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Home My WebLink AboutRESO - PC - 2025-03.10-7A CITY OF BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT Planning Division | City Hall, Second Floor | 501 Primrose Road | PH: (650) 558-7250 Register online to receive City of Burlingame e-mail updates at www.burlingame.org March 21, 2025 Mike Ma March Design 569 Clyde Avenue, Unit 520 Mountain View, CA 94043 (email: mma.aia@gmail.com) Re: Major Design Review and Variances at 628 Vernon Way (Project No. DSR24-0016) Dear Applicant, Since there was no appeal to or suspension by the City Council, the March 10, 2025, Planning Commission approval of your application for Major Design Review and Variances for front and side setbacks became effective March 20, 2025. This application was for a first and second story addition to an existing single-unit dwelling at 628 Vernon Way. Attached is the Planning Commission resolution of approval which includes the associated conditions of approval and project plans. The project must adhere to all site improvements and construction work will require a separate building permit application to the Community Development Department prior to work being performed. This approval is valid for two years during which time a building permit must be issued (by March 20, 2027). One extension of up to one year may be considered by the Community Development Director if a written application and filing fee is submitted to the Community Development Department at least 30 days prior to the expiration date listed above. Sincerely, ‘Amelia Kolokihakaufisi Associate Planner Planning Division | Community Development Department 501 Primrose Road | Burlingame, CA 94010 Tel. (650) 558-7216 | ameliak@burlingame.org c. Jason Ni, property owner 628 Vernon Way, Burlingame (email: jasonni20@gmail.com) Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A DSR24-0016 PC/03/10/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025-03.10-7A APPROVING MAJOR DESIGN REVIEW AND VARIANCES FOR 628 VERNON WAY PROJECT NO. DSR24-0016 WHEREAS, an application has been made by Mike Ma, March Design, on behalf of Property Owner, Jason Ni, for Major Design Review and Variances for front and side setbacks for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district, APN: 029-182-170; and WHEREAS, on March 10, 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 March 10, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15301 (e)(2) 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)(2) 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 10,000 SF in areas where all public services and facilities are available and the area in which the project is located is not environmentally sensitive. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review and Variances 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 addition to the 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 (with exception of the Variance requests for front and side setbacks); the proposed addition to the dwelling is consistent with the design guidelines in that the mass and bulk of the proposed structure is in scale with the lot and in relation to neighboring properties, that the first floor addition is primarily at the rear and new second floor is centered above the first floor, and that the project proposes traditional materials including wood doors, cement plaster finish, stone veneer siding, and hip roofs 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. Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A DSR24-0016 PC/03/10/2025 Page 2 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. 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 building and plate heights, lot coverage, floor area ratio, and parking requirements. VARIANCE FINDINGS – FRONT AND SIDE SETBACKS (BMC SECTION 25.84.030) 1. There are exceptional or extraordinary circumstances or conditions applicable to the property involved that do not apply generally to property in the same zoning district. There are exceptional circumstances or conditions applicable to the property involved that do not apply generally to property in the same zoning district in that the applicant is working within the confines of the existing footprint of the house to maintain neighborhood consistency and compatibility, and to minimize impacts to surrounding properties. 2. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship. Granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship in that the widening of the existing attached garage at the front setback is only 4’-0” in length , does not significantly impact neighboring properties, and it provides required covered off-street parking for the property; the extensions along the left and right sides of the house allows for continuity of the exterior design of the house and does not create a barrier to the interior flow of the living area. 3. The granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience. Granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or convenience in that the proposed 4’-0” widening of the garage retains the existing front setback and does not exacerbate nonconforming conditions t and that the 10’-2” left side and 2’-5” right side extensions of existing walls create minimal impacts to adjacent neighbors. 4. That the use of the property will be compatible with the aesthetics, mass, bulk, and character of existing and potential uses of properties in the general vicinity. The use of the property will be compatible with the aesthetics, mass, bulk, and character of existing and potential uses of properties in the general vicinity in that the proposed mass and bulk of the attached garage does not affect the pedestrian-friendly interface of the front elevation with the street and the proposed design is aesthetically cohesive with the design of the rest of the house and respects existing neighborhood character; the proposed addition at the rear of the house is incorporated well into the existing house and is consistent in design as a whole. Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A DSR24-0016 PC/03/10/2025 Page 3 SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0016 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 February 14, 2025, sheets A1.0 through A3.4, C.0 – C.4, and L1.0 – L2.1; 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. 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; Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A DSR24-0016 PC/03/10/2025 Page 4 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; 12. 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 Division; and 13. 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 Variances 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 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 10th day of March 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 10th day of March 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated February 14, 2025 AYES: COMAROTO, LOWENTHAL, PFAFF, SCHMID, SHORES, TSE NOES: NONE RECUSED: NONE ABSENT: HORAN Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Walker Shores RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISION2.14.25REVISEDDocusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A 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!Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A 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 PLANL1.009/30/202602/25/2025Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A FFE 103.02 xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxVERNON WAY ( 50' R/W )English lavenderGreat VelvetBoxwoodThe OriginalRebloomingHydrangeaThe Original Reblooming HydrangeaGreat VelvetBoxwoodEnglish lavenderThe OriginalRebloomingHydrangeaStrawberry treeStrawberry treeEnglish LaurelStrawberry tree(E)Maple treeDeergrassGreat VelvetBoxwood(E)AmericanSweetgum tree(E)AmericanSweetgum tree(E)AmericanSweetgum treeEnglish LaurelEnglish LaurelR 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 PLANL2.009/30/202602/25/2025Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A PLANTING SCHEDULESYMBOLBOTANICAL NAMECOMMON NAMESIZESPREADHEIGHTWATERUSE(based onWUCOLS IV)COUNTSArbutus unedoStrawberry tree24" BOX15-20 ft15-20 ftMODERATE3Prunus laurocerasusEnglish Laurel15 GAL8 ft12 ftLOW12Buxus '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 LEGENDL2.109/30/202602/25/2025Docusign Envelope ID: D61CE36C-8C14-4881-9137-E1469349370A