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Home My WebLink AboutRESO - PC - 2025-05.12-7A 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 May 23, 2025 Byong Choi 3375 Kipling Street Palo Alto, CA 94306 (email: architect0410@gmail.com) Re: Major Design Review and Special Pemit at 1519 Bernal Avenue (Project No. DSR24-0021) Dear Mr. Choi, Since there was no appeal to or suspension by the City Council, the May 12, 2025, Planning Commission approval of your application for Major Design Review and Special Permit for second story balcony became effective May 22, 2025. This application was for a first and second story addition to an existing single-unit dwelling at 1519 Bernal Avenue. 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 May 22, 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, Catherine Keylon Planning Division | Community Development Department 501 Primrose Road | Burlingame, CA 94010 Tel. (650) 558-7252 | ckeylon@burlingame.org c: Jee Yu Park and Jihoon Kim(email:jihoonkim415@gmail.com Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E DSR24-0021 PC/05/12/2025 Page 1 CITY OF BURLINGAME PLANNING COMMISSION RESOLUTION 2025-05.12-7A APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMIT FOR 1519 BERNAL AVENUE PROJECT NO. DSR24-0021 WHEREAS, an application has been made by Byoung Choi, Applicant and Architect, for Major Design Review and Special Permit for second floor balcony for a first and second story addition to an existing single-unit dwelling in the R-1 (Low Density Residential) zoning district, APN: 026-034-080; and WHEREAS, on May 12, 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 May 12, 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 second floor addition is located at the rear of the house and that the mass and bulk of the added square footage is in scale with the existing structure and in relation to neighboring properties, and that the architectural details follow a traditional design with modern features and are cohesive with the details of the existing building with wood doors, asphalt shingles, wood trim details, fiberglass windows and steel railings, 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: 09B65270-5428-47CE-81F2-50DAECF6F17E DSR24-0021 PC/05/12/2025 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 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 second floor balcony is located at the rear of the house and compliments the characteristics of the existing and proposed addition house. The mass and bulk are in keeping with 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 there are other homes that also have second floor balconies; and that the new balcony is not oversized at less than 75 SF in area. 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 DSR24-0021 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 April 16, 2025, sheets A-0 through A-15; 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. Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E DSR24-0021 PC/05/12/2025 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. Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E DSR24-0021 PC/05/12/2025 Page 4 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, 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 12th day of May 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 12th day of May 2025 by the following vote: Secretary Exhibits: Exhibit A - Project Plans dated April 16, 2025 AYES: LOWENTHAL, PFAFF, SHORES, TSE NOES: NONE RECUSED: SCHMID ABSENT: HORAN Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Walker Shores April 16, 2025 RECEIVEDCity of Burlingame CDD-Planning DIVDocusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E COMPOSITE WOOD SIDING BELOW BAYWINDOW FIBREX COMPOSITE WINDOW MFR: ANDERSEN MODEL: 100 SERIES COLOR: BLACK CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER GARAGE DOOR MFR: CLOPAY MODEL: CANNON RIDGE MODERN FINISH: COMPOSITE FAUX WOOD DOOR, MAHOGANY/WALNUT ENTRY DOOR MFR: THERMATRU MODEL: CCW 1000 FLUSH PANEL FINISH: WALNUT GRAIN FASCIA BOARD COLOR: BLACK EXTERIOR LIGHTING MFR: HINKLEY MODEL: BLACK REC. LANTERN GUARD RAIL MFR: TIMBER TECH MODEL: IMPRESSION RAIL EXPRESS COLOR: BLACK EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER EXTERIOR LIGHTING MFR: HINKLEY MODEL: BLACK REC. LANTERN CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL FASCIA BOARD COLOR: BLACK DRIVEWAY PAVER MFR: BEGARD MODEL: MELVILLE PLANK PAVER CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL FASCIA BOARD COLOR: BLACK GUARD RAIL MFR: TIMBER TECH MODEL: IMPRESSION RAIL EXPRESS COLOR: BLACK FASCIA BOARD COLOR: BLACK FIBREX COMPOSITE WINDOW MFR: ANDERSEN MODEL: 100 SERIES COLOR: BLACK FUTURE WOODEN FENCE, BLACK PAINTDRIVEWAY PAVER MFR: BEGARD MODEL: MELVILLE PLANK PAVER EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER BALCONY GUARD RAIL W/ TEMPERED GLASS ENTRY POST/BEAM MFR: NEW TECHWOOD CO. MODEL: VERTICAL SIDING FINISH: PERUVIAN TEAK ENTRY POST/BEAM MFR: NEW TECHWOOD CO. MODEL: VERTICAL SIDING FINISH: PERUVIAN TEAK COMPOSITE WOOD SIDING BELOW BAYWINDOW FIBREX COMPOSITE WINDOW MFR: ANDERSEN MODEL: 100 SERIES COLOR: BLACK CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER GARAGE DOOR MFR: CLOPAY MODEL: CANNON RIDGE MODERN FINISH: COMPOSITE FAUX WOOD DOOR, MAHOGANY/WALNUT ENTRY DOOR MFR: THERMATRU MODEL: CCW 1000 FLUSH PANEL FINISH: WALNUT GRAIN FASCIA BOARD COLOR: BLACK EXTERIOR LIGHTING MFR: HINKLEY MODEL: BLACK REC. LANTERN GUARD RAIL MFR: TIMBER TECH MODEL: IMPRESSION RAIL EXPRESS COLOR: BLACK EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER EXTERIOR LIGHTING MFR: HINKLEY MODEL: BLACK REC. LANTERN CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL FASCIA BOARD COLOR: BLACK DRIVEWAY PAVER MFR: BEGARD MODEL: MELVILLE PLANK PAVER CLASS A ASPHALT SHINGLE ROOFING MFR: GAF MODEL: GRAND SEQUOIA COLOR: CHARCOAL FASCIA BOARD COLOR: BLACK GUARD RAIL MFR: TIMBER TECH MODEL: IMPRESSION RAIL EXPRESS COLOR: BLACK FASCIA BOARD COLOR: BLACK FIBREX COMPOSITE WINDOW MFR: ANDERSEN MODEL: 100 SERIES COLOR: BLACK FUTURE WOODEN FENCE, BLACK PAINTDRIVEWAY PAVER MFR: BEGARD MODEL: MELVILLE PLANK PAVER EXTERIOR WALL PAINT MFR: SHERWIN-WILLIAMS MODEL: SW 7008 COLOR: ALABASTER BALCONY GUARD RAIL W/ TEMPERED GLASS 14 Docusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E SKETCH @ FRONTSKETCH @ REARDocusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E SKETCH @ FRONTSKETCH @ REARDocusign Envelope ID: 09B65270-5428-47CE-81F2-50DAECF6F17E