HomeMy WebLinkAbout1451 Burlingame Avenue - Approval LetterCITY OF BURLINGAME
City Hall — 501 Primrose Road
Burlingame, California 94010-3997
December 15, 2015
Omid Zahedirad
RISE Pizzeria
P.O. Box 4764
San Mateo, CA 94404
Re: 1451 Burlingame Avenue
Dear Mr. Zahedirad,
�' ��
BURLINGAME
�.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
PH: (650) 558-7250
FAX: (650) 696-3790
Since there was no appeal to or suspension by the City Council, the November 23, 2015, Planning
Commission approval of your application for Commercial Design Review and Conditional Use Permit
Amendment became effective December 3, 2015. This application was for changes to the fa�ade of an
existing commercial building and to replace an existing food establishment with a new food establishment
at 1451 Burlingame Avenue, zoned BAC.
The November 23, 2015, minutes of the Planning Commission state your application was approved with
the following conditions:
that this business location presently occupied by a full service food establishment, with 934 SF of
on-site seating may change its food establishment classification only to a limited food service or
bar upon approval of a conditional use permit for the establishment change; the criteria for the
new classification shall be met in order for a change to be approved;
2. that the 934 SF area of on-site seating of the full service food establishment shall be enlarged or
extended to any other areas within the tenant space only by an amendment to this conditional use
permit;
3. that this food establishment shall provide trash receptacles as approved by the city consistent with
the streetscape improvements and maintain all trash receptacles at the entrances to the building
and at any additional locations approved by the City Engineer and Fire Department;
4
5.
7
that the applicant shall provide daily litter control along all frontages of the business and within fifty
(50) feet of all frontages of the business;
that an amendment to this conditional use permit shall be required for delivery of prepared food
from this premise;
that there shall be no food sales allowed at this location from a window or from any opening within
10' of the property line;
that if this site is changed from any food establishment use to any retail or other use, a food
establishment shall not be replaced on this site and this conditional use permit shall become void;
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December 15, 2015
1451 Burlingame Avenue
Page 2
8. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2013 Edition, and as amended by the City of Burlingame;
9. that the project shall be built as shown on the plans submitted to the Planning Division date
stamped October 6, 2015, sheets A0.1 through A7.1; and that the plans submitted to the Building
Division shall also include the following items as outlined in the letter submitted by Jim Maxwell,
dated November 12, 2015:
■ the existing masonry block wall dividing the trash area from the rear door and bi-fold metal
gate shall be cleaned and painted;
■ the existing masonry wall along the side property line behind the building shall be replaced
with a new wall painted to match the masonry wail near the trash area;
• the existing switch gear and electrical panels at the rear of the building shall be replaced a
code compliant system and shall be instailed in an enclosure;
■ the existing awning at the rear of the buiiding shall be replaced with new awnings/canopies
above the first floor door and window and second floor windows (can be submitted as a part of
the sign permit application); and
• the rear building fa�ade shall be cleaned, patched and painted to match the front building
fa�ade.
10. that any changes to the size or envelope of building, which would include changing or adding
exterior walls or parapet walls, shall require an amendment to this permit;
11. 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 (FYI or amendment to be determined by Planning staf�;
12. that the conditions Building Division's October 7, 2015 and August 31, 2015 memos, the
Engineering Division's September 1, 2015 memo, the Fire Division's October 7, 2015 and
September 2, 2015 memos, and the Stormwater Division's September 1, 2015 memo shall be
met;
13. 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;
14. 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;
15. 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;
16. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
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December 15, 2015
1451 Burlingame Avenue
Page 3
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
17. that prior to scheduling the framing inspection, the project architect, engineer or other licensed
professional shall provide architectural certification that the architectural details such as window
locations and bays are built as shown on the approved plans; if there is no licensed professional
involved in the project, the property owner or contractor shall provide the certification under
penalty of perjury. Certifications shall be submitted to the Building Department; and
18. 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.
All site improvements and construction work will require separate application to the Building Department.
This approval is valid for one year during which time a building permit must be issued. An extension of up to
one year may be considered by the Planning Commission if application is made before the end of the first
year.
The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section
1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within 90
days of the date of the decision unless a shorter time is required pursuant to state or federal law.
Sincerely,
t
�� ��
William Meeker
Community Development Director
c. Jim Maxwell, architect
Diane Ayoob Tr, property owner
Chief Deputy Valuation, Assessor's Office
(0.07 AC MOL ELY 25 FT X 125 FT PTN LOT 9 BLK 1 TOWN OF BURLINGAME SUPP MAP NO
1 RSM 3/71; APN: 029-201-380)
File
:a Register online to receive City of Burlingame e-mail updates at www.burlingame.org :e
Project Comments
Date: October 7, 2015
To:
� Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
From: Planning Staff
Subject: Request for Commercial Design Reviev�� for changes to the fa�ade of
an existing commercial building at 1451 Burlingame Avenue, zoned
BAC, APN: 029-201-380
Staff Review:
Resubmittal Comment:
36. Since the rear exit does not adjoin a public way, on the plans define a Code-
compliant exterior area of assisted rescue that will accommodate the calculated
occupant load.
The path of travel from the rear exif must traverse a hazardous vehicular way (a
parking lof) in order to arrive at the public right of way (the City sidewalk.) The
Code requires a dedicated 48" accessible path of fravel. Construction and
dedication of a Code-compliant 48" path of travel is not possible. Therefore, an
exterior area of assisted rescue will be required. When plans are submitted for
Buildinq Code compliance plan check p/ease revise the plans to show an exterior
area of assisted rescue that complies with this Code requirement.
All conditions of approvai as stated in the review dated 8-31-2015 will apply to this
project.
� ` �-�- �' i
Reviewed b�-�� i; / Date: 10-7-2015
��
�
� Project Comments
Date:
To:
From:
August 31, 2015
� Engineering Division
(650) 558-7230
i� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
0 Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Commercial Design Review for changes to the fa�ade of
an existing commercial building at 1451 Burlingame Avenue, zoned
BAC, APN: 029-201-380
Staff Review: August 31, 2015
1) Plans submitted for any commercial project must be designed, wet-stamped, and
signed by a licensed architect. 1997 Uniform Administrative Code §302.2 and
§302.3.
2) On the plans specify that this project will comply with the 2013 California Building
Code, 2013 California Residential Code (where applicable), 2013 California
Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing
Code, including all amendments as adopted in Ordinance 1889.
3�/�s of January 1, 2014, SB 407 (2009) requires non-compliant plumbing fixtures
�-�to be replaced by water-conserving plumbing fixtures when a property is
undergoing alterations or improvements. This law applies to all residential and
commercial property built prior to January 1, 1994. Details can be found at
http://www.leqinfo.ca. o�v/pub/09-10/bili/sen/sb 0401-
0450/sb 407 bill 20091011 chaptered.html. Revise the plans to show
�compliance with this requirement.
4)�Specify on the plans that this project will comply with the 2013 California Energy
Efficiency Standards.
Go to http://www.enerqy.ca.qov/title24/2013standards/ for publications and
details.
5) Provide two completed copies of the attached Mandatory Measures with the
submittal of your plans for Building Code compliance plan check. In addition,
replicate this completed document on the plans. Note: On the Checklist you must
provide a reference that indicates the page of the plans on which each Measure
can be found.
�� Piace the following information on the first page of the pians:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
Construction hours in the City Public right-of-way are limited to
weekdays and non-City Holidays between 8:00 a,m. and 5:00 p.m.
Note: Construction hours for work in the public right of way must now be
,--�included on the plans.
;��'On the first page of the plans specify the following: "Any hidden conditions that
require work to be performed beyond the scope of the building permit issued for
these plans may require further City approvals including review by the Planning
Commission." The building owner, project designer, and/or contractor must
submit a Revision to the City for any work not graphically illustrated on the Job
Copy of the plans prior to performing the work.
8) Anyone who is doing business in the City must have a current City of Burlingame
business license.
9) Provide fully dimensioned plans.
10)Provide existing and proposed elevations.
11)This project will be considered a New Building because, according to the City of
Burlingame Municipal code, "when additions, alterations or repairs within any
twelve-month period exceed fifty percent of the current replacement value of an
existing building or structure, as determined by the building official, such building
or structure shall be made in its entirety to conform with the requirements for new
buildings or structures." This building must comply with the 2013 California
Building Code for new structures. BMC 18.07.020
Note: Any revisions to the plans approved by the Building Division must be
submitted to, and approved by, the Building Division prior to the implementation
of any work not specifically sho�vn on the plans. Significant delays can occur if
changes made in the field, without City approval, necessitate further review by
City departments or the Planning Commission. Inspections cannot be scheduled
and will not be performed for work that is not shown on the Approved plans.
12)Due to the extensive nature of this construction project the Certificate of
Occupancy will be rescinded once construction begins. A new Certificate
of Occupancy will be issued after the project has been finaled. No
occupancy of the building is to occur until a new Certificate of Occupancy
has been issued.
13)Provide a complete demolition plan that includes a legend and indicates existing
walls and features to remain, existing walls and features to be demolished, and
new walls and features.
NOTE: A condition of this project approval is that the Demolition Permit will
not be issued and, and no work can begin (including the removal of �
building components), until a Building Permit has been issued for the
project. The property owner is responsible for assuring that no work is
�.authorized or performed.
;��rovide a site plans that shows the property boundaries and the distances from
all exterior walls to property lines or to assumed property lines
15)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
16)Provide handrails at all stairs where there are four or more risers. 2013 CBC
§1009.
17)Provide lighting at all exterior landings.
18)A copy of the plans, stamped "Approved" by San Mateo County Environmental
Health Department, must be submitted to the Building Division prior to issuance
of the buildinq permit.
19)Provide a complete furniture / movable fixture plan for the tenant space.
��'Acknowledge that, when plans are submitted for building code plan check, they
will include a complete underground plumbing plan including complete details for
the location of all required grease traps and city-required backwater prevention
devices.
21)Specify on the plans the location of all required accessible signage. Include
references to separate sheets on the plans which provide details and graphically
_. illustrates the accessible signage requirements.
C22)Specify the accessible path of travel from the public right of way, through the
r�ain entrance, to the area of alteration.
��Specify an accessible path of travel from all required exits to the public right of
way.
�)Specify the path of travel from on-site parking, through the main entrance, to the
area of alteration
25)Specify a level landing, slope, and cross slope on each side of the door at all
required entrances and exits.
�Specify accessible countertops where service counters are provided
27)P�ovide complete dimensioned details for accessible bathrooms
c2$-}S"pecify the total number of parking spaces on site.
29}ff there is on-site parking then provide complete, dimensioned details for the
accessible parking
30)Please Note: Architects are advised to specify construction dimensions for
accessible features that are below the maximum and above the minimum
dimension required as construction tolerances generally do not apply to
accessible features. See the California Access Complrance Manual —
- Inferpretive Regulation 118-8.
, 3�.}Remove all references to "Handicap", "Handicapped", or "HC' and replace with
the terms "Accessible", "ACC', or "D.A." (e.g. Sheets A0.1, A2.2, etc.)
�In the tenant space indicate the location of the "Office" or area where
bookkeeping and financial reconciliation will take place. If the office is to be
located on the mezzanine level then also indicate an accessible office space on
the ground floor. 2013 CBC 11 B-203.9
33)On the plans show the required 24" strikeside clearance at the pull side and the
required 18" strikeside clearance at the push side of the main entry door per
2013 CBC §11 B-404.2.4.1.
34)On the plans show the 60" required maneuvering clearance on the pull side and
48" required maneuvering clearance on the push side perpendicular to the main
;_entry door per 2013 CBC §11 B-404.2.4.1.
�)Provide an exit plan showing the paths of travel.
L36jSince the rear exit does not adjoin a public way, on the plans define a Code-
compliant exterior area of assisted rescue that will accommodate the calculated
occupant load.
�37)In Assembly occupancies specify aisle widths that comply with 2013 CBC
_ §1028.10.1
�3� The current seating plan graphically illustrates that all dining areas will be
occupied beyond the number of occupants specified in your occupant load chard
and that allowed by the Code. Revise the plans to graphically illustrate tables and
chairs in each area based on the calculated occupant load for that area. Note:
based on the requirements of 2013 CBC §1028.10.1 the allowable occupant load
for each area may be limited further by the required aisle widths.
; 39.� Because the accessible route to the toilet compartments is the same route that is
designated for "Queue/Waiting" the width along this route must be at least 44" in
width. 2013 CBC §11 B-403.5.1 Ex. #5. Please revise the plans.
40) If the building is not sprinklered then revise the pians to show that the stairs will
vbe 48" in width between the handrails. 2013 CBC §1007.3 Ex.1
NOTE: A written response to the items noted here and plans that specifically
address items 3, 4, 6, 7, 14, 20, 22, 23, 24, 26, 28, 29, 31, 32, 35, 36, 37, 38, 39,
and 40 must be re-submitted before this project can move forward for
Planning Commission action. The written response must include clear
direction reqardinq where the requested information can be found on the
Ip ans•
�--,
� � .
Revieweckby:--�'-"� _�---� �; ��� Date: 8-31-2015
�� `-
Joe Cyr, CB0%. ` (6�'-558-7270)
�-
Project Comments
Date:
To:
From:
August 31, 2015
X Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
0 Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Commercial Design Review for changes to the fa�ade of
an existing commercial building at 1451 Buriingame Avenue, zoned
BAC, APN: 029-201-380
Staff Review: August 31, 2015
� Please show all utilities (PG&E, Sewer, sewer cleanout, water) on the site pian.
l/
2. Please be aware that there are special conditions for work on Burlingame Avenue.
3. Please note: Per the five (5) year construction moratorium, no work is allowed within the public right-
of-way, including, but not limited to, the use of public right-of-way for store front improvements,
signage installation, underground fire system, and other utility work in the Downtown Burlingame
Avenue unless approved by the Department of Public Works through a separate approval process. See
the 'Downtown Burlingame Avenue special conditions, specifications, details, and construction
moratorium' for requirements.
n Insert the 'Best Management Practices', construction sheet into the plans set. A copy can be found at
�� http://www.flowstobay.or�/brochures then click "construction bmp plan sheet
5. Sewer Backwater Protection Certification is required for the installation of any new sewer fixture per
Ordinance No. 1710. The Sewer Backwater Protection Certificate is required prior to the issuance of
Building Permit.
6. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.1Z. Testing
information is available at the Building department counter. A Sewer Lateral Test encroachment
permit is required.
Reviewed by: M. Quan
Date: 9/1/15
Project CommAnts
Date
To:
From
October 7, 2015
0 Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
0 Parks Division
(650) 558-7334
i Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Commercial Design P.eview for changes to the fa�ade of
an existing commercial building at 1451 Buriingame Avenue, zoned
BAC, APN: 029-201-380
Staff Review:
1. Provide building addressing at front and rear doors as specified in Burlingame
Municipal Code §17.04.070.
2. Post occupant load near front entry door.
3. Indicate locations and installation of 2A10BC fire extinguishers minimum
spaced in accordance with §567, Title 19 CCR
4. An emergency key box sha�l be provided for the building. Ordering instructions
may be provided by the Fire Department.
Above items shail be confirmed during the building permit plan review process.
. . � ����� �
Reviewed by: Christine Resd � Date: 10-7-15
Project Comments
Date:
To:
From:
August 31, 2015
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
0 Parks Division
(650) 558-7334
X Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Commerciai Design Review for changes to the fa�ade of
an existing commercial building at 1451 Burlingame Avenue, zoned
BAC, APN: 029-201-380
Staff Review: August 31, 2015
� A fire sprinkier system is required to be installed throughout the building, per
Burlingame Municipal Code §17.04.108 and §17.04.105. The system's fire
department connection shali not encroach into the city right-of-way.
� The fire sprinkler system shall be electronically monitored by an approved
ntral receiving station.
3. The applicant shall ensure proper drainage in accordance with the City of
urlingame. Engineering Standards are available for the fire sprinkler main drain and
inspector test on the building plumbing drawings. These items may drain directly to
landscape or in the sewer with an air gap.
�The fire protection underground water line shall be submitted and approved
rough the Burlingame Building Department prior to approval of aboveground fire
sprinkler permit.
5. Furniture diagrams shall meet the occupant load calculations. Currently, the
diagrams exceed calculations in the patio dining, d�ning and mezz. dining areas.
6. Provide building addressing at front and rear doors as specified in Burlingama
Municipal Code §17.04.070.
7. Post occupant load near front entry door.
8. Indicate locations and installation of 2A10BC fire extinguishers minimum
spaced in accordance with �567, Title 19 CCR
9. An emergency key box shall be provided for the building. Ordering instructions
may be provided by the Fire Department.
,
Reviewed b Christine Reed ��� ^ Date: 9-2-15
Y� ( � ,L.f'���
�
Project Comments
Date:
To:
From:
August 31, 2015
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
X Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Commercial Design Review for changes to the fa�ade of
an existing commercial building at 1451 Burlingame Avenue, zoned
BAC, APN: 029-201-380
Staff Review: August 31, 2015
Any construction project in the City, regardless of size, shall comply with the city's
stormwater NPDES permit to prevent construction activity stormwater pollution.
Project proponents shall ensure that ail contractors impiement appropriate and
effective Best Management Practices (BMPs) during all phases of construction,
including demolition. When submitting plans for a building permit, please include a
list of construction BMPs as project notes, preferably, on a separate full size (2'x 3' or
larger), plan sheet. A downloadable electronic file is available at:
http://www.flowstobay.org/Construction
Please contact Kiley Kinnon, NPDES Stormwater Coordinator, for assistance at
(650) 342-3727.
Reviewed by: KJK
Date: 09/01115