING SCHEDULESYMBOLBOTANICAL NAMECOMMON NAMESIZESPREADHEIGHTWATERUSE(based onWUCOLS IV)COUNTSArbutus unedoStrawberry tree24" BOX15-20 ft15-20 ftMODERATE3Prunus laurocerasusEnglish Laurel15 GAL8 ft12 ftLOW11Buxus 'Green Velvet'Great VelvetBoxwood5 GAL3 ft3 ftLOW15Hydrangea macrophylla‘Bailmer’Endless Summer®The OriginalRebloomingHydrangea5 GAL4-6 ft3-4 ftMODERATE19Muhlenbergia rigensDeergrass1 GAL3 ft3 ftLOW9Lavandula angustifoliaEnglish lavender1 GAL1 ft1 ftLOW24R E V I S I O N S :P R O J E C T : NI RESIDENCE NEW 2-STORY RESIDENCE & ATTACHED ADU 628 VERNON WAY BURLINGAME, CA 94010 PLANTING LEGENDL2.109/30/202611/06/202409/30/202611/06/2024 CITY OF BURLINGAME PLANNING COMMISSION AGENDA Supplemental Information Packet Agenda Item #8a 628 Vernon Way - Project No. DSR24-0016 Application for Major Design Review, Variances for front and side setbacks, and Special Permit for plate height for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district. Meeting of January 27, 2025 Supplemental Packet Date: January 27, 2025 Supplemental Information: Any agenda related public comment documents received and distributed to a majority of the Planning Commissioners after the Agenda Packet is published are included in Supplemental Packets. Supplemental Packets are produced as needed. The Supplemental Packet is available at the public hearing in Council Chambers, City Hall, 501 Primrose Road as well as the City's website - www.burlingame.org/planningcommission/agenda From:Public Comment To:Public Comment Subject:FW: Public Comment for 628 Vernon Way Date:Monday, January 27, 2025 3:39:49 PM From: Francisca Hawkins Sent: Monday, January 27, 2025 3:31 PM To: Public Comment <publiccomment@burlingameorgnew.onmicrosoft.com> Cc: Francisca Hawkins Subject: Re: Public Comment for 628 Vernon Way Thank you. I appreciate your quick reply and addressing my questions. Plate Height Adjustment is my main concern as it will directly impact the positioning of the windows even if the overall structure is within the height limits for a roof line. So, if this is the first review, then I will continue to monitor - but if there is one concern this is it. Thank you again. Francisca From: To:Public Comment Cc: Subject:1/27/25 Meeting Agenda Comments - 628 Vernon Way Date:Monday, January 27, 2025 3:26:13 PM Attachments:image001.png image002.png image003.png image004.png image005.png image006.png image007.png Hello. I am writing to express my feedback regarding tonight's meeting. Agenda item #8, major design review, variances, and special permits at 628 Vernon Way. My name is Dianne Ehrlich, and I live at 627 Lexington Way. I'd like to express my concern about allowing this major design review to move forward. Although the house is not directly behind me, building another story and building out will create a lack of privacy for me as well as create significant shade which will take away sun from my backyard/house. This is deeply concerning and upsetting to me. I have lived in this house for over 25 years, and should the major design review, variances and special permits be granted, I will lose my privacy, and the shade will not only be a hindrance to my beautiful garden, but it will also be depressing. Thank you for reviewing my comments and taking into consideration what this will do to not only me, but all other neighbors near 628 Vernon Way. Dianne Dianne Ehrlich