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HomeMy WebLinkAboutRESO - PC - 2025-04.14-7A 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 April 25, 2025 Jeff Lue 1661 Westmoor Road Burlingame, CA 94010 (email: jeff.r.lue@gmail.com) Re: Major Design Review, Variance and Special Permit at 1661 Westmoor Road (Project No. DSR24-0017) Dear Property Owner, Since there was no appeal to or suspension by the City Council, the April 14, 2025, Planning Commission approval of your application for Major Design Review, Variance for front setback and Special Permit for plate height became effective April 24, 2025. This application was for a new, single- unit dwelling and attached garage at 1661 Westmoor Road. 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 April 24, 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, Fazia Ali Assistant Planner Planning Division | Community Development Department 501 Primrose Road | Burlingame, CA 94010 Tel. (650) 558-7240| fali@burlingame.org c. Wing Lee, Lee Architecture(email: wing@leearchitect.com) Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE DSR24-0017 PC/04/14/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025-04.14-7A APPROVING MAJOR DESIGN REVIEW, VARIANCE AND SPECIAL PERMIT FOR 1661 WESTMOOR ROAD PROJECT NO. DSR24-0017 WHEREAS, an application has been made by Wing Lee, Lee Architecture, on behalf of Property Owner, Jeff Lue, for Major Design Review, Variance for front setback, and Special Permit for a plate height for a new single-unit dwelling and attached garage in the R-1 (Low Density Residential) zoning district, APN: 025-233-030; and WHEREAS, on April 14, 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 April 14, 2025, the Planning Commission of the City of Burlingame reviewed and considered a Categorical Exemption under Section 15303 (a) 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 review pursuant to the California Environmental Quality Act (CEQA), per Section 15303 (a) of the CEQA Guidelines, which states that construction of a limited number of new, small facilities or structures, including one single-unit residence, or a second dwelling unit in a residential zone, is exempt from environmental review. In urbanized areas, this exemption may be applied to the construction or conversion of up to three (3) single-unit residences as part of a project. SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission to grant Major Design Review, Variance, and Special Permit 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 new 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 new 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, and that the project proposes traditional materials and elements including aluminum clad wood windows, vertical siding, fascia boards, roof eave corbels, and asphalt shingle roofing making the project compatible with other existing houses and 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: 3B896238-086C-4B4B-860C-E712F3A5B1CE DSR24-0017 PC/04/14/2025 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 height, lot coverage, floor area ratio, side and rear setbacks, and parking requirements. VARIANCE FINDINGS (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 existing footprint of the house to maintain neighborhood consistency and compatibility, and to minimize impacts on 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. 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 in that it allows a new expanded dwelling in a reasonable manner while maintaining the enjoyment of a substantial property right of the applicant. 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. 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 in that the project is not exacerbating existing nonconforming conditions and that retaining the existing front wall of the attached garage creates no greater impact than exists now. 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 variance request to maintain the existing front wall of the attached garage will not alter the current conditions for the immediately impacted adjacent neighbor and that the project is designed to be compatible with neighboring properties by incorporating variety in the facades, materials, fenestration and rooflines. SPECIAL PERMIT FINDING (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. Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE DSR24-0017 PC/04/14/2025 Page 3 The blend of mass, scale, and dominant structural characteristics of the new single-unit dwelling and attached garage are consistent with the well-defined character of the street and neighborhood in that the predominant plate height of 8’-0” and 9’-0” are consistent with the character of the street and neighborhood which primarily consists of one-story single-unit dwellings in a variety of architectural styles, massing and plate heights and is appropriate on this interior lot. Only the attached single-car garage with a 11’-10” plate height varies from the 8’-0” and 9’-0” first floor plate height, which is setback 20’-3” from the front property line. 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 new dwelling are consistent with the existing street and neighborhood in that the project's design, including the attached garage, incorporates roof lines, facades and materials that are found throughout the existing and newer homes in the neighborhood; the proposed vertical siding, asphalt shingle roofing, aluminum clad wood windows, gable and hip roofs, and scale of massing align with the existing neighboring structures. 3. The proposed project is consistent with the residential design guidelines adopted by the City. The proposed project is consistent with the residential design guidelines adopted by the City in that the majority of the plate heights are compliant with plate height limits, with the exception of the plate height in the attached garage. The attached garage is designed to be integrated into the design and mass and bulk of the house with the use of quality materials and architectural elements. 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. A tree removal permit was filed and issued in 2023 by the Parks and Recreation Department Three 24-inch box standard size single stem landscape trees will be planted at the subject property as defined in Code Section 11.06.090. SECTION 3: The Planning Commission of the City of Burlingame after conducting the public hearing HEREBY APPROVES DSR24-0017 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 March 21, 2025, sheets G-0.0 through A0.1, through A2.5, C-1.0 through C-5.0, ER-1 and ER-2 and Topographic Survey; 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; Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE DSR24-0017 PC/04/14/2025 Page 4 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; 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. Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE DSR24-0017 PC/04/14/2025 Page 5 SECTION 4: The Major Design Review, Variance, 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, the Community Development Director or Planning Commission determines 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 14th day of April 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 14th day of April 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plan dated March 21, 2025 AYES: COMAROTO, HORAN, LOWENTHAL, PFAFF, SCHMID, SHORES NOES: NONE RECUSED: NONE ABSENT: TSE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Walker Shores REVISED3.21.25RECEIVEDCITY OF BURLINGAMECDD-PLANNING DIVISIONDocusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE ±±Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE NOTE:FOR CONSTRUCTION STAKINGSCHEDULING OR QUOTATIONSPLEASE CONTACT ALEX ABAYAAT LEA & BRAZE ENGINEERING(510)887-4086 EXT 116.aabaya@leabraze.comCUBIC YARDSWITHIN BUILDINGFOOTPRINTOUTSIDEBUILDINGFOOTPRINTTOTAL CUBICYARDSCUT55FILL30EXPORT25Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE ””Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE “”Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE Docusign Envelope ID: 3B896238-086C-4B4B-860C-E712F3A5B1CE