HomeMy WebLinkAbout3016 Alcazar Drive - Staff ReportItem No: 8d
Regular Action
City of Burlingame
Conditional Use Permit forAccessory Structure
Address: 3016 Alcazar Drive Meeting Date: October 10, 2017
Request: Application for a Conditional Use Permit for plate and glazed opening heights for a new detached
accessory structure approved for use as an Accessory Dwelling Unit (ADU).
Applicants and Properly Owner: Michael Mazza
Architect: Craig Scott and Mia Zinni, IwamotoScott Architecture
General Plan: Low Density Residential
APN: 025-333-340
LotArea: 11,074 SF
Zoning: R-1
Environmental Review Status: The project is Categorically Exempt from review pursuant to the California
Environmental Quality Act (CEQA), per Section 15303 (e), which states that construction or conversion of limited
numbers of new, small facilities or structures including accessory (appurtenant) structures including garages,
carports, patios, swimming pools and fences is exempt from environmental review.
Property Description: The subject property is a wedge-shaped interior lot with an atypical long and curved
frontage on Alcazar Drive. There is an uphill slope on the lot, moving from the right (East) side property line
to the left/West side property line. The existing single-story house is situated at the right side of the lot, with
a 6-foot right side setback and a 25'-2" left side setback. There is a gradual difference in grade at the
location of the existing house, but starting at the left/West side of the house, there is a steep uphill slope (of
approximately 14 feet difference in grade) leading to the left side property line.
Project Description: Planning Staff would note that although this property is located in the Hillside Area
Construction Permit Zone, State Law 65852.2 requires that Accessory Dwelling Units (ADU) must have a
ministerial approval process. Therefore, ADUs are exempted from the City of Burlingame's Hillside Area
Construction Permit Process (C.S. 25.61). In addition, C.S. 25.57.070.010(a) requires Design Reviewforsingle-
family houses and duplexes, but not for work proposed solely to accessory structures on a property.
Planning Staff would further note an applicant can choose the option of an ADU design that may require one or
more of the Conditional Use Permit requirements listed in C.S. 25.60, requesting a variance for an ADU is
prohibited per C.S. 25.59.050.
The applicant is proposing a detached single-story accessory structure at the left side of the property. There are
no proposed changes to the existing 5-bedroom single-family dwelling or the parking on the site. The proposed
single-story accessory structure is approved for use as an ADU and the project meets all code required
standards for setbacks, lot coverage, floor area, roof height, design and material compatibility, and parking.
The proposed accessory structure is a 640 SF studio unit with the required full bath and kitchen. The applicant
is requesting a Conditional Use Permit for a plate height greater than 9 feet above adjacent grade and for three
glazed openings that are greater than 10 feet from adjacent grade.
The code requires that the overall ridge, plate, and glazed opening heights of accessory structures be measured
from adjacent grade (as opposed to an average grade). Due the steep slope at the left side of this property, the
height of the roof, plate, and proposed windows varies depending on the elevation and the grade immediately
beneath that feature.
There is one proposed plate height that exceeds 9 feet from adjacent grade. The proposed butterfly roof
configuration of the accessory structure does not have a plate height as defined for more traditional roof
construction, so for the proposed structure the plate heights were measured to the top of the vaulted ceiling at
the interior edges of the structure. Using this measurement, the proposed plate at the right/ East elevation (in
the kitchen) is 12'-5" from the adjacent grade.
Conditional Use Permit 3016 Alcazar Drive
There are three proposed glazed openings that exceed 10 feet from adjacent grade. The measurement to the
top of the glazing of the window at the righUEast elevation (in the kitchen) is 12'-5" from adjacent grade. This
window faces the main dwelling on the site. The measurement to the highest point from adjacent grade to the
flat skylight at the righU East elevation (in the bathroom) is 13'-7". And the measurement to the top of the glazing
for the interior garden window at the South elevation measures 11'-6" (less than one quarter of the glazing for
this window extends more than 10 feet above adjacent grade because of the change in slope at this location).
The glazing for the interior garden window is oriented to the front left corner of the subject site.
One stated goal of the design and location of the proposed accessory structure is to minimize the visibility of the
accessory structure from nearby properties. The structure has been situated partially in the existing sloped
hillside and the design of the roof results in the maximum height being no greater than the height of the existing
roof on the main house when viewed from properties located uphill from the subject property. A second goal of
the accessory structure design and location is to capture the available distant view to the East of the subject site;
the view that is visible through the open space in the existing roof configuration of the main house. Due to the
slope of the lot at the location of the accessory structure, this goal is accomplished with the butterfly roof design
of the structure and the picture window at the right side (in the kitchen) of the accessory structure; the applicant
notes that the location, plates and glazed opening heights could be altered to eliminate the requested
Conditional Use Permits, however this would result in a loss of the view.
There are 7 existing trees on site that are proposed to be removed, finro of which are of protected size. The three
existing strawberry trees, two trees below the existing retaining wall, and two protected size pine trees at the
front left side of the lot will be removed. The applicant has applied for and received approval of a Protected
Tree Removal Permit from the City Arborist (see attached permit). The existing trees and screening will be
replaced with three 24-inch box size Norfolk Island pine trees. There is an existing oak tree at the rear, left side
of the lot (facing the sliding doors of the proposed accessory structure) that will remain with construction, as well
as various other trees on the lot.
The applicant is requesting the following application:
■ Conditional Use Permit The plate line of the accessory structure will be more than nine (9) feet above
grade at the closest point between the plate line and adjacent grade (where the proposed plate height at
the right side of the accessory structure is 12'-5" above adjacent grade); (C.S. 25.60.010(g)); and
■ Conditional Use Permit for any portion of a glazed opening will be higher than ten (10) feet above
grade (portions of two windows and one skylight are greater than 10 feet from adjacent grade) (C.S.
25.60.010(i));
This space intentionally left blank.
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Conditional Use Permit 3016 Alcazar Drive
3016 Alcazar Drive
Lot Area: 11,074 SF Plans date stam ed: Se tember 26, 2017
ACCESSORY STRUCTURE Existing to the � Proposed Ailowed/ Required
FORWARD OF REAR 30% main dwelling �
OF LOT �
Front 14'-9" � 17'-5" to accessory structure 17'-5" is the biock
; average
(
Side (right): 6'-0" No change 7'-0"
(left): 25'-2" { 14'-9" to accessory structure 7'-0"
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From any other structure: --- � 5'-0" 4'-0"
....__ ......—......_—.......^._� ... �.��_...—...._ ......
—.... .__ ._.... ...—_—.._.....
Rear (1st flr): 22'-9" � 65'-0" to accessory structure 15'-0"
Staff Comments: Planning staff would note that because of the nature of the request, it was determined that
this request could be brought forward directly as a RegularAction Item. If the Commission feels there is a need
for more study, this item may be placed on a subsequent action calendar for a second review with direction to
the applicant.
Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning Commission
must find that the following conditions exist on the property (Code Section 25.52.020, a-c):
(a) The proposed use, at the proposed location, 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;
(b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
(c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary
to secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
Suggested Conditional Use Permit Findings: The proposed accessory residential use is consistent with the
land use designation in the General Plan. The location of the structure at the left side of the property and
situated in the uphill slope on the lot results in a substantial portion of the structure at the front and left elevations
being hidden below existing grade and not visible from adjacent properties. That the proposed setbacks to the
accessory structure are greater than the code-required setbacks so that the plate and window heights requested
as Conditional Use Permit items have greatly reduced impacts on any neighboring properties. Specifically, the
proposed roof design (including the placement of the > 9'-0" plate height on the interior side of the structure)
reduces the visibility of the structure from the street and from adjacent residences, so that it is not detrimental or
injurious to property or improvements in the vicinity. The proposed glazed openings in the structure that are
placed higher than 10 feet from grade are oriented towards the main house or behind landscaping which
reduces any impact of light pollution for neighboring properties. The architectural style and materials are
3
Conditional Use Permit
3016 Alcazar Drive
compatible with the existing main house. For these reasons the project may be found to be compatible with the
requirements of the City's Conditional Use Permit criteria
Planning Commission Action:
The Planning Commission should conduct a public hearing on the application, and consider public testimony and
the analysis contained within the staff report. Action should include specific findings supporting the Planning
Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any
action should be stated clearly for the record. At the public hearing the following conditions should be
considered:
1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped
September 26; including that there shall be a minimum of three new evergreen trees planted at the front,
left side of the property;
2. that if the accessory structure is demolished or the envelope changed at a later date the Conditional Use
Permit shall be void or shall be amended to reflect the changes;
3. 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;
4. that demolition or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
5. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit; and
6. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016
Edition, as amended by the City of Burlingame.
Erika Lewit
Senior Planner
c: Craig Scott and Mia Zinni, Architects
Attachments:
• Application to the Planning Commission
• Applicant's letter of Explanation, date stamped September 26, 2017
• Conditional Use Permit Application
• Protected Tree Removal Permit, issued September 13, 2017
• Resolution (Proposed)
• Notice of Public Hearing — Mailed September 29, 2017
• Aerial Photo
4
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COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.buriingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
❑ Design Review ❑ Variance
� Conditional Use Permit ❑ Special Permit
❑ Parcel #: Lot 2, Mills Estate No. 23 PM 24-25
❑ Zoning / Other: ADU
PROJECT ADDRESS: 3016 Alcazar Drive, Burlinqame CA 94010
APPLICANT
Name: Michael Mazza
Address: 3016 Alcazar Drive
City/State/Zip: Burlinqame CA, 94010
Phone: (650) 270-8408
E-mail: mikemazzamail(�a.ctmail.com
ARCHITECT/DESIGNER
Name: Craip Scott
Address: 729 Tennessee Street
City/State/Zip: San Francisco, CA 94107
Phone: (415) 643-7773
� E-mail: cscott@iwamotoscott.com
Burlingame Business License #: C 23713
PROPERTY OWNER
Name: See Applicant Info
Address:
City/State/Zip:
Phone:
E-mail:
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GCI�-PLA.Nf�!I�,�C D!V
Authorization to Reproduce Proiect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as part of the Ptanning approvat process and waive any ctaims against the City
arising out of or related to such action. (Initials of Architect/Designer)
PROJECT DESCRIPTION: THIS PROJECT IS A DETACHED, SINGLE-STOREY ACCESSORY DWELLING UNIT
ON THE PROPERTY OF AN EXISTING SINGLE-FAMILY LOT. FACILITIES FOR LIVING, SLEEPING, EATING,
COOKING, AND SANITATION 1MLL BE PROVIDED. LANDSCAPING WORK AROUND THE SECONDARY
DWELLING UNIT 1MLL INCLUDE NEW PAVERS, A NEW PATIO, CONCRETE RETAINING WALLS, AND
PLANTED BORDERS.
AFFIDAVIT/SIGNATURE: reby
best of my knowledge an
Applicant's signature:
I am aware of the propose app '�
Commission.
Property owner's signature:
i
Date: � � �v � � � �
above applicant to submit this application io the Planning
Date: � . `" � � � �
Date submitted: � � b � �
S: �HANDOUTS�PC Application.doc
of perjury that the information given herein is true and correct to the
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729 TEN(JtSSEE STREET
SAN FRANCISCO, CA 94107
415-643-7773
MAZZA ADU CONDITIONAL USE PERMIT APPLICATION COVER LETTER
DATE September 25, 2017
PROJECT DESIGN APPROACH AND DESCRIPTION
The proposed ADU massing is site-specific and discrete. In plan, the project pushes into the hill,
embedding a significant portion of the building in the ground. In elevation, the form adapts to the
sloping grade, creating a low profile that follows the site's contours. This helps to hide the
project's mass behind the existing residence's landscape and fencing, producing a minimal
visual impact from the street.
The ADU's massing also responds to the primary dwelling; a slight lift in the project's roof
allows a small view to the bay through an opening in the primary dwelling's roofline.
Nonetheless, the proposed ADU remains lower than the existing residence and would
not impact any neighboring views of the bay.
The primary exterior facade material will be dark wood siding, spaced to match the current
wood siding on the primary dwelling. This means that the small portion of the proposed
massing that would be visible from the street would be similar to the primary dwelling in scale,
color, and material.
We look forward to sharing our physical architectural model and project design drawings with
you on October 10th. In the meantime, if there are any questions, please do not hesitate to
reach out via email or phone.
Sincerely: Craig Scott and Mia Zinni Date: 09/25/17
Contact Information: cscott .iwamotoscott.com
mia iwamotoscott.com
T. (415) 643-7773
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City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.or�
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BURLJNGAME
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
MAZZA ADU Conditional Use Permit for: Plate Line and Glazing Above lOft
The Planning Commission is required by law to make fmdings as defined by the City's Ordinance (Code
Section 25.52.020). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made for your request. Please type or write neatly
in ink. Refer to the back of this form for assistance with these questions.
1. Explain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public health, safety, general welfare or
convenience.
The Mazza Accessory Dwelling Unit (ADU) is applying for a Conditional Use Permit for the ADU's Plate Line
and Glazing Heights on the northeast side of the stnicture and bathroom skylight. 'I`he northeast side of the
ADU is at the lowest point of the ADU's site and facing the existing property; dius, will not affect the
neighboring properties views or cause ]ight pollution. By responding to the primary dwelling's roof and
strategically nesting the ADU within the slope of the site, the Plate Line and Glazing Above lOft avoid impacting
neighbors views to the bay or airport. New trees will be planted on the property's southeast street front to screen
the majoriry of the structure from public view.
2.
As a compliant ADU in area, program, and construction the structure's partially raised Plate Line and Glazing
Heights have no impact on the public health, safety, welfare or convenience of the neighborhood_ For more
information on the ADU please review the plan documents submitted to the Burlingame Planning Department.
How will ihe proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
The proposed Accessory Dwelling Unit is in R-1, Hillside Area Construction Permit zone, consistent with the
single family usage within the zone. The Plate Line and Glazing Height question have no unpact on designated
use. The Accessory Dwelling Unit (proposed to be built after 1954) is a detached accessory structure
compliant with the minirnum lot size of 6,000 SF (lot is 11,074 SF), ttnit size of 640 SF (unit is 639 SF), primary
dwelling setbacks, lot coverage and floor area ratio. For more zoning information please see the cover sheet of
the plans submitted to the planning department.
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3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of
the existing and potential uses on adjoining properties in the general vicinity?
The proposed modern design for the ADU is consistent with the contemporary architectural approach used by
Eichler for designing the primary dwelling and surrounding district. The architecture is tontemporary while
still compliant with the restrictions of C.S. 25.60 for accessory structures. The e�cisting primary dwelling has
vertical wood siding. The proposed ADU will have a similar dark wood colored vertical siding with similar
spacing. The proposed northeast window uses a contemporary bevel and lighter colored window frame to
create visual depth around the window, speaking to the deep overhangs of the primary dwelling.
The project complies with parking requirements. The site provides 4 spaces total, 2 covered + 1 uncovered for
the main dwelling and 1 uncovered space for the ADU (uncovered can be in tandem with one other vehide),
and thus will not impact parking in the neighborhood. CUP.FRM
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��' PROTECTEI) TREE REMUVAL
' s�Ru��AME � � pERMIT APPLICATI{�N �
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Parks & Recreation Departrrlent
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8S0 Burlingame �venue, 8urlingame, CA 94010
Date: � ' � � ' �-t� � "� : (6S0) 558-733Q
The undersigned'owner of the property at:
Address: �0 / 6 L �!'�� %� �I (/L ��l�G !/i� '_' C,1� /.�l}��}'
hereby apglies far a pernau; to remove or pzune more thauyli3 af the canopy af the folla ing protected tree(s):
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Species: �I��G�i�`i% '���C.'� Circurnference: f��- S� �`
Location on Pro�erty S'f��(,�11G� % �c'��G/t��`i�.
Work to be Perfarmeds Removal � Trim More Than 1/3 of the Crown
Reason Work is Necessary: ' f� t L�' j/'tt (�o �fU }� t� t1 Cf � i��Q �`�''t-�/. � Lt- � tU% �-'��-S ;1�'S t- '
Is this Tree Rennoval Request Part af a Building Project? YES ��, NO ���'z�F
Note: A photograph of the tree(s) and a schematic drawing of the lacation of the tree(s} on the property must be
submitted along with $75.00 to: City of Burlingame. Additional docu�nentation maybe required to support removaL
Attach any documentatian you rnay have. (Example: Report from an Indeperzdent Arborist, pictures of damaged structures,
letters of corccerr� from neighbors, etc.),,
Owner (Print) � t C. -{-{"�(� � � �Z-'Z� Phone �O �Z1 �27d ' � �� U
Address Email Wi t ke VY1 G( Z Z.L�. L1�ct ti�� 1R •�LG
`(if d�erent than abovej
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.P�ERMIT - Fa,R QFFICE USE ONLY ; �.,. . � `�� �� �
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. Paymeat Re� �,.-� Payment Method ��� I�
This permit allows the applicant to remove or prune t ve listed tree(s) in a�e6r ' r�e with the pro '� of the Urban
Reforestation and Tree Protection Ordinance nici al ade Chapter I 1 �5 .`$y si gt s er t, the applicant
acknowledges recei t of'-a cop f Chapter 11. �r s to comply with �'ts provis ns��d n' ' ted below;
and that all appea�s ave expir o e so1 ��_, �� ��f ��� � ���
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OWNER SIGNATURE r' ti� `, � ,' ',�' ,1., i
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" .C-TTY A,RBORIST ; �'''--� �
CONAITIQNS: ^� 24 - utch bvx size tandscape tree{s} {na fruit or nut trees}=wi11 be
required and may he planted anywhere on the property. If conditions are not �net witl:in
tiie allotted time as specified in Chap ter II.06.09U.(b}(S), �ayment of $7U(% fvr each tree
into�the tree replacemenifund will be required.
NO re�lacement(s) required Contact'the Parks Division at
' {bSD) 558-7330 when removal(s) are completed.
BiI1LDING PROJECT.• Permit ineffective until after Planning Commissiors review
,
DATE PERMIT EFFECTIVE C�F � '2..o PERMIT EXPIRES,�y� \���'�—
DATE COMPLETED
This work should be done 6y qualiTed tree professioiials and a copy'of tliis permit n:ust be available at the job
site at aCl tinees when work is being performec� OS%1015revised
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RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a Categorical Exemption has been prepared and application has been made for a
Conditional Use Permit for a detached accessory structure approved as an Accessory Dwellina Unit at
3016 Alcazar Drive. Zoned R-1, Michael Mazza, propertv owner, APN: 025-333-340;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on October
10, 2017, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this Commission, it is hereby found that there is no substantial evidence
that the project set forth above will have a significant effect on the environment, and categorical
exemption, per CEQA Section 15303 (e), which states that construction or conversion of limited
numbers of new, small facilities or structures including accessory (appurtenant) structures
including garages, carports, patios, swimming pools and fences is exempt from environmental
review, is hereby approved.
2. Said Conditional Use Permit is approved subject to the conditions set forth in Exhibit "A"
attached hereto. Findings for such Conditional Use Permit are set forth in the staff report,
minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of
the County of San Mateo.
Chairman
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 dav of October, 2017, by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Categorical Exemption and Conditional Use Permit
3016 Alcazar Drive
Effective October 20, 2017
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped September 26, 2017; including that there shall be a minimum of three new
evergreen trees planted at the front, left side of the property;
2. that if the accessory structure is demolished or the envelope changed at a later date the
Conditional Use Permit shall be void or shall be amended to reflect the changes;
3. 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;
4. that demolition or removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be
required to comply with all the regulations of the Bay Area Air Quality Management District;
5. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects to
submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit; and
6. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, 2016 Edition, as amended by the City of Burlingame.
. CITY OF BURLINGAME
r " COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
�,, , BURLINGAME, CA 94010
1+ ' PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 3016 ALCAZAR DRIVE
The City of Burlingame Planning Commission announces the
following public hearing on TUESDAY, OCTOBER 10, 2017
at 7:00 P.M. in the City Hall Council Chambers, 501
Primrose Road, Burlingame, CA:
Application for Conditional Use Permit for window antl plate
height for an approved detached accessory dwelling unit at
3016 ALCAZAR DRIVE zoned R-l. APN 015-333-340
Mailed: September 29, 2017
(Please refer to other side)
PUBLIC HEARING
NOTICE
Citv of Burlin_qame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)
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