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Home My WebLink About1465 Burlingame Avenue - Staff ReportItem No. 9b Design Review Study City of Burlingame Conditional Use Permit for a Full-Service Food Establishment and Commercial Design Review Address: 1465 Burlingame Avenue Meeting Date: November 13, 2017 Request: Application for Conditional Use Permit for a full-service food establishment and Commercial Design Review for changes to the fa�ades of an existing commercial building. Applicant: Chef & The Butcher, Josh Stumpf APN: 029-201-040 Architect: William Duff Architects, Chris Telles Lot Area: 6,250 SF Property Owner: Mengshi Shen Zoning: BAC General Plan: Burlingame Downtown Specific Plan: Burlingame Avenue Commercial District Previous Use: Personal Service (hair salon- Secrets of Medusa, currently vacant) Proposed Use: Full service food establishment with retail sales Allowable Use: Full service food establishment with approval of a Conditional Use Permit Summary: The subject property contains a finro-story building that fronts Burlingame Avenue with two retail spaces (1461 & 1465) and abuts Fox Plaza Lane at the rear. At 1461 Burlingame Avenue (space on the left) there is currently a salon and the subject tenant space at 1465 (right) is vacant, but was formerly occupied by another salon. The tenant space is approximately 2,700 SF with an 800 SF meuanine and also includes a rear portion of the building that is a catering business. A stand-alone catering kitchen is currently not a permitted or conditional use in the Burlingame Avenue Commercial District, howeverthe kitchen has operated for manyyears as a non-conforming use at this location. There are a total of 6 parking spaces (3 tandem) located off of Fox Plaza Lane that are located on the subject property. Two of the spaces are used by the salon at 1461 Burlingame Avenue and 4 of the spaces are used by 1465 Burlingame Avenue. The applicant, Josh Stumpf representing the Chef and The Butcher, is proposing to operate a full service food establishment at 1465 Burlingame Avenue, zoned BAC. The proposed restaurant would be open for lunch and dinner and would operate with an artisan butcher counter as an accessory retail use. The restaurant would be a dine-in food establishment focusing on barbeque-style grass fed, sustainable meats used to create comfort foods including sandwiches and salads paired with craft beers and local wines. The restaurant would operate seven days a week and would be open from 10:30 a.m. to 9:00 p.m. As part of the food establishment the applicant is proposing an accessory artisan butcher shop to be located within the front portion of the restaurant along Burlingame Avenue. The butcher shop would be approximately 90 SF and would sell a variety of types and cuts of grass fed, sustained meats along either company made spices, rubs, sauces and marinades for sale to customers and the general public. In addition, the rear portion of the tenant spaces, along Fox Plaza Lane, would be part of the Chef & The Butcher and would be used as the primary production kitchen and would also operate as a catering kitchen for the Chef & The Butcher. The applicant notes that the catering kitchen would account for approximately 25-35% of the restaurant sales. As with other restaurants operating in Burlingame take out/delivery meals would be provided by third party delivery services such as Door Dash, Grub Hub and Postmates. The proposed restaurant would not provide on-site or delivery catering but would be providing large volume orders to be picked up by customers for parties, weddings and corporate and private events. The tenant space would contain a retail butcher counter, customer seating on the ground floor and on the mezzanine, a kitchen, a small office on the mezzanine as well as back of house area and restrooms. The rear portion of the building that is used as a catering kitchen would be remodeled with the walk-in cooler removed and the area slightly expanded to provide a gas-fired wood burning smokers. The proposed food establishment will have approximately 850 SF of customer seating (550 SF on the meuanine + 300 SF on the ground floor). While the mezzanine would primary be utilized for as a customer dining area the mezzanine would also contain a I�_ Conditional Use Permit and Commercial Design Review 1465 Burlingame Avenue 77 SF office space as well as 236 SF of storage area. A full-service food establishment is defined as a business which sells food prepared indoors on the premise with a full menu and provides an indoor seating area of at least two hundred fifty (250) square feet. Such businesses may provide for the sale of alcoholic beverages as an accessory and secondary use. Operating criteria to define a full-service food establishment include most or all of the following: served by waiters to seated customers and where payment is made at the end of the meal; presence of a full commercial kitchen and commercial dishwasher; and food is served on ceramic plates with metal flatware and cloth napkins. The proposed food establishment meets most of these operating criteria. Please refer to the applicant's letter, dated October 10, 2017, for a description of the proposed business operation. When the business opens, there would be up to ten full-time and up to five part-time employees. In five years, the number of employees is expected to increase to twenty full-time and ten part-time employees. The applicant projects a maximum of approximately 99 people expected on site at any one time, including the owner, employees and customers. The following applications are required: ■ Conditional Use Permit for a new full-service food service food establishment in the BAC Zoning District (CS 25.32.070 (b) (2)); and ■ Commercial Design Review for changes to the fa�ades of an existing commercial building in the BAC Zoning District (CS 25.32.045 (b)). Commercial Design Review: With this application, minor changes are proposed to the front, the bulk of the changes are proposed on the rear portion of the building and would impact the rear, east and west elevations. This project is subject to Commercial Design Review because it includes changes to the fa�ade of a commercial building located within the BAC zoning district. Design Review includes changes to any fa�ade faming a public or private street or parking lot. The front of the building contains an angled storefront with brick planters, steel framed wood trim windows, stucco siding and a clay barrel tiled roof. With this application, the front fa�ade would remain relatively the same except for new wood benches added at the planters and signage (which is not subject to Design Review). The The rear portion of the building that is used as a catering kitchen would have the most significant change, specifically the east elevation with the walk-in cooler removed and the foot print of the cooler would be enlarged to house two barbeque smokers along with a wood storage area. This area would be enclosed with a steel framed structure (enclosure) with steel mesh/grate panel walls that would allow for visibility. A trash enclosure structure would be constructed along the east side with new steel exterior double doors. The existing aluminum skylights would remain in the same location and would be replaced with new skylights. The stucco finish would remain on the west facing elevations. The existing steel framed windows at the rear of the mezzanine level, along the rear, south facing elevation would remain. Off-Street Parking: There are currently six (3 tandem) parking spaces provided at the rear of the building, access from Fox Plaza Lane. Two of those spaces are dedicated for use by the tenant (salon) at 1461 Burlingame Avenue and four of the spaces are for use by 1465 Burlingame Avenue. As per Code Section 25.70.090, retail, personal service and food establishment uses on the first floor in the BAC zoning district, are exempt from vehicle parking requirements. However, the mezzanine is not included in the exemption and staff calculated the existing and proposed uses for this 800 SF area. The previous use of the space required 3 off-street parking spaces where 4 spaces are provided; with the proposed restaurant the use of the mezzanine has a parking requirement of 4 off-street spaces. While non-conforming because the 4 on-site spaces are provided in tandem, the site meets this parking requirement. However, given the upgrades proposed to the property, the applicant will be required to comply with current ADA requirements, which include parking, therefore finro of the four spaces currently used for the tenant space at 1465 Burlingame Avenue will be required � Condifional Use Permit and Commercial Design Review 1465 Burlingame Avenue to be converted to be accessible parking spaces. A variance is not required due to the loss of the spaces required to provide accessible parking spaces, and the proposed use is considered to comply with the parking requirements for the proposed use. 1465 Burlingame Avenue Lot Area: 6,250 SF Plans date stam ed: October 10, 2017 Existing Proposed � Allowed/Required Use: Personal Full service food = Conditional Use Permit required Service uses establishment' � for a full serviced food _ currentl vacant , ^ _establishment Seating Area: n/a � 850 SF ! at least 200 SF of seating area � (550 SF mezzanine + ; ; ` 300 SF on ground floor) ' —..��.—�.__—._..._.._.. —�_...._.._......_..�..�.-�---___._�. __.__. ._..�.-�---...........__.....__............_....�..._..---�- � .._a._._.----�— -- - � Off-Street 3 spaces 2 2 spaces2 j Food establishment and retail Parking: � uses on ground floor are exempt � from providing parking � Meuanine � Mezzanine 236 SF stora e- 0.25 s 240 SF office 77 SF office g 0.25 sp p Office (1:300 SF) 713 SF salon service � Restaurant (1:200 SF) ' 640 SF restaurant — 3.2 sp I. 3 spaces- required/ ( Storage (1: 1,000 SF) 4 spaces provided 4 spaces required Requirement met ! Loss of 2 spaces required 4 spaces required for mezzanine � for ADA compliance- no variance required � � �onaitionai use rermit ror a new tun-service tooa estapusnment in tne t3AG Zoning District with 850 SF of on-site seating area (CS 25.32.070 (b) (2)). Z The sixth existing angled parking space along the wall is not considered a space since it is located directly in front of finro exit doors from the building. Staff comments: See attached memos from the Building, Parks, Engineering, Fire and Stormwater Divisions. Required Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit for a limited food service food establishment, 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 3 Conditional Use Permit and Commercial Design Review vicinity. 1465 Burlingame Avenue Design Review Criteria: The criteria for Commercial Design Review as established in Ordinance No. 1652 adopted by the Council on April 16, 2001 are outlined as follows: 1. Support of the pattern of diverse architectural styles that characterize the city's commercial areas; 2. Respect and promotion of pedestrian activity by placement of buildings to maximize commercial use of the street frontage, off-street public spaces, and by locating parking so that it does not dominate street frontages; 3. On visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; 4. Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing development and compatibility with transitions where changes in land use occur nearby; 5. Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure, restores or retains existing or significant original architectural features, and is compatible in mass and bulk with other structure in the immediate area; and 6. Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches the existing opportunities of the commercial neighborhood. Catherine Keylon Senior Planner c. Josh Stumpf, Chef & The Butcher, applicant William Duff Architects, Chris Telles, project architect Attachments: Application to the Planning Commission Applicant's Letters of Explanation Conditional Use Permit Application Commercial Application Staff Comments Notice of Public Hearing — Mailed November 3, 2017 Aerial Photo 4 . CITY OF BURLINGAME � ' COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 �� '± PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 1465 BURLINGAME AVE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, NOVEMBER 13, 2017 at 7:00 P.M. in the City Hall Council fhambers, 501 Primrose Road, Burlingame, CA: Application for Commercial Design Review and Conditional Use Permit for a new full service restaurant at 1465 BURLINGAME AVE zoned BAC. APN 029-201-040 Mniled: November 3, 2017 (Please refer to other side) PUBLIC HEARING NOTICE Citv of Burlinaame 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 sideJ Item No. 7d Consent Calendar City of Burlingame Conditional Use Permit for a Full-Service Food Establishment and Commercial Design Review Address: 1465 Burlingame Avenue Meeting Date: December 11, 2017 Request: Application for Conditional Use Permit for a full-service food establishment and Commercial Design Review for changes to the faCades of an existing commercial building. Applicant: Chef & The Butcher, Josh Stumpf APN: 029-201-040 Architect: William Duff Architects, Chris Telles Lot Area: 6,250 SF Property Owner: Mengshi Shen Zoning: BAC General Plan: Burlingame Downtown Specific Plan: Burlingame Avenue Commercial District Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15301 - Existing facilities, Class 1(a) of the CEQA Guidelines, which states that interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances are exempt from environmental review. Previous Use: Personal Service (hair salon- Secrets of Medusa, currently vacant) Proposed Use: Full service food establishment with retail sales Allowable Use: Full service food establishment with approval of a Conditional Use Permit Summary: The subject property contains a two-story building that fronts Burlingame Avenue with two retail spaces (1461 & 1465) and abuts Fox Plaza Lane at the rear. At 1461 Burlingame Avenue (space on the left) there is currently a salon and the subject tenant space at 1465 (right) is vacant, but was formerly occupied by another salon. The tenant space is approximately 2,700 SF with an 800 SF mezzanine and also includes a rear portion of the building that is a catering business. A stand-alone catering kitchen is currently not a permitted or conditional use in the Burlingame Avenue Commercial District; however the kitchen has operated for many years as a non-conforming use at this location. There are a total of 6 parking spaces (3 tandem) located off of Fox Plaza Lane that are located on the subject property. Two of the spaces are used by the salon at 1461 Burlingame Avenue and 4 of the spaces are used by 1465 Burlingame Avenue. The applicant, Josh Stumpf representing the Chef and The Butcher, is proposing to operate a full service food establishment at 1465 Burlingame Avenue, zoned BAC. The proposed restaurant would be open for lunch and dinner and would operate with an artisan butcher counter as an accessory retail use. The restaurant would be a dine-in food establishment focusing on barbeque-style grass fed, sustainable meats used to create comfort foods including sandwiches and salads paired with craft beers and local wines. The restaurant would operate seven days a week and would be open from 10:30 a.m. to 9:00 p.m. As part of the food establishment the applicant is proposing an accessory artisan butcher shop to be located within the front portion of the restaurant along Burlingame Avenue. The butcher shop would be approximately 90 SF and would sell a variety of types and cuts of grass fed, sustained meats along either company made spices, rubs, sauces and marinades for sale to customers and the general public. In addition, the rear portion of the tenant spaces, along Fox Plaza Lane, would be part of the Chef & The Butcher and would be used as the primary production kitchen and would also operate as a catering kitchen for the Chef & The Butcher. The applicant notes that the catering kitchen would account for approximately 25-35% of the restaurant sales. As with other restaurants operating in Burlingame take out/delivery meals would be provided by third party delivery services such as Door Dash, Grub Hub and Postmates. The proposed restaurant would not provide on-site or delivery catering but would be providing large volume orders to be picked up by customers for parties, weddings and corporate and private events. i Conditional Use Permit and Commercial Design Review 1465 Burlingame Avenue The tenant space would contain a retail butcher counter, customer seating on the ground floor and on the mezzanine, a kitchen, a small office on the mezzanine as well as back of house area and restrooms. The rear portion of the building that is used as a catering kitchen would be remodeled with the walk-in cooler removed and the area slightly expanded to provide a gas-fired wood burning smokers. The proposed food establishment will have approximately 850 SF of customer seating (550 SF on the mezzanine + 300 SF on the ground floor). While the mezzanine would primary be utilized for as a customer dining area the mezzanine would also contain a 77 SF office space as well as 236 SF of storage area. A full-service food establishment is defined as a business which sells food prepared indoors on the premise with a full menu and provides an indoor seating area of at least two hundred fifty (250) square feet. Such businesses may provide for the sale of alcoholic beverages as an accessory and secondary use. Operating criteria to define a full-service food establishment include most or all of the following: served by waiters to seated customers and where payment is made at the end of the meal; presence of a full commercial kitchen and commercial dishwasher; and food is served on ceramic plates with metal flatware and cloth napkins. The proposed food establishment meets most of these operating criteria. Please refer to the applicant's letter, dated October 10, 2017, for a description of the proposed business operation. When the business opens, there would be up to ten full-time and up to five part-time employees. In five years, the number of employees is expected to increase to twenty full-time and ten part-time employees. The applicant projects a maximum of approximately 99 people expected on site at any one time, including the owner, employees and customers. The following applications are required: ■ Conditional Use Permit for a new full-service food service food establishment in the BAC Zoning District (CS 25.32.070 (b) (2)); and ■ Commercial Design Review for changes to the fa�ades of an existing commercial building in the BAC Zoning District (CS 25.32.045 (b)). Commercial Design Review: With this application, minor changes are proposed to the front, the bulk of the changes are proposed on the rear portion of the building and would impact the rear, east and west elevations. This project is subject to Commercial Design Review because it includes changes to the fa�ade of a commercial building located within the BAC zoning district. Design Review includes changes to any farade faming a public or private street or parking lot. The front of the building contains an angled storefront with brick planters, steel framed wood trim windows, stucco siding and a clay barrel tiled roof. With this application, the front fa�ade would remain relatively the same except for new wood benches added at the planters and signage (which is not subject to Design Review). The The rear portion of the building that is used as a catering kitchen would have the most significant change, specifically the east elevation with the walk-in cooler removed and the foot print of the cooler would be enlarged to house finro barbeque smokers along with a wood storage area. This area would be enclosed with a steel framed structure (enclosure) with steel mesh/grate panel walls that would allow for visibility. A trash enclosure structure would be constructed along the east side with new steel exterior double doors. The existing aluminum skylights would remain in the same location and would be replaced with new skylights. The stucco finish would remain on the west facing elevations. The existing steel framed windows at the rear of the mezzanine level, along the rear, south facing elevation would remain. Off-Street Parking: There are currently six (3 tandem) parking spaces provided at the rear of the building, access from Fox Plaza Lane. Two of those spaces are dedicated for use by the tenant (salon) at 1461 Burlingame Avenue and four of the spaces are for use by 1465 Burlingame Avenue. 2 Conditional Use Permit and Commercial Design Review 1465 Burlingame Avenue As per Code Section 25.70.090, retail, personal service and food establishment uses on the first floor in the BAC zoning district, are exempt from vehicle parking requirements. However, the meuanine is not included in the exemption and staff calculated the existing and proposed uses for this 800 SF area. The previous use of the space required 3 off-street parking spaces where 4 spaces are provided; with the proposed restaurant the use of the mezzanine has a parking requirement of 4 off-street spaces. While non-conforming because the 4 on-site spaces are provided in tandem, the site meets this parking requirement. However, given the upgrades proposed to the property, the applicant will be required to comply with current ADA requirements, which include parking, therefore two of the four spaces currently used for the tenant space at 1465 Burlingame Avenue will be required to be converted to be accessible parking spaces. A variance is not required due to the loss of the spaces required to provide accessible parking spaces, and the proposed use is considered to comply with the parking requirements for the proposed use. 1465 Burlingame Avenue Lot Area: 6,250 SF Plans date stam ed: October 10, 2017 Existing Proposed Allowed/Required Use: Personal Full service food � Conditional Use Permit required Service uses establishment' � for a full serviced food _(currently vacant) � establishment Seafing Area: n/a 850 SF � at least 200 SF of seating area (550 SF mezzanine + � 300 SF on ground floor) � ----.._._- -- -�._.__.._..�.__..�._�...__.........__ _....��..._�_..�--�--...__._......_�_�_...__.__._�_.. ._.�.._....._._.._...�__...—.._�_._..._...._...—_.,_�.---- Off-Sireet 3 spaces 2 2 spacesz Food establishment and retail Parking: i uses on ground floor are exempt . ( from providing parking Mezzanine Mezzanine � 240 SF office 236 SF storage - 0.25 sp ' Office (1:300 SF) 713 SF salon service 77 SF office - 0.25 sp Restaurant (1:200 SF) 640 SF restaurant - 3.2 sp 3 spaces- required/ Storage (1: 1,000 SF) 4 spaces provided 4 spaces required � t Requirement met Loss of 2 spaces required 4 spaces required for mezzanine for ADA compliance- no variance required � - - � � �onaiuonai use rermit tor a new tun-service tood establisnment in the BAC Zoning District with 850 SF of on-site seating area (CS 25.32.070 (b) (2)). Z The sixth existing angled parking space along the wall is not considered a space since it is located directly in front of two exit doors from the building. Staff comments: See attached memos from the Building, Parks, Engineering, Fire and Stormwater Divisions. Design Review Study Meeting: At the November 13, 2017, Planning Commission Design Review Study meeting, the Commission had a couple of questions regarding the proposed smokers (at the rear) and the signage and voted to place this item on the Consent Calendar with no changes requested (see attached November 13, 2017 Planning Commission Minutes). 3 Conditional Use Permit and Commercial Design Review 1465 Burlingame Avenue Required Findings for a Conditional Use Permit: In orderto grant a Conditional Use Permit for a limited food service food establishment, 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 Findings for a Conditional Use Permit: The proposed full service food establishment use will not be detrimental to the city's objective of promoting pedestrian oriented retail activity in this commercial area and therefore will be in compliance with the general plan for the area; and since the business shall be required to comply with all the City regulations including providing trash receptacles and litter maintenance in the surrounding area, signage, meeting building code requirements, and adhering to County health requirements, the operation will be compatible with the public's health and safety as well as with the character of the commercial area. Design Review Criteria: The criteria for Commercial Design Review as established in Ordinance No. 1652 adopted by the Council on April 16, 2001 are outlined as follows: 1. Support of the pattern of diverse architectural styles that characterize the city's commercial areas; 2. Respect and promotion of pedestrian activity by placement of buildings to maximize commercial use of the street frontage, off-street public spaces, and by locating parking so that it does not dominate street frontages; 3. On visually prominent and gateway sites, whether the design fits the site and is compatible with the surrounding development; 4. Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing development and compatibility with transitions where changes in land use occur nearby; 5. Architectural design consistency by using a single architectural style on the site that is consistent among primary elements of the structure, restores or retains existing or significant original architectural features, and is compatible in mass and bulk with other structure in the immediate area; and 6. Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches the existing opportunities of the commercial neighborhood. Suggested Findings for Design Review: That the front elevation will stay remain relatively the same except for new wood benches added at the planters and that the rear portion of the building along Fox Plaza Lane will be improved so that it is integrated as part of the existing building/use, given that the current use as a catering kitchen that currently operates independent of the use at the front of the building. The east elevation will have a new steel framed enclosure with steel mesh/grate to allow some visibility into the new smokers for the proposed 4 Conditional Use Permit and Commercial Design Review 1465 Burlingame Avenue restaurant. The new steel framed enclosure will screen the exhaust fans that are required for the new smokers. The south and west elevations will remain with stucco finished walls, but will be painted to match the rest of the building improvements. The existing aluminum skylights will remain in the same location and will be replaced with new skylights. These improvements will help to clean-up the rear portion of the building and provide a unique finish for the proposed smokers that defines the new restaurant use and integrates the rear portion of the building with the front of the building and for these reasons the project may be found to be compatible with the requirements of the City's five design review 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 November 2, 2017, sheets A0.00 through A3.05; 2. that this business location to be occupied by a full service food establishment, with approximately 800 SF of on-site customer seating area (300 SF ground floor + 550 SF on the mezzanine), may change its food establishment classification only to a limited food service or bar upon approval of a conditional use permit amendment for the establishment, and the criteria for the new classification shall be met in order for a change to be approved; 3. that the approximately 800 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 or covered patio area only by an amendment to this conditional use permit; 4. that the full service food establishment will include a catering kitchen at the rear that may operate only in conjunction with the full service food establishment so long as the restaurant maintains regular business hours and shall not operate as a separate business from the restaurant at the front of the property (1465 Burlingame Avenue); the Burlingame Planning Division shall be notified if the business operations deviate from those detailed in the application materials provided from the applicant and may require approval of a Conditional Use Permit Amendment; 5. that this food establishment shall provide trash receptacle(s) as approved by the city consistent with the streetscape improvements and maintain all trash receptacle(s) at the entrances to the building and at any additional locations as approved by the City Engineer and Fire Department; 6. that the business shall provide litter control and sidewalk cleaning along all frontages of the business and within fifty (50) feet of all frontages of the business; 7. that there shall be no food sales allowed at this location from a window or from any opening within 10' of the property line; 8. that any seating on the sidewalk outside shall conform to the requirements of any encroachment permit issued by the city; 5 Conditional Use Permit and Commercial Design Review 1465 Burlingame Avenue 9. that the conditions of the Building Division's October 12, 2017 and August 10, 2017 memos, the Fire Division's September 5, 2017 memo, the Engineering Division's October 25, 2017 and August 18, 2017 memos and the Stormwater Division's August 16, 2017 memo shall be met; and 10. that the project shall meet all the requirements of the California Building Code and California Fire Code, 2013 edition, as amended by the City of Burlingame and that failure to comply with these conditions or any change to the business or use on the site which would affect any of these conditions shall require an amendment to this use permit. Catherine Keylon Senior Planner c. Josh Stumpf, Chef & The Butcher, applicant William Duff Architects, Chris Telles, project architect Attachments: November 13, 2017 Planning Commission Study Minutes Application to the Planning Commission Applicant's Letters of Explanation Conditional Use Permit Application Commercial Application Staff Comments Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed December 1, 2017 Aerial Photo [� TY .r. ,,�r, � �•:�::. � .�., � tico � �� a a.ow,rro ` City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, November 13, 2017 7:00 PM Council Chambers b. 1465 Burlingame Avenue, zoned BAC- Application for Commercial Deign Review and Conditional Use Permit for a new full service restaurant. (Josh Stumpf, Chef & The Butcher, applicant; Williarri Duff Architects, architect; Mengshi Shen, property owner) (30 noticed) Staff contact: Catherine Keylon A/l Commissioners had visited the project site. There were no ex-parte communications to report. Senior P/anner Key/on provided an ove�view of the staff report. Questions of Staff.� > Does Bay Area Air Quafity Management District get involved with smokers? (Key/on: They will as part of the permif through the hea/th department. Prior to issuing a building permit, the Bui/ding Division will require approvals from any outside agencies to be provided showing justi�cation of approval for County Hea/th. The equipment will have some type of rating for compliance.) > Is if conceivable the Planning Commission cou/d approve the project but then wou/d not be allowed to install the smokers? (Keylon: This came up with another restaurant a year or so ago with the same issue. This has been discussed with the applicant and they are working with the manufacfurer of the smokers.) Chair Gum opened the public hearing. Chris Telles, William DuffArchitects, represented the applicant, with business ownerJosh Stumpf. Commission Questions/Comments: There were no questions of the applicant. Public Comments: There were no public comments. Chair Gum closed the public hearing. Commission Discussion: > Great-looking project. > It will be a greaf addition to the neighborhood. > Are signs under the purview of the P/anning Commission? (Gardiner. No, sign permits are issued administratively. Anything shown on the plans is for illustrative purposes on/y,� the permit will be processed by staff.) Commissioner Sargent made a motion, seconded by Commissioner Loftis, to Place the item on the Consent Calendar. The motion carried by the following vote: Aye: 5- Gum, Sargent, Loftis, Kelly, and Comaroto CIty of Burlingame page 1 Printed on 12l7/2017 Planning Commission Meeting Minutes November 13, 2017 Absent: 2- Gaul, and Terrones CityoiBurlingame page 2 Prinied on 1?/7/2017 i�� ; au�uNcarne: ! „' �� C�MMUNI"fY I��VELOPMENT [3EPARTMEldT • 501 PRtt�aoSE i2oAo • E3URLINGAME, CA 94010 � p: 65i1.558.7'250 • f: 650.696.3i90 • www.burlingame.org APPLICATIOIV TC; TH� �'LANNING Ci"�MIIlI1SS10N Type of appiication: {:� t7esign Review ❑ Variance ❑ Parcei #: 029-201-040 � Conditinnal Use Permit ❑ Speci�l Perrnit ❑ Zoning ! Oth�r: PR�JECT ADDRESS: 146� Burlingame Avenue, 1461 ��x Plaza �.ane APPLlCANT N��: Josh S#umpf, Chef 8 The Butcher Address; 1290 Howard Avenue, Suite 311 City/Sta#e/Zip: ��riingame, CA 94010 Phone: 6�0.316.8104 �_�a��_ j�sh@chefand#hebutcher.cnm PROPERTY OWNER Name: Men�shi Shen Address: 639 Aima Street City/StatelZip: F'alo Alto, CA 94301 f'hone: E-mail: ARCHITECTlDESiCNER Name: W+�� Duff Architects, Chris TeNes {primary project contact) Address: � �31 Mission St. CitylState/Zip: �an Francisco, CA 94103 Phone: 4'f 5.371.0900 �_��g�: ctelles�wdarch.com Burlingame Business License #: �� 1-1UG - � 2017 ClTY OF B�i'L?NGAME C�JD-�LANNl1G D!�J. Authorization to Reproduce Prniect Plans: 1 hereby �rani the City of Surl3ngame the authority to reproduce upon request andlor post plans submitted wiih this application dn the City's website as part of the �lanning approval process anrl waive any claims against the City arising aut of or reiated to such actian. �CT (Initials c�f ArchitecUfl�signer) PRaJECT DESCRIPTlON: See attached "Project Description" A�FiDAV17151GNA7URE: 1 hereby certify under penafty of perjury that the information given herein is true and correct tn the besi of my 4cnowledge and belief, Applicant's s�gnature: �; ,- ,.�.�.._.- ��.� Date: I am aware of the proposed ap ' a#�on and hereby authorize the above applicant to submit this application to the Planning Cnmmission. � ----� �_� Property owner's signature: �"�`�� ' � � Date: ' � D�te submitted: � �� s� � � � s: ��ran�Dours�Pcapn�rc�cro.,. doc � � � � � � s� ,� � � v.� , � e�� y � � � �� c� �; C� � �: >> � , � �i' � � — � � � a � � � ° � � � 0 V � � � � �� a � Q '� � —� ��, r � � —� � � � �� -� t�- � � � � � �, � �. � � � � � � P� o �' � � �� c� ' �� . � � �. , �� _ � � � � � � � � � � � �� PR�JECT DESCRIPTIC�i� CHEF & THE BUTCHER -1465 BURLINGAME AVE.,1464 FOX PLAZA LANE REVISED:10/10/2017 APPLICATION TO I HE PLANNING COMMISSION PROJECTINTRODUCTION Chef & the Butcher is a full service restaurant concept with an accessory artisan butcher shop. A full commercial kitchen with commercial dishwasher will be paired with the artisan butcher shop to provide patrons with a full service dine-in experience complete with ceramic plates and metal flatware in a seating area that exceeds 250 square feet. The culinary mission of the restaurant and artisan butcher counter is to provide grass fed, sustainable meats of varying types and cuts, supported by a small, but deep selection of company made spices, rubbings, sauces and marinades that are press and destination worthy. Chef & the Butcher will blend this with their own version of eat-in barbeque- an increasingly popular , multi-faceted comfort food that pairs well with craft beers and local wines; combining the best aspects of a food establishment with a neighborhood diner feel. PROPOSED SCOPE The project scope encompasses two buildings on the same parcel (APN 029-201-040). The main building fronts Burlingame Avenue and contains two tenant spaces;1461 Burlingame Avenue which currently houses "Salon 1461" and 1465 Burlingame Avenue which was formally Secret of Medusa salon and is currently vacant. The Main Space will house portions of Chef & the Butcher, including all customer dine-in seating, aspects of the production kitchen (barbeque smoker), the accessory artisan butcher shop, restrooms and Chef & the Butcher office and storage space. The second building on the south half of the property,1464 Fox Plaza Lane, currently houses a catering business and is designated as an existing, non-conforming use. This Conditional Use Permit application will serve to bring the 1464 Fox Plaza Lane into compliance by having it become a part of Chef & the Butcher and its designation as a full-service food establishment. Under this application we propose creating an internal connection between the two buildings for use by Chef & the Butcher employees only. In doing so, the 1461 Fox Plaza Lane will serve as the primary production kitchen for the Chef & the Butcher, while also continuing to operate as Chef & the Butcher's catering kitchen. BUSINESS OPERATIONS House of Operatio_n: Chef & The Butcher will operate 7-days a week, from 10:30am-9:OOpm Meals Served: Chef & The Butcher will not be serving breakfast, but will be open for lunch and dinner. Meals will consist of sandwiches, salads, and smoked meats by the pound accompanied by both hot and cold sides. Additionally, we will offer a selection of beer and wine for both lunch and dinner service. Take=out_Meals: Chef & The Butcher will accommodate take-out order as well as catering/large party pre-orders Meal Delivery: Delivery will go through a third party delivery service (i.e. DoorDash, GrubHub, Postmates, etc.) Cateri_ng; Chef & the Butcher anticipates catering/take-out will account for 25-35% of their restaurant sales and will target wedding, corporate and private events. Please note that Chef & The Butcher defines "catering" as large- volume orders that will be picked up by the customer, not on-site or delivered catering. t�.� ., ._.. . William Duff Architects, Inc. page 1 of 1 W I L L I A M D U F F A R C H 1 T E C T S T 415 371 0900 F q15 371 0800 1531 Mission Street San Francisco, CA 94103 �� City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 �� CITY O ,� 'P \ BURLINGAME . ;. � e' j' , CITY OF BURLINGAME CONDITIONAL USE PERIVIIT APPLICATION www.burlin ag me.org � ��, � � .-: �� rt=�, ��,.,+' �,a.�: � �� ,��iJ�j - $ G1��7 ;iT�Y O� QUi�LlNG�nnE c��-��1�v,Nc niv The Planning Commission is required by law to make findings 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. l. 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 conveniercce. From a public health standpoint, Chef & the Butcher (CATB) looks to improve unfavorable existing conditions, primarily enclosing on-site garbage/refuse storage in a lockable vestibule accessible only by CATB employees. With regards to public safety, the proposed use will not adversely affect police protection, and will provide a new sprinkler system within the tenant space where one does not already exist. CATB will be in line with the already diverse and vibrant collection of businesses along Burlingame Avenue by providing a restaurant type not yet existing, only adding to the general welfare of the surrounding area. 2. 3. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? CATB will be located in the Burlingame Avenue Commercial (BAC) District of the Burlingame Downtown Specific Plan. The BAC District is defined as "the commercial and retail heat of Downtown Burlingame" and features "a mixture of restaurants, national retail stores, and many locally based retailers". As a"full-service food establishment", Chef & the Butcher is a permitted use within the zoning district pending conditional approval. How will the proposed project be compatible with the aesthetics, `nass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? The large majority of CATB will be confined to the interior of two existing buildings. The aesthetics, mass, bulk and character of the exterior of these buildings will remain untouched. The project proposes a small, secured exterior equipment enclosure where an existing walk-in cooler currently sits (walk-in cooler to be demolished). The footprint of the enclosure will be slightly larger than the existing walk-in cooler footprint, but at no point will it be taller than the adjacent parapet. The enclosure will house the rear portion of two (2) barbecue smokers (utilizing a"through-wall" installation) as well as wood storage and will only be accessible by CATB employees. The construction of the enclosure will maintain visibility through (steel frame structure w/ steel mesh walls) so patrons can see the smokers when entering from the rear of the site. See plans and elevations for more information. cuP.F� City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 �vww.burlin ag me.org 1. Explain why the proposed use at the proposed location will not be detrimental or injtcrious to property or improve�zents in the vicinity or to public health, safety, general welfare or convenience. How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade, views from neighboring properties, ease of maintenance. Why will the structure or use within the structure not affect the public's health, safety or general welfare? Puhlic health includes such things as sanitation (garbage), air quality, discliarges into sewer and stormwater systems, water supply safety, and thing which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or communicable diseases). Public sa etv. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings, loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removal). Genera! welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for conservation and development? Is there a social benefit? Convenie,tce. How would the proposed structure or use affect public convenience (such as access to or parking for this site or adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped? 2. How will the proposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? Ask the Planning Department for the general plan designation and zoning district for the proposed project site. Also, ask for an explanation of each. Once you have this information, you can compare your proposal with the stated designated use and zoning, then explain why this proposal would fit accordingly. 3. How will the proposed project be cornpatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare your proposal to other uses in the area and explain why it fts. How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area. How will the structure or use within the structure change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking available resulting from this use? If you don't feel the character of the neighborhood will change, state why. � How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. CUP.FRM Community Development Dept. ■ 501 Primrose Road ■ Burlingame, CA 94010 ■ P:650.558.7250 • F:650.696.3790 ■ www.burlinqame.orq �_�� BURLINGAME � COMMERCIAL APPLICATION �' PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM 1. Proposed use of the site Full-service food establishment w/ accessory artisan butcher shop ��-� � 2. Days and hours of operation Monday-Sunday, 10:30am - 9:OOpm a�, ��z�, ��,�� 3 4 Number of trucks/service vehicles to be parked at site (by type) � Afl(; -�;��;;�_ Current and projected maximum number of employees (including owner) at this locati�t��-��''�`r`�'''�� G�'✓ � � � � - � � ��' Hours of Before After Before After Before After Operation 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm Weekdays 10 10 15 15 20 20 Full-time Part-time 5 5 8 8 10 10 Weekends Full-time 10 10 15 15 20 20 Part time 5 5 8 8 10 10 5. Current and projected maximum number of visitors/customers who may come to the site: � . � � • � � - �� tw Hours of Before After Before After Before After Operation 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm 5:00 pm Weekdays 100 100 150 150 200 200 Weekends 150 150 200 200 250 250 6. What is the maximum number of people expected on site at any one time (include owner, employees and visitors/customers): 99 persons 7. Where do/will the owner and employees park? Burlingame Ave., Public Parking Lot K, on-site at rear of site 8. Where do/will the customers/visitors park? Burlingame Ave., Public Parking Lot K, on-site at rear of site 9. Present or most recent use of site Retail, personal services (Secret of Medusa hair salon 10. List other tenants on property, their number of employees, hours of operation (attach a list if more room is neededl Salon 1461, Approx. 10-15 employees, Sunday-Tuesday: Closed, Wednesday-Saturday, 10am-6pm Commercial Application.doc �� CITY O� �� , � � � �., �� .ry _ 9 �9Fovn Project Address Description From: Project Comments - Planning Application 1465 Burlingame Avenue (1461 Fox Plaza Lane), zoned BAC, APN: 029-201-040 Request for Commercial Design Review and Conditional Use Permit for a new Full Service Food Establishment in the BAC. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No Comment The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1) 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. 2) Anyone who is doing business in the City must have a current City of Burlingame business license. 24) The office is located on the mezzanine level. Provide an accessible office on the ground floor. 2016 CBC § 11 B-203.9 I was not able to clearly see on the plan where the accessible office is on the ground floor. 26) On the floor plan for both rest rooms, provide the minimum 5'-0" radius required for the turning space. 28) Show the height dimension for the accessible signs on the restroom door from finish floor. Reviewed By: Rick Caro III Date: October 12, 2017 650 558-7270 �� c i T v o.�. �� :� t � �� ` �� . �c ; ,:,r ��:�� _ ., �9�.��>n i Project Address: Description: From Project Comments — Planning Application 1465 Burlingame Avenue (1461 Fox Plaza Lane), zoned BAC, AP N: 029-201-040 Request for Commercial Design Review and Conditional Use Permit for a new Full Service Food Establishment in the BAC. Rick Caro III Building Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1) On the plans specify that this project will comply with the 2016 California Building Code, 2016 California Residential Code (where applicable), 2016 California Mechanical Code, 2016 California Electrical Code, and 2016 California Plumbing Code, including all amendments as adopted in Ordinance 1889. Note: If the Planning Commission has not approved the project prior to 5:00 p.m. on December 31, 2016 then this project must comply with the 2016 California Building Codes. 2) As 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.leginfo.ca.gov/pub%09- 10/bill�sen/sb 0401-0450 f sb 407 bill 20091011 chaptered.html. Revise the plans to show compliance with this requirement. 3) Provide two completed copies of the Mandatory Measures with the submittal of your plans for Building Code compliance plan check. In addition, replicate this completed document o� 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. 4) Place the following information on the first page of the plans. Note: "Construction Hours" Weekdays: 8:00 a.m. — 7:00 p.m. Saturdays: 9:00 a.m. — 6:00 p.m. Sundays and Holidays: No Work Allowed (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. 5) Provide fully dimensioned plans. 6) 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 final. No occupancy of the building is to occur until a new Certificate of Occupancy has been issued. 7) When you submit your plans to the Building Division for plan review provide a completed Supplemental Demolition Permit Application. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 8) Provide handrails at all stairs where there are four or more risers. 2016 CRC R311.7.8 or 2016 CBC §1011.11 9) 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 buildin�permit. 10) 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. 11) Illustrate compliance with the minimum plumbing fixture requirements described in the 2016 California Plumbing Code, Chapter 4, Table 422.1 Minimum Plumbing Facilities and Table A- Occupant Load Factor. 12) Separate toilet facilities are required for each sex, except: a. Residential occupancies b. Occupancies serving ten or fewer people may have a toilet facility for use by more than one person at a time, shall be permitted for use by both sexes. 2016 CPC §422.2 #2. c. Business and Mercantile occupancies with a total occupant load of 50 or less, including customers and employees, one toilet facility, designed for use by no more than one person at time, shall be permitted for use by both sexes. 2016 CPC §422.2 #3. 13) Show compliance with all accessibility regulations found in the 2016 CBC for existing buildings including: a. Accessible paths of travel b. A level landing must be provided on each side of the door at all required entrances and exits. c. Accessible countertops d. Accessible bathrooms e. Accessible parking 14) Provide details on the plans which show that the entire site complies with all accessibility standards. NOTE: If full accessible compliance cannot be achieved complete a Request for Unreasonable Hardship. 15) 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. 16) Specify an accessible path of travel from all required exits to the public right of way. 17) Specify the path of travel from on-site parking, through the main entrance, to the area of alteration 18) Specify a level landing, slope, and cross slope on each side of the door at all required entrances and exits. 2016 CBC §11B-302, 11B-304.2, 11B-305.2 19) Specify accessible countertops where service counters are provided 2016 CBC §11B-227 & 11B-904 20) Provide complete dimensioned details for the "employee washroom" 2016 CBC §11B-203.9, l lb- 206.2.8, 11B-207.1 & Division 4 21) Provide complete dimensioned details for accessible bathrooms 2016 CBC §11B-213 11B-603, 11B-604, 11 B-605, 11 B-606, 11 B-607, 11 B-608, 11 B-609, 11 B-610 22) Provide complete, dimensioned details for accessible parking 2016 CBC § 11B-208, 11B-502 & 11B-503 23) 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 Compliance Manual — Interpretive Regulation 11 B-8. 24) The office is located on the mezzanine level. Provide an accessible office on the ground floor. 2016 CBC § 11 B-203.9 25) Provide an exit plan showing the paths of travel The following comments do not need to be addressed now, but you should be aware of them as they wiil need to be addressed at time of building permit submittal. 26) 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. 27) Anyone who is doing business in the City must have a current City of Burlingame business license. Reviewed By: Rick Caro III Date: August 10, 2017 650 558-7270 �� CITY �� ; � I � _-.` ,, � ; ,'� �� ,� L _ ., �q1�(>ran r Project Address: Description From: Project Comments — Planning Application 1465 Burlingame Avenue (1461 Fox Plaza Lane), zoned BAC, AP N: 029-201-040 Request for Commercial Design Review and Conditional Use Permit for a new Full Service Food Establishment in the BAC. Carolyn Critz Stormwater Please address the following comments at this time; provide a written response and revised plans with your resubmittal: Project does not create or replace >2,500 square feet of impervious surface or use architectural copper. Nothing further needed at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. 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 all contractors implement 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 under Construction BMP Brochures: Construction BMP Plan Sheet. For further assistance regarding stormwater, please contact Carolyn Critz, Environmental Compliance Manager, at (650) 342 3727, ext. 118, or carolvn.critz(a�veolia.com Reviewed By: Carolyn Critz Date: August 16, 2017 (650) 342 3727, ext. 118 � CITY � �� a � � `. `e�� L �4 ovn a Project Address: Description: From Project Comments - Planning Application 1465 Burlingame Avenue (1461 Fox Plaza Lane), zoned BAC, APN: 029-201-040 Request for Commercial Design Review and Conditional Use Permit for a new Full Service Food Establishment in the BAC. Martin Quan Public Works Engineering Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 2. No further comments at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. 1. Based on the scope of work, this is a"Type I" project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of-way). z. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. Special conditions apply to Burlingame Avenue. 3. Any proposed tables and chairs must have a special encroachment permit for Burlingame Avenue. 4. 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. for all activities (including hauling). 5. All water lines connections to city water mains for services or fire line protection are to be installed per city standard procedures and material specifications. Contact the city Water department for connection fees. If required, all fire services and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and approval. 6. 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. �. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. 8. Insert the 'Best Management Practices', updated June 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.or�/sites/defa ult/files/Cou ntvwide%20Pro�ram%20BM P%20PIa n%a20Sheet- June%202014%20Update.pdf#overlav-context=brochures or http://www.flowstobay.or�/brochures then click "construction bmp plan sheet" Reviewed By: Martin Quan Date: 10/25/17 650-558-7245 ,� CITV O, � �t � _��,; ;;� ; ��,,,r. c �t�: � _ � r�91•t� r� n r Project Comments — Planning Application Project Address: 1465 Burlingame Avenue (1461 Fox Plaza Lane), zoned BAC, AP N: 029-201-040 Description: Request for Commercial Design Review and Conditional Use Permit for a new Full Service Food Establishment in the BAC. From: Martin Quan Public Works Engineering � Please address the following comments at this time; provide a written response and revised plans with your resubmittal: 1. The City has no record or an approved address for 1461 Fox Plaza Lane. Please provide proof that this is a legal address. Continuous use of an existing address is not sufficient evidence that it's legal. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. i. Based on the scope of work, this is a"Type I" project that requires a Stormwater Construction Pollution Prevention Permit. This permit is required prior to issuance of a Building Permit. An initial field inspection is required prior to the start of any construction (on private property or in the public right-of-way). 2. Any work in the City right-of-way, such as placement of debris bin in street, work in sidewalk area, public easements, and utility easements, is required to obtain an Encroachment Permit prior to starting work. Special conditions apply to Burlingame Avenue. 3. Any proposed tables and chairs must have a special encroachment permit for Burlingame Avenue. 4. 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. for all activities (including hauling). 5. All water lines connections to city water mains for services or fire line protection are to be installed per city standard procedures and material specifications. Contact the city Water department for connection fees. If required, all fire services and services 2" and over will be installed by builder. All underground fire service connections shall be submitted as separate Underground Fire Service permit for review and approval. 6. 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. �. The sanitary sewer lateral (building sewer) shall be tested per ordinance code chapter 15.12. Testing information is available at the Building department counter. A Sewer Lateral Test encroachment permit is required. 8. Insert the'Best Management Practices', updated June 2014, construction sheet into the plans set. A copy can be found at http://www.flowstobay.or�/sites/default/files/Countvwide%a20Pro�ram%206MP%20PIan%20Sheet- June%202014%20Update.pdf#overlav-context=brochures or http://www.flowstobay.or�/brochures then click "construction bmp plan sheet" Reviewed By: Martin Quan Date: 8/18/17 650-558-7245 RLIN(iAM6 Project Comments — Planning Application Project Address: 1465 Burlingame Avenue (1461 Fox Plaza Lane), zoned BAC, APN: 029-201-040 Description: Request for Commercial Design Review and Conditional Use Permit for a new Full Service Food Establishment in the BAC. From: Bob Disco Parks Division Please address the following comments at this time; provide a written response and revised plans with your resubmittal: No Comment at this time. The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal. Reviewed By: BD Date: 8.23.17 650.558.7333 � CITY � �� , � t � �``�4�:� ., , _ ., �'°..�.�.,, � Project Address: Description: From: Project Comments — Planning Application 1465 Burlingame Avenue (1461 Fox Plaza Lane), zoned BAC, APN: 029-201-040 Request for Commercial Design Review and Conditional Use Permit for a new Full Service Food Establishment in the BAC. Christine Reed Fire Dept. Please address the following comments at this time; provide a written response and revised plans with your resubmittal: The following comments do not need to be addressed now, but you should be aware of them as they will need to be addressed at time of building permit submittal: 1. The building shall be equipped with an approved NFPA 13 sprinkler system throughout. Sprinkler drawings shall be submitted and approved by the Central County Fire Department prior to installation. The system shall be electronically monitored by an approved central receiving station, under a separate fire alarm permit. 2. The fire sprinkler system's fire department connection shall be located within 5 feet of the sidewalk and not within city right-of-way. See City specification for recessed installation. 3. The applicant shall ensure proper drainage in accordance with the City of Burlingame Engineering Standards is 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. 4. The fire protection underground shall be submitted and approved by the Burlingame Building Department prior to installation. The fire sprinkler system will not be approved by the Central County Fire Department until the fire protection underground has been submitted and approved by the Burlingame Building Department. 5. Kitchen hood extinguishing system to be installed/serviced, where required. New system shall be installed under separate fire permit prior to installation. 6. A Knox emergency key box shall be located 5-6 feet above the ground within 5 feet of the front entry door. Required keys include, but not limited to, front and rear entry doors, exterior equipment yard. 7. Type I hood required for interior smoker, detail rated construction/separation for flue. Duct termination points for all smokers to be detailed and installed per Mechanical Code. 8. Provide specification sheets for all smokers, along with details of "installation kit". Reviewed By: Christine Reed Date: 9/517 650-558-7617 RESOLUTION APPROVING CATEGORICAL EXEMPTION, COMMERCIAL DESIGN REVIEW AND CONDITIONAL USE PERMIT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for a Conditional Use Permit for a full-service food establishment and Commercial Desiqn Review for chanqes to the facades of an existinq commercial at 1465 BurlinQame Avenue, zoned BAC. 1461 Burlinqame Avenue LLC, propertv owner. APN: 029-201-040; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on December 11, 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: 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 Article 19, Section: 15301 (a) which states that Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveniences are exempt from environmental review, is hereby approved. 2. Said Commercial Design Review and Conditional Use Permit are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such Commercial Design Review and 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 11th dav of December, 2017 by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption, Commercial Design Review and Conditional Use Permit. 1465 Burlingame Avenue Effective December 22, 2017 Page 1 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped November 2, 2017, sheets A0.00 through A3.05; 2. that this business location to be occupied by a full service food establishment, with approximately 800 SF of on-site customer seating area (300 SF ground floor + 550 SF on the mezzanine), may change its food establishment classification only to a limited food service or bar upon approval of a conditional use permit amendment for the establishment, and the criteria for the new classification shall be met in order for a change to be approved; 3. that the approximately 800 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 or covered patio area only by an amendment to this conditional use permit; 4. that the full service food establishment will include a catering kitchen at the rear that may operate only in conjunction with the full service food establishment so long as the restaurant maintains regular business hours and shall not operate as a separate business from the restaurant at the front of the property (1465 Burlingame Avenue); the Burlingame Pfanning Division shall be notified if the business operations deviate from those detailed in the application materials provided from the applicant and may require approval of a Conditional Use Permit Amendment; 5. that this food establishment shall provide trash receptacle(s) as approved by the city consistent with the streetscape improvements and maintain all trash receptacle(s) at the entrances to the building and at any additional locations as approved by the City Engineer and Fire Department; 6. that the business shall provide litter control and sidewalk cleaning along all frontages of the business and within fifty (50) feet of all frontages of the business; 7. that there shall be no food sales allowed at this location from a window or from any opening within 10' of the property line; 8. that any seating on the sidewalk outside shall conform to the requirements of any encroachment permit issued by the city; 9. that the conditions of the Building Division's October 12, 2017 and August 10, 2017 memos, the Fire Division's September 5, 2017 memo, the Engineering Division's October 25, 2017 and August 18, 2017 memos and the Stormwater Division's August 16, 2017 memo shall be met; and 10. that the project shall meet all the requirements of the California Building Code and California Fire Code, 2013 edition, as amended by the City of Burlingame and that failure to comply with these conditions or any change to the business or use on the site which would affect any of these conditions shall require an amendment to this use permit. . CITY OF BURLINGAME ' COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD � ,p ; . BURUNGAME, CA 94010 G �'. PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 1465 BURLINGAME AVE The City of Burlingame Planning Commission announces the following public hearing on MONDAY, NOVEMBER 13, 2017 at 7:00 P.M. in the City Hall Council Chamhers, 501 Primrose Road, Burlingame, CA: Application for Commercial Design Review and fonditional Use Permit for a new full service restaurant at 1465 BURLINGAME AVE zoned BAC. APN 019-101-040 Mailed: Navember 3, 2017 (Please refer to other srde) PUBLIC HEARING NOTICE C/tV Of BUi'l/l�alamP 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 (P/ease refer to other side) ., . w. �� , ' J ' 1 . ' � t�p1 ... � �J :. �e . � r. 1 4 � #I' � +► _ . ,� ,.: . ,.' . r y�/ " �i R �} � � , � � � � �,^� � .,r � � \� 4.,��r � � �% "1J, s"e� � J9� �r �, � � � �7� , � n t� � k' wz;� c � , ' � � -a � � t . '� �, ,y �� +� `�' `.f. �� s • ' r= r ;� �. :. ; � , . 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