HomeMy WebLinkAboutRESO - PC - 2025-07.14-7C
DSR24-0020
PC/07/14/2025
Page 1
CITY OF BURLINGAME
PLANNING COMMISSION RESOLUTION 2025-07.14-7C
APPROVING MAJOR DESIGN REVIEW AND SPECIAL PERMIT FOR
1548 HOOVER AVENUE
PROJECT NO. DSR24-0020
WHEREAS, an application has been made by Azadeh Masrour, on behalf of Property Owner,
Farideh Zamani, for Major Design Review and Special Permit for second story balcony for a new, two-
story, single-unit dwelling and detached garage in the R-1 (Low Density Residential) zoning district.,
APN: 027-142-270; and
WHEREAS, on July 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 July 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 the California Environmental Quality Act
(CEQA) pursuant to Section 15303 (a) of the CEQA Guidelines, which states construction of a limited
number of new, small facilities or structures including one single family residence, or a second dwelling
unit in a residential zone is exempt from environmental review. In urbanized areas, up to three single-
family residences may be constructed or converted under this exemption.
SECTION 2: City of Burlingame Municipal Code (BMC) authorizes the Planning Commission
to grant Major Design Review 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 project is consistent with the General Plan designation of Low Density Residential and is
in compliance with all applicable provisions of Title 25; the proposed two-story, single-unit
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 including stucco and stone siding, composition shingle roofing,
fiberglass windows with wood trim, wood and glass doors, and hip and gable 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.
DSR24-0020
PC/07/14/2025
Page 2
3. Required Finding: 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, building height,
declining height envelope, and parking requirements.
SPECIAL PERMIT FINDINGS (BMC SECTION 25.78.020)
Required Findings. Any decision to approve a special permit application in the R-1 zoning district
pursuant to this chapter shall be supported by written findings addressing the criteria set forth in this
chapter. In making such determination, the following findings shall be made:
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 new construction and
second floor balcony are consistent with the well-defined character of the street and
neighborhood. There are a mix of single and two-story single-unit dwellings with a variety of
architectural styles in the surrounding 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
dwelling and second floor balcony are consistent with the existing structure, street, and
neighborhood in that the project's design incorporates materials and transitional styling that is
common throughout the neighborhood. The proposed stucco and stone siding, composition
shingle roofing, fiberglass windows, wood and glass doors, hip and gable roofs, and scale of
massing align with the existing dwellings in the neighborhood.
3. The proposed project is consistent with the residential design guidelines adopted by the City;
and
The project is designed to be integrated with the character of the neighborhood with the use of
quality materials and architectural elements. The mass and bulk of the proposed dwelling,
including the second floor balcony, is complimentary to the context of the other homes on the
block and is 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.
Three protected trees and two non-protected landscape trees are proposed be removed. Three
new 24-inch box tree would be planted on-site and therefore comply with the Urban
Reforestation and Tree Protection Ordinance requirements.
DSR24-0020
PC/07/14/2025
Page 3
SECTION 3: The Planning Commission of the City of Burlingame after conducting the public
hearing HEREBY APPROVES DSR24-0020 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 June 23, 2025, sheets A-00.01 through A-04.01;
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 first floor, 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;
DSR24-0020
PC/07/14/2025
Page 4
11. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property
corners, set the building footprint and certify the first-floor elevation of the new structure(s)
based on the elevation at the top of the form boards per the approved plans; this survey shall
be accepted by the City Engineer;
12. 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;
13. 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
14. 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,
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 14th day of July 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 July 2025 by the following vote:
Secretary
DSR24-0020
PC/07/14/2025
Page 5
Exhibits:
Exhibit A - Project Plans dated June 23, 2025
AYES: HORAN, PFAFF, SHORES, TSE
NOES: NONE
RECUSED: LOWENTHAL, SCHMID
ABSENT: NONE
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