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Home My WebLink About1123 Burlingame Avenue - Staff ReportItem # � C� Consent Calendar PROJECT LOCATION 1123 Burlingame Avenue City of Burlingame Amendment to Commercial Design Review Item # ' � Consent Calendar Address: 1123 Burlingame Avenue Meeting Date: O1/08/07 Request: Amendment to commercial design review for changes to an approved food establishment in the Burlingame Avenue Commercial Area at 1123 Burlingame Avenue, zoned G1, Subarea A(C.S. 25.36.042(h); C.S. 25.57.010(b); and C.S. 25.70.040). Applicant: Joel Campos APN: 029-211-260 Property Owner: Salma Family Limited Partnership Lot Area: 15,400 SF Architect: J. Mark Cronander Zoning: C-1, Subarea A General Plan: Commercial, Shopping & Service Adjacent Development: Commercial — Retail and Food Establishment CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing facilities, Class 1(a), interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. History: On June 27, 2005 the Planning Commission approved an application for commercial design review, conditional use permit amendment for a full service food establishment and parking variances to combine two food establishments at 1121 and 1123 Burlingame Avenue into one full service food establishment at 1123 Burlingame Avenue, zoned G1, Subarea A. On July 28, 2005, the applicant submitted plans to the Building Department for the tenant improvements at 1123 Burlingame Avenue. On September 23, 2005, after previous review, the project planner in the Planning Department determined that the plans for the tenant improvements to 1123 Burlingame Avenue were consistent with the plans approved by the Planning Commission, and approved the plans for a building permit. On October 28, 2005, the Building Department issued a building permit for all of the proposed improvements. On November 15, 2006, the applicant came to the Planning Department counter and requested a final inspection by the Planning Department for his completed proj ect. The inspection was scheduled for that afternoon. During the final inspection, it was noticed that changes had been made from what was approved by the Planning Commission on June 27, 2005 to the front elevation of the business along Burlingame Avenue. Subsequently, on November 15, 2006, the Planning Department and the Chief Building Official reviewed a picture of the as-built front elevation and the approved design review plans (date stamped June 1 S, 2005) and Building Division plans. The consensus was that the changes made to the front elevation were substantial and not in compliance with either the Building Permit or Planning Design Review. It was determined that they require Planning Commission review and approval. On Friday, November 17, 2006, the Planning Department received a complete submittal for an amendment to a previously approved commercial design review application at ll 23 �urlingame Avenue. The application was only far an amendment to the previously approved commercial design review application. The original approvals made for commercial design review, conditional use permit for a full service food establishment and parking variances for number of spaces and backing into the public right of way (from the June 27, 2005 Planning Commission Meeting), still stand as approved. On November 27, 2006 the applicant went to the Planning Commission on the regular action calendar for review of the as-built changes made to the proj ect. The Commission denied the amendment to the original proj ect which allowed the applicant to continue with the original approval of the project. 1 Amendment to Commercial Design Review 1123 Burli�game Avenue Proposed Changes: On December 11, 2006, the applicant, the architect, the City Planner, the project planner and a design review consultant, Randy Grange, met to discuss the design alternatives. The conclusion of the meeting was that the applicant was going to revise the as-built project to more closely match the original approval from June 27, 2005. On December 15, 2006 the applicant submitted revised floor plans and elevations so that the Planning Commission could review the changes. The revised plans were routed to all City Departments for review and additional comments. After Planning Department review of the revised plans and comments, it was determined that the item would be taken to the Commission on the Consent Calendar because additional Conditions of Approval needed to be included and acted upon. The Planning Department also determined that as revised, the changes to the exterior elevation were minor in comparison to the originally approved design. These changes include: • A change in tile material; • Removal of all landscaping from left side of front elevation; • The curved top and trapezoidal shape of the main entry was replaced with a flat top and parallel sides; the entry height was dropped down 3'-9"; and • A break between the flat windows and the curved windows along the left side of the front elevatian was included to incorparate the existing structural beam into the design. All proposed signage will be handled under a separate application. The current signage is not consistent with the sign code. It should be noted that the applicant now proposes to remove the two projecting sign cabinets as part of this projecY. Previous I2equest (plans date stamped November 17, 2006): The applicant previouslyproposed the following changes to the design of the front elevation along �urlingame Avenue, which were denied by the Planning Commission: • The overall height of the window area along the left hand side of the front elevation was dropped down 3'-9" in height and the shape of the top widow was changed frorri curved to flat; the tile base below these windows was removed and replaced with stucco to match the rest of the building; • The curved top of the main entry was replaced with a flat top and was dropped down 3'-9" in height; the dark wood decorative grid was also removed from the main entry area; • The opening at the patio seating area along the right hand side of the front elevation was dropped down 3'-9" in height and was changed fr�m a curved top to a flat top; the dark wood trellis was also removed from this location; • The planter box area inside the tile base wall along the right side of the front elevation was removed, as was all of the proposed landscaping, and was replaced with a solid stone top; and the tile detail was revised; and + The proposed light fixtures at the front of the building were reduced in size. These as-built changes were presented to the Planning Commission at their November 27, 2006 regular action meeting where the Commission denied the application for as-built changes to an originally approved commercial design review proj ect at 1123 Burlingame Avenue. A copy of the minutes from the November 27, 2006 regular action hearing are provided in the staff report. 2 Amendment to Comncercial Design Review 1123 Burlingame Avenue Original Project: Joel Campos, the applicant and business owner of La Corneta Taqueria, requested commercial design review and parking variance for backing into the public right of way, to combine the two food establishments at 1121 and 1123 Burlingame Avenue, zoned C-1 Subarea A, Burlingame Avenue commercial area, into one full service food establishment. This project included the combination oftwo existing restaurants (tenant spaces) into one full service restaurant. Because one of the existing restaurants at this location was classified as a full service restaurant there was no change proposed to the food establishment classification (full service). The full service restaurant would have a full commercial kitchen. The operating criteria were: food will be served by wait staff on ceramic plates with metal flatware and cloth napkins; payment will be at the end of the meal; the restaurant will be open seven days a week from 10:00 a.m. to 10:00 p.m. with a maximum of 8 employees during the day shift and a maximum of 9 employees during the night shift (after 5:00 p.m.), for a total of 17 employees including the business owner. The maximum number of people that will be on-site at any given time, including the business owner and employees, is 73. Based on the requested operational changes from the previous full service restaurant at this location, a conditional use permit amendment was required. Commercial design review was also required as part of the project. The combination of the two tenant spaces, 1121 and 123 Burlingame Avenue, would result in a single store frontage of approximately 41 feet in width. Code section 25.57.010(b) states that commercial design review is required for changes to more than 50% of store frontages that are greater than 25 feet in width. The applicant proposed making several changes to the facades of the two existing tenant spaces to create one combined fa�ade for the new restaurant; therefore the proposal required Commercial Design Review. The proposed design included creating a patio area that would allow patrons to dine out side. A low planter separated the patio area from the street. The materials to be used on the fa�ade include stucco, plaster, tile, metal and wood and were shown on the materials board dated March 25, 2005. The original proposal included the following requests: • Amend the existing conditional use permit for the full service food establish to include: - extending the hours of operation to allow the business to be open seven days a week from 10:00 a.m. to 10:00 p.m. (seven days a week, 9:00 a.m. to 3:00 p.m. currently allowed for full service restaurant at 1123 Burlingame Avenue (Nelson's Coffee Shop); - increasing the maximum number of employees on site at any one time from 3(for Nelson's, 8 combined for Nelson's & Sweet Treats) to 17 employees; and - increasing the seating area from 492 SF for the currently allowed full service restaurant at 1123 Burlingame Avenue (Nelson's Coffee Shop) to 729 SF (including patio dining area); • Commercial design review; and • Parking variance for backing into a public right-of-way for the one on-site parking space provided at the rear of the building accessed from Hatch Lane. This space was intentionally left blank 3 Amendmeizt to Commercial Design Review I123 Burlingame Avenue Proposed Existing Allowed/Req'd. Use: Food Establishment Food Establishment Food Establishment with a Conditional Use Permit Combine 1121 & 1123 1121 Burlingame Ave- Burlingame Ave for one Limited Food Service Full Service Restaurant ; (Sweet Treats) 1123 Burlingame Ave- Full Service Restaurant ` (Nelson's Coffee Shop) ; __._.. _ Combine 1121 & 1123 1121 Burlingame Ave- Seating: Burlingame Ave for 249 SF seating area 729 SF seating area' 1123 Burlingame Ave- 492 SF seating area _ ............. ...._....... . _......... . . _... _ _ Hours of Operation: 1121 Burlingame Ave.- : 10:00 a.m. — 10:00 p.m.' 11:00 a.m. — 11:00 p.m. 7 days a week 7 days a week i 1123 Burlingame Ave.- : ' 9:00 a.m. — 3:00 p.m. 7 days a week _...._.._ __ _ _.. ...... .. .. .. .. .... ......... . _ _ _ _ _ . Max. # of Employees: 17 (including owner) 1121 Burlingame Ave. — 5 employees -8 day shift -9 night shift (after Spm) ; 1123 Burlingame Ave.- � ; 3 employees Parking: pz � 1 on-site parking space 1 for new mezzanine Conditional use permit amendment to: 1) expand seating area; 2) extend hours of operation; 3) increase number of employees. The mezzanine was reduced after the study hearing; and Parking variance for backing into a public right-of-way for the one on-site parking space provided. Staff Comments: See attached. Planning staff would note that in looking over the current revised submittal, the design reviewer noted two corrections which should be made: • The entry doorway should be surrounded with honed limestone; and • The exterior trim detail3/4" plywood should be used under the stucco to create the protruding trim. Staff would also note that the roll down gate and its supporting apparatus should be removed. These three items � Amendinent to Commercial Design Review 1123 Burlingame Ave�zue are addressed in the amended conditions of approval and are shown in italics. 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 ar 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. Findings for Design Review: Based on the findings stated in the attached minutes of the Planning Commission's June 27, 2005, design review study meeting, and the Planning Commission's November 27, 2006 regular action meeting, the Commission noted that the original design still stands as was originally approved. Staff would note that the proposed changes are minimal. The design is consistent with the City's commercial design objectives. For these reasons the proj ect is found to be compatible with the requirements of the City's six commercial design review guidelines. Planning Commission Action: The Planning Commission should hold a public hearing. Affinmative action should be by resolution and include findings made for amendment to commercial design review. The reasons far any action should be clearly stated for the record. At the public hearing the following conditions should be considered: that the project shall be built as shown on the plans submitted to the Planning Department date stamped December I5, 2006, floor plans and elevations, ancl date stamped June 1 S, 2005, site plan and demo plans; that the lanterns to be placed on the fa�ade shall match the dimensions shown on the approved plans; and that any changes to the to building inaterials, exterior�nishes, awnings, footprint or floor area of the building shall require an amendment to this permit; and that any signs shall require a separate permit from the Planning and Building Departments; 2. that the two projecting signs shall be removed as shown on the proposed plans date stamped Decei��beY 1 S, 2006, before scheduling a�nal inspection; Amendment to Commercial Design Review 1123 Burlingame Avenue 3. that the conditions of the Ciry Engineer's December 18, 2006 and April 4, 2005 memos; the Chief Building Official's December 18, 2006, May 25, 2005 and March 25, 2005 memos; the Recycling Specialist's April 4, 2005 memo; the Fire Marshal's December 20, 2006, May 26, 2005, cznd March 30, 2005 memos; and the NPDES Coordinator's December 18, 2006 memo shall be met; 4. that the metal pull down gate and its supporting apparatus at the entrance to the patio along Burlingame Avenue shall be removed prior to sclzeduling a final anspection with the Planning Department; S. that the entry doonvay shall be surrounded with honed limestone and all protruding exterior trim detail shall be designed using a%" plywood base with stucco applied over it; and that these improvements shall be in place before scheduling a final inspection; 6. 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; 7. 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; that the full service food establishment, with 623 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 ihe establishment change; the criteria for the new classification shall be met in order for a change to be approved; 9. that the 623 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; 10. 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; 11. 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; 12, that an amendment to this conditional use permit shall be required for delivery of prepared food from this premise; 13. that there shall be no food sales allowed at this location from a window or from any opening within 10' of the property line; 14. 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; ,� Amendment to Commercial Design Review 1123 &urlingame Avenue 15. that this full service food establishment may be open from 10:00 a.m. to 10:00 p.m., seven days a week, with a maximum of 9 employees on site at any one time; 16. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 17. that prior to final inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the proj ect has been built according to the approved Planning and Building plans; 18. that deliveries to businesses located on this site shall be limited to the hours of 6:00 p.m. to 10:00 p.m. and 6:00 a.m. to 9:30 a.m. daily, except Sundays and holidays; deliveries to the site shall be limited to the rear of the building on Hatch Lane, except BFI; 19. that the trash enclosure and recycling bins shall be covered and shall have a drain connecting to the sanitary sewer system as required by the City Engineer in the memo dated March 28, 2005, and shall be located on the parcel as shown on the plans date stamped June 15, 2005; 20. that one on-site parking space 10 feet wide by 20 feet deep shall be located in the paved area on the south east corner of the property, and shall be maintained for use exclusively by the food establishment at 1123 Burlingame Avenue; the parking space shall remain free and clear of any trash cans, recycling bins or other storage materials or debris; 21. that the project shall meet all the requirements of the California Building Code and California Fire Code, 2001 edition, as amended by the City of Burlingame. Erica Strohmeier Zoning Technician Joel Campos, La Corneta Taqueria, applicant J. Mark Cronander, architect Salma Family Limited Partnership, property owner 7 Project Comments Date: December 18, 2006 To: d City Engineer (650) 558- 7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558- 7254 S ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney From: Planning Staff Subject: Request for expedited review of revised Conditional Use Permit for a full-service restaurant at 1123 Burlingame Avenue (La Corneta Tacqueria), zoned C-1, APN: 029-211-260 Staff Review: December 18, 2006 1. Previous conditions still apply. , Reviewed by: V V ; '�`:��,� Date: 12/18/2006 Project Comments Date To: From: December 18, 2006 ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 a Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for expedited review of revised Conditional Use Permit for a full-service restaurant at 1123 Burlingame Avenue (La Corneta Tacqueria), zoned C-1, APN: 029-211-260 Staff Review: December 18, 2006 1) All construction must comply with the 2001 California Building Codes (CBC), the Burlingame Municipal and Zoning Codes, and all other State and Federal requirements. 2) Provide fully dimensioned plans. 3) Provide existing and proposed elevations. 4) Provide a complete demolition plan that indicates the existing walls, walls to be demolished, new walls, and a legend. NOTE: The Demolition Permit will not be issued until a Building Permit is issued for the project. 5) Provide complete framing plans including plan and section views that fully detail the work to be performed. 6) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any point are considered in calculating the allowable floor area. Consult the Planning Department for details if your project entails landings more than 30" in height. 7) Provide handrails at all stairs where there are four or more risers. 8) Provide lighting at all exterior landings. .... ._.�:.aN. .. . , . ...au..... ,� Review�by - x, � / , �f c>' Date: � � � � �e' �c�� r_ Project Comments Date: �� From: December 18, 2006 ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 ❑ Recycling Specialist (650) 558-7271 �( Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Planning Staff Subject: Request for expedited review of revised Conditional Use Permit for a full-service restaurant at 1123 Burlingame Avenue (La Corneta Tacqueria), zoned C-1, APN: 029-211-260 Staff Review: December 18, 2006 No comment at this time. � ��li� Reviewed by: ue a :,`i�f "e' O� ��.1D�%L�NGAM� �'LP��I�9ia D�P�d°, Date: 20 DEC 06 Project Comments Date: December 18, 2006 To: � City Engineer (650) 558-7230 � Chief Building Official (650) 558-7260 � City Arborist (650) 558-7254 From: Planning Staff � Recycling Specialist (650) 558-7271 � Fire Marshal (650) 558-7600 � NPDES Coordinator (650) 342-3727 , City Attorney Subject: Request for expedited review of revised Conditional Use Permit for a full-service restaurant at 1123 Burlingame Avenue (La Corneta Tacqueria), zoned C-1, APN: 029-211-260 Staff Review: December 18, 2006 No comment. Reviewed by: �, Date: 12/1 �/06 � � �� / � � �� .� . BURLINGAME ��1 � City of Burlingame, 501 Primrose Road, Burlingame, CA 94010-3997 Phone: (650) 558-7260 Fax: (650) 696-7208 REVISION STATEMENT Approved Permit Application Number: New Application Number: Applicant : Jo�L�..a,v.n�'aS ��wrr�-R� �1�R•� �.0.ea✓r�.a�e.C��ArZc�,�� Job Address: 1�� 'S�v�v,��,m�. �ve--� DSSCRIBE CHANGES BELOW: C.1� �a, r�G �. 5 '1a �tZo *.t'T-' �+'�r� Q� 1�b ws�o W�0 1A R"'� N�� i�'� �."� � 1 5 CS3v�J� �� v'rt.� r. � Gsa•� S�t'Yi. V C.'�') O ti. �1� �w'14 v S 'i"�: �:W 5'� l-4 �'fi �'� �J '� a,� s�r, s a r��..-r 1 N c.� *+ r.�. ��u-�- o�., C t�� .�o�,�D�,~r �r,�� c�� , -�. "�� y ca ^, s--s rz,v c-'� 1 a�., � Tsz> ��1' AlL A`� b� h .�- A�-�� c.h a P�, �� rir co i� �j C� �lR,G.�,' �,'t) tN \ f� 1'� o W te. P*t S�cii 1 N t-�i �} G 1.',"'i '1"� i"< <A tiC'6'C1.�'�"'� t*�'h'(`�� Lv 1��oow t�, �..�ow 2 P 1��+� �„� S P�.� �.n� c��2o e��` a�- � u�` R..-� C,Jo o t� � `� S i..1 6 t-�-'t" 'L, � �.�C-fl �f "j�- t G V �l=-�e..b -Ps N � N�A �...�.�, �t/•r � -a"1>- �d� � i�Q.C.i�c l�-�c'- '��P., ��r-j r�o w s-t� p a.-�Lc� R'R,�, ►Jow S �� o+�t�.5�,, Nc�� t�ov�� l�}»V N(� �-1Ca�5\N1S�.c�,+�.b t�s'�ovc gRc�S. 5�,•,`�, +��..�,�E.� ,N �N-l�e..-�a�r-. �n. . 4 N S�L.G.A v Y� '� IAOh,. �,�.�(v: Q�/'� Y'i � i.,�o�,� �.t.�w�'C'oS . � ' S� 6�� - 2�1(� �M A tZ�� GQo ��'9 �"ri._. �� 56�5 - 5 �o`a M►v�aY��CVd20h2.. �t�1 �L..��'�� DEC 1 5 2006 GITY OF BUFiLINC'aAME IPLANNING DEPT. City of Burlingame Planning Commission Unapproved Minutes November 27, 2006 10. 1123 BURLINGAME AVENUE, ZONED C-1, SUBAREA A— APPLICATION FOR COMMERCIAL DESIGN REVIEW AMENDMENT FOR AS-BUII.T CHANGES TO A PREVIOUSLY APPROVED COMMERCIAL DESIGN REVIEW PROJECT (JOEL CAMPOS, LA CORNETA TAQUERIA, APPLICANT; J. MARK CRONANDER, ARCHITECT; KARIM A. SALMA) (28 NOTICED) PROJECT PLANNER: ERICA STROHMEIER Reference staff report November 27, 2006, with attachments. CP Monroe presented the report, reviewed criteria and staff comments. Seventeen conditions were suggested for consideration. Commissioners asked staff: what was the basis in arriving at the one car parking space? CP noted that the mezzanine was reduced in square footage. Was the size of the mezzanine as built checked? CP noted will be done with the final inspection. Was the security screen at the patio entrance shown in the original application? CP noted that she did not think so. There were no further questions of staff. Chair Brownrigg opened the public hearing. Joel Campos, applicant; Mark Cronnander, architect; Herman Lopez, general contractor; represented the project. Applicant was one who decided to change the design, when constructed found structural beam across all the commercial spaces in the building, property owner did not like the original design wanted all the windows the same height in the building, %lt that the tile was too busy so put better tile on one side with granite top, did not install trellis features because was concerned with a bird problem in the out door seating area, this has been a long process almost two years, need help, need to open soon, no Mexican food on the Avenue and are ready to do business. Commissioner asked: when original plan was developed, did you not think that the tile was too busy on both sides? Asked the tile man to put the same, he felt that it was too much so put in one and the granite, trellis problem with birds talked to architect, did not know where top and bottom of structural beam was. Architect noted that he was not involved in the construction or would have convinced Mr. Campos not to flagrantly disobey approval, know most commercial buildings have a large beam to support the entire front, did not know where when prepared the drawings. Contractor noted that took windows to the bottom of the beam, the beam is 12 inches. Commissioner asked: photo shows almost the exact size of the beam also shown as a dark line on the original plans to support trellis, even with beam could transom windows above on the front and arch them on top of beam very similar to the original submittal? Tried to keep the line of the windows the same as on the other buildings. Commissioner asked: your tenant space and the tenant space next door share the beam, not see in photo big beam supporting the rest of the building, if a small beam could install the arehed windows above. Architect commented understand but did not know wh�re the beam was in the original design. Commissioner asked: at some point you could have revised the design to achieve the general intent of the original design? Commission action is a contract between the city and applicant, you had a pleasing asset, now it is something that the Commission would never approve, with an important location you have greater responsibility to the presence on the street; took every positive aspect and threw it away, light fixtures are too small, disappointing. Combined two properties both of which were more interesting than what you have created, the community is worse of£ Contractor noted that the planter will still have plants on top of the granite. Other comments at the public hearing: Carol Serratto, 8 Peninsula Avenue; Karim Salma, property owner; Archie Offield, 223 Dwight Road. Do not know what is involved in the building code; know these were judgment calls, if any leeway ask for it on matters that are not public safety. Maybe commission has a point about changing the arches, but am happy with the design, feel it matches the block, everyone on the street likes it. I do not; the drop down gate is ugly. Commissioner noted he could not support these changes. There were no further comments from the floor. The public hearing was closed. 15 City of Burlingame Planning Commission Unapproved Minutes November 27, 2006 C. Terrones noted that this does not match the rest of the block, may match portions further down Burlingame Avenue but is not consistent with the detail and scale and character of this end of the Avenue; blank stucco walls do not create pedestrian atmosphere; can't support this, could be easily adapted back to what was originally submitted and approved so move to deny this request for amendment to the design review. The motion was seconded by C. Brownrigg. Comment on the motion: full denial would allow to come back with a new design; fix may be different from original design could look at such things as trellises, wood work, variation on the fa�ade, tile as originally proposed flanking the entry. CA noted that with denial of this amendment the original approval still stands. Chair Brownrigg called for a voice vote on the motion to deny the amendment to the design review. The motion passed on a 5-0-2 (Cers. Cauchi and Osterling absent) voice vote. Appeal procedures were advised. This item concluded at 1 l: 25 p.m. IX. DESIGN REVIEW STUDY ITEMS 11. 50 BROD RICK ROAD, ZONE PARKING LANDSCAPING V F AND ADDI N TO AN EXISTIN APPLICANT ARCHITECT; HA PLANNER: ERI STRnHMF,TER — APPLICATION FOR C ANCES FOR INTERIOR OFFICE/WAREHOUSE �OR, INC., PROPERTY ( ERCIAL DES EXTERIOR A )ING (MCA . �R) ( NOTIC REVIEW, RATIONS HITECTS, PROJECT T Strohmeier briefl resented the project de ription. Commission asked: th e is an in-flight ki hen on owan Road that has p king problems includi no on-street parking and cars rking in tandem -site; h e there been any rece complaints about the C wan site? Staff noted they were naware of any. e 11 tru bays have been coun d in the parking requir ent, why? Staff responded t t the truck bays ere incl ed in the Safeway pro� ct and that the same as mption was used here, althou in this case tru s will b stored in the bays wh not in use. Can thi roject be assessed a parkin in-lieu fee? Sta respond that there the parking '� -lieu fee currently ap �es only to the Burlingame A nue Commercia Area. Is t re a third party that ca . get involved in the sh tle service? Staff responded at a third party could mana an on-site program. 1 parking spaces are 9'` ide, could they use the unin 11 mitigation? Staff respon that yes, uninstall co d be included as a mi ' ation in the conditions of a roval, but a variance for di ension of all spaces w ld be required. Do t 75 employees on site incl e the truck drivers? Are th e any complaints abo parking on Broderic Road now? Staff respon d that the Commission shoul ask the applicant to pro 'de a parking study. ere were no further questio of staff. hair Brownrigg ope d the public commen . Jeff Wright, MC Architects, and Jae-Youn Noh, re senting the propert owner, stated that the of the 11 truck b s as parking spaces was br ught forw by siaff; contract or a shuttle service have een sent out and ar being reviewed by the prop y owner, ey are very expens e; would commit to pro ing the employees 'th an incentive to take mass transit; th acility is an in-fli t kitchen, preparing food r flights out of SF ; currently have an operation in Los Ange ; operate around heduled flights, 365 days year; it takes about 2 to 3 trucks to upload all of the meals for o 747 flight. 16 City of Burlingame Amendment to Commercial Design Revie�v Item # � �} Regular Action �ddress: 1123 Burlingame Avenue Meeting Date: 11/27/06 Request: Amendment to commercial design review for changes to an approved food establishment in the Burlingame Avenue Commercial Area at 1123 Burlingame Avenue, zoned G1, Subarea A(C.S. 25.36.042(h); C.S. 25.57.010(b); and C.S. 25.70.040). Applicant: Joel Campos APN: 029-211-260 Property Owner: Salma Family Limited Partnership Lot Area; 15,400 SF Architect: J. Mark Cronander Zoning: Gl, Subarea A General Plan: Commercial, Shopping & Service Adjacent Development: Commercial — Retail and Food Establishment CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing facilities, Class 1(a), interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. History: On June 27, 2005 the Planning Commission approved an application for commercial design review, conditional use permit amendment for a full service food establishment and parking variances to combine two food establishments at 1121 and 1123 Burlingame Avenue into one full service food establishment at 1123 Burlingame Avenue, zoned G1, Subarea A. On July 28, 2005, the applicant submitted plans to the Building Department for the tenant improvements at 1123 Burlingame Avenue. On September 23, 2005, after previous review, the project planner in the Planning Department determined that the plans for the tenant improvements to 1123 Burlingame Avenue were consistent with the plans approved by the Planning Commission, and approved the plans for a building permit. On October 28, 2005, the Building Department issued a building permit for all of the proposed improvements. On November 15, 2006, the applicant came to the Planning Department counter and requested a final inspection by the Planning Department for his completed proj ect. The inspection was scheduled for that afternoon. During the final inspection, it was noticed that changes had been made frorn what was approved by the Planning Commission on June 27, 2005 to the front elevation of the business along Burlingame Avenue. Subsequently, on November 15, 2006, the Planning Department and the Chief Building Official reviewed a picture of the as-built front elevation and the approved design review plans (date stamped June 15, 2005) and Building Division plans. The consensus was that the changes made to the front elevation were substantial and that they require Planning Commission review and approval. The applicant was presented with two options in order to complete his final building inspection and receive the tags to be able to connect the gas service. The first option was to reconstruct the front of the building so that it matched the approved design review plans and plans on which the building permit was issued. The second option was to submit revised plans for design review approval to the Planning Commission. The applicant was told that the gas connection tag would not be released by the Building Division until the fa�ade on the site matched the design plans approved by the Planning Commission, and the Building Department had approved revised building plans and completed a final inspection of any revisions to the fa�ade. Signage will be handled under a separate application. The current signage is not consistent with the sign code. On Friday, November 17, 2006, the Planning Department received a complete submittal for an amendment to a previously approved commercial design review application at 1123 Burlingame Avenue. The application is only for an amendment to the previously approved commercial design review application. The original approvals made for conditional use permit for a full service food establishment and parking variances for number of spaces 1 Amendment to Cornmercial Design Review 1123 Burliregarrce Avereue and backing into the public right of way (from the June 2'7, 2005 Planning Commission Meeting), still stand as approved. Current Request: The applicant is proposing the following changes to the front elevation along Burlingame Avenue: • The overall height of the window area along the left hand side of the front elevation was dropped down 3'-9" in height and the shape of the top widow was changed from curved to flat; the tile base below these windows was removed and replaced with stucco to match the rest of the building; • The curved top of the main entry was replaced with a flat top and was dropped down 3'-9" in height; the dark wood decorative grid was also removed from the main entry area; • The opening at the patio seating area along the right hand side of the front elevation was dropped down 3'-9" in height and was changed from a curved top to a flat top; the dark wood trellis was also removed from this location; • The planter box area inside the tile base wa11 along the right side of the front elevation was removed, as was all of the proposed landscaping, and was replaced with a solid stone top; and the tile detail was revised; and � The proposed light fixtures at the front of the building were reduced in size. Because of the number of changes made to the front of the building along Burlingame Avenue, Planning Department staff determined that an amendment to the originally approved commercial design review application was required. Original Project: Joel Campos, the applicant and business owner of La Corneta Taqueria, requested commercial design review and parking variances fro number of spaces and backing into the public right of way, to combine the two food establishments at 1121 and 1123 Burlingame Avenue, zoned G1 Subarea A, Burlingame Avenue commercial area, into one full service food establishment. This proj ect included the combination of two existing restaurants (tenant spaces) into one full service restaurant. Because one of the existing restaurants at this location was classified as a full service restaurant there was no change proposed to the food establishment classification (full service). The full service restaurant would have a full commercial kitchen. The operating criteria were: food will be served by wait staff on ceramic plates with metal flatware and cloth napkins; payment will be at the end of the meal; the restaurant will be open seven days a week from 10:00 a.m. to 10:00 p.m. with a maximum of 8 employees during the day shift and a maximum of 9 employees during the night shift (after 5:00 p.m.), for a total of 17 employees including the business owner. The maximum number of people that will be on-site at any given time, including the business owner and employees, is 73. Based on the requested operational changes from the previous full service restaurant at this location, a conditional use permit amendment was required. Commercial design review was also required as part of the project. The combination of the two tenant spaces, 1121 and 123 Burlingame Avenue, would result in a single store frontage of approximately 41 feet in width. Code section 25.57.010(b) states that commercial design review is required for changes to more than 50% of store frontages that are greater than 25 feet in width. The applicant proposed making several changes to the facades of the two existing tenant spaces to create one combined fa�ade for the new restaurant; therefore the proposal required Commercial Design Review. The proposed design included creating a patio area that would allow patrons to dine out side. A low planter separated the patio area from the street. The materials to be used on the fa�ade include stucco, plaster, tile, metal and wood and were 2 Amendment to Coinmercial Design Review 1123 Burlingame Avenue shown on the materials board dated March 25, 2005. Parking: Personal and retail services on the first floor in the Burlingame Avenue Commercial Area are exempt from the vehicle parking requirements as set forth in code section 25.36.040(d). The total square footage of the existing combined tenant spaces is approximately 3,1$1 SF, which includes an existing 4$2 SF mezzanine that is currently being used as an office and storage space for 1123 Burlingame Avenue (Nelson's Coffee Shop}. This proposal included demolishing the current and reconstructing a new mezzanine. The proposed new mezzanine was 638 SF and would extend over the combined tenant space. Subsection 3 of code section 25.36.040(d) states that new development, except reconstruction because of a catastrophe or natural disaster, shall provide on-site parking except for first floor retail or personal service uses (see Burlingame Avenue Area Off-Street Parking District section below). Therefore, the new mezzanine was required to have on-site parking to code. There will be 454 SF of storage and 184 SF of office space. Code section 25.70 requires one parking space per 1,000 SF of warehouse space and one parking space per 300 SF of office space. Based on these code requirements the new mezzanine will require 1.07 parking spaces, rounding up as required by code, brings the required number of on- site parking spaces to two. There is currently a paved area at the rear of the buildings, on the south east corner of this parcel that is 31' by 60' (l,$60 SF) and is accessed from Hatch Lane. The area is currently used for trash containers and informal parking by the various tenants located on the site. Aerial photos of the site show that the space has been used in the past for parking for up to six cars parked in tandem. Code section 25.70 requires that on-site parking spaces meet the following criteria: 1) have a minimum dimension of 9' wide by 20' deep, and if next to a wall or post a 10' wide by 20' space is required; 2) each space must be independently accessible and if 90degree parking is provided there must be a 24 foot back-up space; egress into a public right-of-way must be in a forward direction. The existing parking on-site is not code complying and does not count toward meeting the on-site parking requirement for any use currently on the property. However as part of the revised plans, dated June 15, 2005, the applicant is proposing to stripe a portion of the existing area off of Hatch Lane to have one 10' wide by 20' deep parking space on the site. This parking space will be labeled for use only by the tenant at 1123 Burlingame Avenue. The parking space will be 90 degrees and will be accessed in a forward direction from Hatch Lane and for egress will back out directly onto Hatch Lane. Backing into a public right-of-way requires a parking variance because code section 25.70.025(2c) requires that egress into a public right-of-way be only in a forward direction. Since there will only be one on-site parking provided where two off-street parking spaces are required another parking variance is required for one parking space. Original Project Processing History: At June 13, 2005 Commission meeting, the Commission directed staffto work with the applicant to reduce the mezzanine area in order to reduce the on-site parking requirement to one space and directed the applicant to show on plans and document the property owner's agreement to dedicate one on-site space at the rear of the building to this use because of the replacement of the mezzanine. The solution proposed by the applicant requires an additional variance (backing from a required on-site parking space into the public right-of-way in a commercial area). Since this variance was not considered by the Planning Commission at the public design review comment and no direction was given for findings this item was moved from consideration on the consent calendar to the action calendar. This proposal was approved by the Planning Commission and one parking variance was granted. 3 Amendfnent to Commercial DesigH Review 1123 Burlingame Avenue The original proposal included the following requests: • Amend the existing conditional use permit for the full service food establish to include: - extending the hours of operation to allow the business to be open seven days a week from 10:00 a.m. to 10:00 p.m. (seven days a week, 9:00 a.m. to 3:00 p.m. currently allowed for full service restaurant at 1123 Burlingame Avenue (Nelson's Coffee Shop); - increasing the maximum number of employees on site at any one time from 3(for Nelson's, 8 combined for Nelson's & Sweet Treats) to 17 employees; and - increasing the seating area from 492 SF far the currently allowed full service restaurant at 1123 Burlingame Avenue (Nelson's Coffee Shop) to 729 SF (including patio dining area); � Commercial design review; and • Parking variance for backing into a public right-of-way for the one on-site parking space provided at the rear of the building accessed from Hatch Lane. Proposed Existing Allowed/Req'd. Use: Food Establishment Food Establishment Food Establishment with a Conditional Use Permit Combine 1121 & 1123 1121 Burlingame Ave- Burlingame Ave for one Limited Food Service Full Service Restaurant (Sweet Treats) 1123 Burlingame Ave- Full Service Restaurant (Nelson's Coffee Shop) Combine 1121 & 1123 1121 Burlingame Ave- Seating: Burlingame Ave for 249 SF seating area 729 SF seating area' 1123 Burlingame Ave- 492 SF seating area Hours of Operation: 1121 Burlingame Ave.- 10:00 a.m. — 10:00 p.m.' 11:00 a.m. — 11:00 p.m. 7 days a week 7 days a week ll23 Burlingame Ave.- 9:00 a.m. — 3:00 p.m. 7 days a week Max. # of Employees: 17 (including owner) � 121 Burlingame Ave. — 5 employees -8 day shift -9 night shift (after Spm) 1123 Burlingame Ave.- 3 employees � Anaendment to Commercial Design Review 1123 Bur[ingame Avenue Parking: pz 1 on-site parking space 1 for new mezzanine ' Conditional use permit amendment to: 1) expand seating area; 2) extend hours of operation; 3) increase number of employees. 2 The mezzanine was reduced after the study hearing; and Parking variance for backing into a public right-of-way for the one on-site parking space provided. Staff Comments: See attached. June 13, 2005 Design Review Study Meeting: On June 13, 2005, the Planning Commission reviewed the original project for commercial design review (see attached 6/13/OS Planning Commission minutes). The Planning Commission asked staff to clarify how the parking requirement for the mezzanine was determined. Staff explained that the code requires fractional numbers for parking calculations to be rounded up. There was discussion about existing informal parking spaces on the property and if any of the spaces count toward meeting the required parking for the new mezzanine. The City Attorney noted that the existing on-site parking space can not be counted, however the project architect, property owner and staff would work on clarifying this issue and bring the information back to the Planning Commission at the action meeting. The Commission asked if the in- lieu parking fee could be paid for the required parking space. The City Attorney explained that the in-lieu parking fee is only for retail uses and has to be offered by the applicant. The Commission felt that the project was tastefully done but was concerned about justifying the parking variance based on hardship on the property, mareover this would add to the existing parking shortage downtown. The Planning Commission also had the following comments and concerns: � Need to clarify parking requirement, is there a parking space dedicated far this restaurant only on-site, need to show on plan; • Concerned with hardship for parking variance, should submit findings; and • Consider reducing size of inezzanine to reduce the parking variance to less than 1.5. In response to the Planning Commission's concerns the applicant submitted revised plans and letter of explanation dated June 15, 2005. The applicant also submitted revised parking variance applications with new findings. The new findings are attached with the application materials in this staff report. The revised plans include a new mezzanine floor plan. The size of the mezzanine is approxiinately the same at 638 SF, however the allocation of uses between office and storage have been changed. There is now 454 SF of storage (originally 219 SF) and 1$4 SF (originally 409 SF) of office space. Code section 25.70 requires one parking space per 1,000 SF of warehouse space and one parking space per 300 SF of office space. Therefore the new mezzanine will require 1.07 parking spaces, rounding up as required by code, brings the required number of on-site parking spaces to two. The applicant notes that the mezzanine will be used primarily for starage and that the office will only be used on occasion by one person, maybe two for meetings. The revised plans now show a 10' wide by 20' parking space at the rear of the parcel with no on-site back up area dedicated iar use exclusively by 1123 Burlingame Avenue. The parking space will be striped and will posted as reserved for the proposed business. The applicant has also included a copy of the lease agreement with the property owner that dedicates to the restaurant at 1123 Burlingame Avenue one 101 x 20' parking space in the rear parking area as shown at the rear property line with no back-up area on-site. 5 Amendrraent to Commercial Design Review 1123 BurlingameAvenue 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 consisten,t 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. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be by resolution and include findings made for amendment to commercial design review. The reasons for any action should be clearly stated 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 Department date stamped November 17, 2006, elevations, and date stamped June 1 S, 2005, site plan and floor plans; and that any changes to the to building materials, exterior�nishes, awnings, footprint or floor area of the building shall require an amendment to this permit; and that any signs shall require a separatepermit from the Planning and Building Departments; 2. that the condirions of the Chief Building Official, City Engineer, Recycling Specialist and Fire Marshal's May 26, 2005, memos shall be met; and 3. that prior ta scheduling the framing inspection, the project architect, engineer or other lieensed professional shall provide architectural certificcztion that the architectural details such as window locations and bays are built as shown on the approved plans; if there is no licensed pYofessionccl involved in the project, the property owner or contracto� shall provide the certzfication under penalty ofperjury. 6 Amend�rcent to Corrimercial Design Review 1123 Burlingame Avenue Certifications shall be submitted to the Building Department; 4. that the full service food establishment, with 623 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; 5. that the 623 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; 6. that this food establishment shall provide trash receptacles as approved by the city consistent with the streetscape improvements and rilaintain aIl trash receptacles at the entrances to the building and at any additional locations approved by the City Engineer and Fire Department; 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; 8. that an amendment to this conditional use permit shall be required for delivery of prepared food from this premise; 9. that there shall be no food sales allowed at this location from a window or from any opening within 10' of the property line; 10. that if this site is changed from any food establishment use to any retail or other use, a food establisl�ment shall not be replaced on this site and this conditional use permit shall become void; 11. that this full service food establishment may be open from lO:OQ a.m. to 10:00 p.m., seven days a week, with a maximum of 9 employees on site at any one time; 12. that any changes to the size or envelope of building, which would include changing or adding exteriar walls or parapet walls, moving or changing windows and architectural features ar changing the roof height or pitch, shall be subject to design review; 13. that priar to final inspection, Planning Department staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the proj ect has been built according to the approved Planning and Building plans; 14. ihat deliveries to businesses located on this site shall be limited to the hours of 6:00 p.m. to 10:00 p.m. and 6:00 a.m. to 9:30 a.m. daily, except Sundays and holidays; deliveries to the site shall be limited to the rear of the building on Hatch Lane, except BFT; 15. that the trash enclosure and recycling bins shall be covered and shall have a drain connecting to the sanitary sewer system as required by the City Engineer in the memo dated March 28, 2005, and shall be located on the parcel as shown on the plans date stamped June 15, 2005; 16. that one on-site parking space 10 feet wide by 20 feet deep shall be located in the paved area on the south 7 Amendment to Commercial Design Review 1123 Burlingame Avenue east corner of the property, and shall be maintained for use exclusively by the food establishment at 1123 Burlingame Avenue; the parking space shall remain free and clear of any trash cans, recycling bins or other storage materials or debris; 17. that the proj ect sha11 meet all the requirements of the California Building Code and California Fire Code, 2001 edition, as amended by the City of Burlingame. Erica Strohmeier Zoning Technician Joel Campos, La Corneta Taqueria, applicant J. Mark Cronander, architect Salma Family Limited Partnership, property owner City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org ��, CITY O� . BIJRLJNGAME APPLICATION TO THE PLANNING COMMISSION ��...:•��0 Type of application: Design Review Conditional Use Permit Variance Special Permit Other Parcel Number: Project address: APPLICANT Name: �� 0� L � QYYI C� S Address: �� 23 c l� a• ,� �i'_ City/State/Zip: � • � �4 D t 0 Phone (w): �{/,� � � �02-� 6 � �h�: ��D �3 �f� � 3 0 � �� o�- (� �; ,,� ARCHITECT/DESIGNER �' ��`'�Wn�' Name: �'iC� i � �r� � � �` Address: c��U �z ,c.�;�r,i, City/State/Zip: S � �" �. � � l ! � Phone (w): �5 ��5�8 �� (h): �� PROJECT DESCRIPTION: AFFADAVIT/SIGNATURE: given herein is true and correct Applicant's signature: Date: � /F� '�� I know about the proposed applicati �-a�l hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: ``� Date: Date submitted: � � �it � n.�aM't @ �.V C Please indicate with an asterisk * the contact person for this project. cr�� e3>,%'1 rE't/�eu.� �n'1rr�nci� :by ertify under penalty of perjury that the information best f my knowledge and belief. PROPERTY OWNER Name: r� . ' v.� �. Address��3 : , � a�L,�� City/State/Zip� ��.- , � - j'Gj o )/ � Phone (w): -' �'� `� c. � -.` �� (h): ��T? ?'� �� PCAPP.FRM �� l[�.Q1[�� lE��l[��►. Joel Caanpos Nc�veml�r l6} 2006 La Corneta,`I�c, 1123 ��Izz�g � Aver�u� Burlin�arn�.C�%i�'c�rnia, 94410 D�ar Me�nb�r� ca�°t�:� �i�r�r�� Smrr�issi�n> Thank you ��° ��:�r�� 1�� cvr�cerxaang La ��et� `�"ac��.��. A� yesu nc�#��;.�. ��¥� ��r� �r�� v cha��es tc� i�� ta��i��.� d�si� afthe fa��cie. W� c�t�a1� �� a��c; �� r��s on t�e frc�nt wi�daws because c�f� ��°ge which was �unning hc�F��:�� ..�� h� building at that hei�t. The cc�st �fira�pl�me�tang the arc�es �v�a��d ��'��i ��cessively expensive. In addition, by ��.vz�g created the windp�vs at �� i�� p�, we are in line with the other �c�mrnercial spa�es: C�ri�i�a11� �� iad pl �� f�� a�voaden grid and treilis. '�� d�ided ta c�ra�a it be�ause �f t�� r�sk p��c��s a�d birds �� i� creating a z�uls��e in that s�at. �urtlaermar�� part of : 'c��r praject invc�lw�s p1��' ou�door seating, We had p�anned ta anly use dark gree� in �he til�n� Qf t�e frt�nt. �nstead we d�cid�d itr use a�et caf fc�ur diiferent calors. The ttles we insta�led ax� hzg�er quality a.nd h�ndmade in Mexico. We did not tiie the left side c�f the building for acst�etic ��asons, "The design would have Ic�oked t� bu�y. The grid �,bc�v� t�� znain fr+�nt door was nc�t installed b�cause it was tied to the use of arche�. Piar.�d aio�e ii would ha�re stvod o�t too much on its own> We look farvvard to serving t�� cammun�ty. We th�k �o� in �dvance for your �f�'c�rts ta this project. 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Use alum rum curb frame and cap as suppiixd by manutacNre�. -- �� $ ��v,._��-v�.�ti�� , PATIO'ELEVATIONS �a � � � ` City of Burlingame Plnnning Comrnission Minutes June 27, 2005 1 D. 1229 PALOMA AVEN , ZONED R-1 - APPLICATIO FOR DESIGN RE EW FOR A NEW ONE-STORY SINGLE F ILY DWELLING AND DETA ED GARAGE (JD ASSOCIATES, APPLICANT AND DESIG R; NICK CAIRNS, PROPERT OWNER) (78 NOT ED) PROJECT PLANNER: CATHERINE B BER Ch ' Auran asked if anyone in t e audience or on the Commis n wished to call a item off the cons nt calendar. There were no equests. CP Monroe comme ed that she did not ish to call item 1 off the consent calendar; ho ever , in implementing Comm sion's study directio on 1480 Vanco er Avenue, Lot 39, Conditio . No. 4 should be replaced wi the following: "tha ince a tree rem val permit for the forty-six i h Cedar (Deodar) tree at t rear of Lot 39 ha een denied, th applicant shall have an arbo t's report prepared detailing ee protection measur to be implem ted before, during and after c nstruction to be approved b the City Arborist; the t e protection m asures shall be installed pri to issuance of a demoliti n permit; and that th landscape pla shall be revised to relocate th concrete patio away from t root zane of the tree to a location ap oved by the City Arborist pri to issuance of a building rmit". C. Keighran noted at she lives within 500 feet o 1480 Vancouver so would cuse herself from at vote. C. Deal no d that he would abstain from 229 Paloma because he liv s within 500 feet. Auran noted that h would recuse himself from 53 Vancouver because he 'ves within 500 fe and from 1480 Va� ouver because of a busine relationship. C. Brownrig oted that he had eceived information rom a neighbor at 1316 Pa ma and that he would abs in from the actio on 1480 Vancouve . . Chair Au�an called for a motio�o approve the consent cal�dar. C. Osterling moved to approve the conser�t calendar. C. Cauc seconded the motion. Ghair Auran Iled for a voice vote n the consent calendar, no 'ng that each project is approved ased on the f ts in the staff repo commissioners camments nd findings in the staff reports 'th the recom ended conditions amended by the City anner. The project at 1353 Va ouver Avenu passed on a 6-0- (C. Auran abstaining) voi vote. The project at 1316 Palo Avenue p sed on a 7-0 voi vote. The project at 14 Vancouver passed with amend Condition o. 4 on a 4-0-1-2 . Brownrigg abstaining; rs. Auran and Keighran recused) ice vote. T project at 1229 Pa ma Avenue passed on a 0-1 (C. Deal abstaining) voice vote. peal proc ures were advised. This item concluded at 7: p.m. VIII. REGULAR ACTION ITEM 2a. 1123 BURLINGAME AVENUE, ZONED C-1, SUBARE�4A—APPLICATION FOR COMMERCIAL DESIGN REVIEW, CONDITIONAL USE PERMIT AMENDMENT AND PARKING VARIANCES FOR ONE SPACE ONSITE AND TO BACK INTO THE PUBLIC RIGHT-OF-WAY, TO COMBINE TWO TENANT SPACES FOR A NEW FULL SERVICE RESTAURANT (JOEL CAMPOS, APPLICANT; MARK CRONANDER, ARCHITECT; SALMA FAMILY LIMITED PARTNERSHIP, PROPERTY OWNER) (34 NOTICED) PROJECT PLANNER: CATHERINE BARBER C. Vistica noted that he would recuse himself from this item because of a business relationship with the property owner. He left the dais and Council Chambers. Reference staff report June 27, 2005, with attachments. CP Monroe presented the report, 2 City of Burlingame Planning Commission Minutes June 27, 2005 reviewed criteria and staff comments. She noted that this item was moved from the consent to the action calendar because the revisions following the design review study added a variance not considered at the study meeting. Eleven conditions were suggested for consideration. Commissioners asked: the Chief Building Official refers to the new area being built as a second floor, the staff report calls it a mezzanine, is there a difference? CP noted that they are the same. Is there a legal definition of "de minimus" when it comes to parking spaces? CA commented "de rr�inimus" in reference to parking can be defined in the code, in our case it is not, so a finding of hardship an the property must be made if the commission is to determine that there is no impact. Where is the second exit and why did the original two restaurants not have second exits. CP noted that each of the two original restaurants was too small to require a second exit. The proposed restaurant is bigger, and the second exit requirement is met by putting two separated accesses on to Burlingame Avenue. Chair Auran opened the public hearing. Mark Cronander, architect, represented the project. For exiting, based on size, an occupancy of fewer than 50 people does not need two exits (15 SF per person in the seating area); most buildings have an alley or street behind and second exit goes to that, since there is no public right-of-way at the rear had to build a fire resistant corridarwithin the first floor which took a lot of space; need storage area so relocated the mezzanine area; did best to get the mezzanine under the requirement for two parking spaces, computer calculates differently than staff scaling by hand, can reduce it further to make the parking requirement under one (0.97), but would like to have the space proposed. Commission asked if the 4'x12' area shown for storage was really usable. CP asked how much space was removed from the mezzanine proposed at study? Architect noted about 30 SF. Commissioner noted that if removed the 48 SF (4' x 12' area) could reduce the parking impact to one space, eliminating the second parking space and the required variance far the second space. Commissioner asked who would use the parking space at the rear and how frequently. Architect noted the restaurant owner wauld use it once a day and when it was not occupied, it wauld be used for deliveries. There were na other comments from the floor. The public hearing was closed. Commission discussion: Okay to back on to Hatch Lane, in this case it is an alley with little traffic, so it is reasonably safe without much impact on pedestrians ar the use of the public right-of-way; feel that the 48 SF storage area should be removed which would eliminate the need for the second parking space on-site and reduced the required variances. C. Brownrigg moved by resolution that with the removal of the 48 SF (4' x 12' storage area) the additional on-site parking requirement is met by the one space provided, and there is a clear hardship on the site for backing an to the Hatch Lane alley which provides the only access to the rear of the buildings, which is not heavily traveled so it is relatively safe and the Lane is sparsely used by pedestrians, so it will not affect their safety; like the patio area and aesthetics of the proposed design and it will contribute to Burlingame Avenue's pedestrian orientation; with the following conditions: 1) that the project shafl be built as shown on the plans submitted to the Planning Department date stamped June 15, 2005, site plan, floor plan and elevations with 208 SF of outdoor patio seating; and shall adhere to the color and material sample of the exterior materials of the building as shown on the materials board date stamped March 25, 2005; any changes to the colors or materials shall require review by the Planning Commission; 2) that the full service food establishment, with 623 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 permitforthe establishment change; the criteria for the new classification shall be met in order for a change to be approved; 3) that the 623 SF area of on-site seating of the full service food establishment shall City of Burlingame Planning Commission Minutes �a June 27, 2005 be enlarged or extended to any other areas within the tEnant space only by an amendment to this conditional use permit; 4) 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; 5) 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; 6) that an amendment to this conditional use permit shall be required for delivery of prepared food from this premise; 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 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; 9) that this full service food establishment may be open from 10:00 a.m. to 10:00 p.m., seven days a week, with a maximum of 9 employees on site at any one time; 10) that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 11) that prior to final inspection, Planning Department 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; 12) that deliveries to businesses located on this site shall be limited to the hours of 6:00 p.m. to 10:00 p.m. and 6:00 a.m. to 9:30 a.m. daily, except Sundays and holidays; deliveries to the site shall be limited to the rear of the building on Hatch Lane, except BFI; 13) that the trash enclosure and recycling bins shall be covered and shall have a drain connecting to the sanitary sewer system as required by the City Engineer in the memo dated March 28, 2005, and shall be located on the parcel as shown on the plans date stamped June 15, 2005; 14) that one on-site parking space 10 feet wide by 20 feet deep shall be located in the paved area on the south east corner of the property, and shall be maintained for use exclusively by the food establishment at 1123 Burlingame Avenue; the parking space shall remain free and clear of any trash cans, recycling bins or other �torage materials or debris; 15) that the conditions of the Chief Building Official, City Engineer, Recycling Specialist and Fire Marshal's May 26, 2005, memos shall be met; and 16) that the project shall meet all the requirements of the California Building Code and California Fire Code, 2001 edition, as amended by the City of Burlingame. The motion was seconded by C. Keighran. Chair Auran called for a voice vote on the motion to apprave the project, including all the comments made by the commissioners in support of the action. The motion passed on a 7-0 voice vote. Appeal procedures were advised. This item concluded at 7:30 p.m. 9 MIL S CANYON COU , ZONED R-1 — APP ATION FOR AMENDI REVIE AND HILLSIDE AR CONSTRUCTION P MIT FOR CHANGES DESIGN EVIEW PERMIT OR A FIRST AND ECOND STORY STOKLOS APPLICANT AND RCHITECT; CAROL E LEE, PROPE ENT TO DESIGN AN APPROVED ITION (MARK T WNER) (25 Reference staff r ort June 27, 200 with attachments. C Monroe presented th report, viewed criteria a staff comments. ine conditions were uggested for conside tion. Co missioner comple ented the applica for asking for these c nges before they had b n adde 'n the field. There ere no other que 'ons from the Commis n. Chair Au opened the p lic hearing. Ma�l Pleasanton, resented the pr � ct. He noted th Stoklosa, architect, 0 St. Johns Street, �here was an incansiste v on the main floor � 04/13/2005 11:19 65�-696-3790 BURLINGAME PLANh1ING Project Camments Date: To: From: March 28, 20d5 a� City Engineer d Chief Buiiding Official ❑ City Arborist ❑ City AttQmey Plannin� Staff ❑ Recycling Specia�list C� �ire Marsh2�l ❑ NPDES Coordinator PAGE 85 Subject; Request for cvmm�rcial design review �nd canditional use permit am�ndrnent to remodel an existing commercial building and for a change in se�ting area at 1123 Burtir�gam� Avenue, z�ned C-1, Suharea A, APN: 029-211-010 Staff Review: Apr�l 4, 2005 1_ Replace all dis�laced/damaged sidewalk, driveway, curb and gutter. 2. �. A designated garbage bin space and cleaning area shall be located insid� xh� building. A drain connec#ing th� garbage a�ea to the sanitary sewer system is required. ��,.. � �.'�,�-, .-�' �,� c�,�_e_��-�,.. � � /, `� �%�l C�'�-�r "�'� �y,. ;v� ��e.�- Sewer baekwat� protection certifr tion is r�quited. Contac# Public Works — Engineering Division at (650� 558-7230 for additional info�mation. 4. This project is iocated within the business district and is required to confo�m to the Streetscape Master Pf�n. A specific type of garbage rece�acle shall be placed in front �f project site. The sidewalk franting the stare shafl be kept cle�n 20 feet frorn eaGh side af the property. Contac# Jane Gomery at (65�) 558�7230 far additional informaiian. Revi�wed by: V V 7�7 �-.-'�', Dafie: 4/04/2005 04/13l20@5 11:19 650-696-379� BURLINGAME PLA��ING Pruject Comments Date: To: �rc�m: NDarch 28, 2005 C] City Engineer ,X Chief Build�ng O�ci�l O City Arborist C� Giiy Attomey F'lanning Sta�' ❑ Recycling Specialist a �ire M�rshal C] NPDES Coordinatar I�C1�t�Iy Subject Request far commercia! design review artd conditianal use permit am�ndmer�t to �emod�l �n existing �mmerciat building �nd for a change in seaGng area at 11�� Burlingame Avenue, zoned ��'1, Sub�res A, APN: �29-�°1'1-010 St,�#f Re►vi�w: Ap�ri14, 20�5 1� Al) r,r�nstruc'tion must comply with the 2pt11 CaEifornia �uildirig Codes (CBC), the Bu�lingame Municipal and Zonir�g Cpdes, and al1 otri�r State and Fed�ral requiremenis. Z) P�rovide €uNy dimensioned plans. 3} tf required b�,sed on oGcupant tt�a�d provide a se�ont! m�ans of egress fr�m th� first floor. 4) The �ecar�d floor is incorr�cily I�beled as a mez�anin�. Provide a second means af egress � r�quired based an occcapant load. �) Provide guarclrails at �li I�ndings. B) Provide haridrails at alt stairs where th�re are mdre th2�n iwo risers. 7) F�ravide 1i�hting at all e��nor Iandings. 8) C?n your plahs pmvide a tabCe that inctudes the foltowing: a. 4�ctjpancy group f�c each area of the buifding b. Type af r..�n�tru�ion _ c. Atltywable area d. Proposed area e. Allowabfe h�ighfi. f, Proposed height g. A(low�ble� ar�a increases fiaken t�. Exterior wafl and opening protectian i. Allowable ii. Proposed i. indicate sprinkler�d or non-sprinklered 9) �how th� dimensions to adj�cent structui-es 1�}Shaw the distan�s to property lin�s ot to as�umed property tistes 11)Provwde �rt �xii pian shawing the paths vf tr�vel 12lSnecifv the tataf r�umb�r oi narkina saac�s on site 04/13/2605 11:19 �1�t�: PraJeG� Cc�mme�ts � �rom: 65@-696-3799 March 28, 2(lU5 � City Enginee� X Chief Buiiding GfFic�i ❑ City Arbc�rist C� C�ty Attamey planning Staff BURLINGAME PLANNING CI kecycling Spe�i�lisX d �'ir� Marshal ❑ NPDES Co�rdinator PAGE 07 Subj�ct: Request for comrnerci�l design review and r.onditianal use permit amendment to t'emadei an existing commercial buifding �nd far a change in seatin� ar+�� t '�12� Burlsngame Av�rrue, zoned G-9, Subarea A, A1'N: 029-211-01� S�aff Revi�w: April 4, 2005 12jShaw camplianc:� wifiFy �#I accessibi(i#y regulati�ns found in the 2001 CBC, Chapter 19, far existing buildirtgs including: a. Acc.�ssibte paths af travei � b. A►cc�ssible counterkops - C. AC�eSSible bathroarns � d_ Ar.�essil�le pa�k3ng - 13)Illustrate compli�nce wfth the minimum plumbing �ixture requirements descrik�ed ir� th� 2�01 CB� Appendix Chap#er 29, Table A-��-A. ��`S �-- S"��ee/O C��!�s�--� l,� /��o 0 2 .�YC� � v� �"�' ��.�t1 %� �� o /� .�..1 �li` v i /¢ /1�� -� �1/.T —��f Ga,��y �1.�-e- /.��v��n��e✓ %''--�r ,'� �¢- ��=c�.rJ� � �- � o� , �.� t�r2 c� �.�,o � cd ,o�' — C'� oYrt�' �..��'��T .� � ��/�� '�d �� a �!� . �J f � vr,,o� �-- ,s�P . ��E��f=��-� O � 7"t��" ��--- ��,�v /� ��-�--- ��c:= �` �-- .__�� 47��/��=_ �-� _ �---� •��--- ' v`� �-�5�-�--'" � � �� '� �� Project Comments Date: To: _ City Engineer _ Chief Building Official _ City Arborist _ City Attorney From: Planning Staff Subject: Request for cammercial design review and conditional use permit amendment to remodel an existing commercial building and for a change in seating area at 1123 Burlingame Avenue, zoned C-1, Subarea A, APN: 029-211-010 Staff Review: April 4, 2005 March 28, 2005 � Recycling Specialist � Fire Marshal — NPDES Coordinator Applicant shall submit a Waste Reduction Plan for review and approval, and pay a recycling deposit for this and all covered projects prior to construction or permitting. Reviewed by: ��R - ��?--� Date: �� j � Project Comments Date: To: From: May 26, 2005 ❑ City Engineer ❑ Chief Building Official a Recycling Specialist t'( Fire Marshal ❑ City Arborist ❑ City Attorney Planning Staff ❑ NPDES Coordinator Subject: Request for commercial design review and conditional use permit amendment to remodel an existing commercial building and for a change in seating area at: 1123 Burlingame Avenue, zoned C-1, Subarea A, APN: 029-211-010 Staff Review: May 31, 2005 Provide a fire sprinkler throughout the building. ipaces within this area where no scope is occurring shall install fire sprinklers within six years of issuance of building permit. Prior to approval of a building permit, a deed restriction shall be filed with the San Mateo County Assessor's Office. Reviewed by: ��--�� Date: � i��--� -c�3� Project Comments Date: To: From: March 28, 2005 ❑ City Engineer ❑ Chief Building Official ❑ City Arborist ❑ City Attorney ❑ Recyciing Specialist �' Fire Marshal ❑ NPDES Coordinator Planning Staff Subject: Request for commercial design review and conditional use permit amendment to remodel an existing commercial building and for a change in seating area at 1123 Burlingame Avenue, zoned C-1, Subarea A, APN: 029-211-010 Staff Review: April 4, 2005 1. Current seating area appears to be accommodating 54 persons. Consideration should be given to total occupant load by designating fixed seating and designating waiting areas/cashier line utilizing 3 sqft/person to not exceed 50 persons. Current configuration given lack of infarmation will be considered as an A-3 and two exits will be required. Rear door swing will have to be changed to swing in the direction of egress. 2, Provide a fire sprinkler system throughout the building. Spaces within this area where no scope is occurring shall install fire sprinklers within six years of issuance of permit. Prior to sprinklers being withheld, a deed restriction shall be filed with the San Mateo County Assessor's Office. Reviewed by: �"�_ � �/ Date: �3 c��i�l?,�,Z� ,� Project Comments Date: To: From: March 28, 2005 � City Engineer �' Chief Building Official � City Arborist � City Attorney �► Recycling Specialist ► Fire Marshal ✓ NPDES Coordinator Planning Staff Subject: Request for commercial design review and conditional use permit amendment to remodel an existing commercial building and for a change in seating area at 1123 Burlingame Avenue, zoned C-1, Subarea A, APN: 029-211-01a Staff Review: Apri14, 2005 Any construction project in the City, regardtess of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution including but not limited to ensuring that all contractors implement construction Best Management Practices (BMPs) and erosion and sediment control measures during ALL phases of the construction project (including demolition). Ensure that sufficient amount of erosion and sediment control measures are available on site at all times. The public right of way/easement shall not be used as a construction staging and/or storage area and shall be free of construction debris at all times. Brochures and literature� on stormwater pollution prevention and BMPs are available for your review at the Planning and Building departments. Distribute to all project proponents. For additional assistance, contact Eva J. at 650/342-3727. Also, restaurants are subject to pre-treatment requirements, i.e. sewer discharge permit, grease trap, etc. Please contact Donna Allen at the Office of Environmental Compliance at 650/342-3727. Reviewed by: �,,,� � � Date: 04/04/05 , � �__ RESOLUTION APPROVING CATEGORICAL EXEMPTION AND COMMERCIAL DESIGN REVIEW AMENDMENT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for commercial desi�n review amendment for chan�es to an a�proved food establishment in the Burlin�ame Avenue Cornmercial Area at 1123 Burlingame Avenue, zoned C-1, Subarea A, APN: 029-211-260, WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on Januar_y $, 2007, 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 DETERMINEI� by this Planning Commission that: l. 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. Categorically Exempt per Section: 15301 - Existing facilities, Class 1(a), interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. 2. Said commercial design review amendment is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings far such commercial design review aamendment are as set forth in the 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 8th day of Januarv, 2007 by the following vote: Secretary EXHIBIT "A" Conditions of approval for categorical exemption and commercial design review amendment. 1123 Burlingame Avenue Effective January 18, 2007 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped December 15, 2006, floor plans and elevations, and date stamped June 15, 2005, site plan and demo plans; that the lanterns to be placed on the fa�ad� shall match the dimensions shown on the approved plans; and that any changes to the to building materials, exterior finishes, awnings, footprint or floor area of the building shall require an amendment to this permit; and that any signs shall require a separate permit froin the Planning and Building Departments; 2. that the two projecting signs shall be removed as shown on the proposed plans date stamped December 15, 2006, before scheduling a final inspection; 3. that the conditions of the City Engineer's December 1$, 2006 and April 4, 2005 memos; the Chief Building Official's December 18, 2006, May 25, 2005 and March 25, 2005 memos; the Recycling Specialist's Apri14, 2005 memo; the Fire Marshal's December 20, 2006, May 26, 2005, and March 30, 2005 memos; and the NPDES Coordinator's December 18, 2006 memo shall be met; 4. that the metal pull down gate and its supporting apparatus at the entrance to the patio along Burlingame Avenue shall be removed prior ta scheduling a final inspection with the Planning Department; 5. that the entry doorway shall be surrounded with honed limestone and all protruding exterior trim detail shall be designed using a 3/4" plywood base with stucco applied over it; and that these improvements shall be in place before scheduling a final inspection; 6. 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; 7. that prior to scheduling the framing inspection, the project architect, engineer or other licensed professional shall provide arehitectural 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; 8. that the full service food establishment, with 623 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 b� approved; 9. that the 623 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; 10. that this food establishment shall provide trash receptacles as approved by the city EXHIBIT "A" Conditions of approval for categorical exemption, comm. design review and parking variance. 50 Broderick Road Effective January 18, 2007 Page 2 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; 11. 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; 12. that an amendment to this conditional use permit shall be required for delivery of prepared food from this premise; 13. that there shall be no food sales allowed at this location from a window or from any opening within 10' of the property line; 14. 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; 15. that this full service food establishment may be open from 10:00 a.m. to 10:00 p.m., seven days a week, with a maximum of 9 employees on site at any one time; 16. that any changes to the size or envelope of building, which would include changing or adding exterior walls ar parapet walls, moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 17. that prior to final inspection, Planning Department 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; 18. that deliveries to businesses located on this site shall be limited to the hours of 6:00 p.m. to 10:00 p.m. and 6:00 a.m. to 9:30 a.m. daily, except Sundays and holidays; deliveries to the site shall be limited to the rear of the building on Hatch Lane, except BFI; 19. that the trash enclosure and recycling bins shall be covered and shall have a drain connecting to the sanitary sewer system as required by the City Engineer in the memo dated March 28, 2005, and shall be located on the parcel as shown on the plans date stamped June 15, 2005; 20. that one on-site parking space 10 feet wide by 20 feet deep shall be located in the paved area on the south east comer of the property, and shall be maintained for use exclusively by the food establishment at 1123 Burlingame Avenue; the parking space shall remain free and clear of any trash cans, recycling bins or other storage materials or debris; 21. that the project sha11 meet all the requirements of the California Building Code and California Fire Code, 2001 edition, as amended by the City of �urlingame. a� cirY a� C1TY OF BURLWGAME '� PLANNING DEPARTMENT BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 a=�;ii �� _� e TEI: (650) 558 7250 • FAX: (650) 696 3790 = ^o www.burlingame.org - Site: 1123 Burlingarne Arrenue The City of Burlingame Planning �ommission announces the following publit hearing on Monday, January 8, 2007 at 7:00 P.M, in thc City Hall Counci) Chambers, SOl Primrose Road, Burlingame, CA: Application for commercial design review amendment for changes to a previously approved commercial design review praject at 1123 Burlingame Avenue zoned C-1, Subarea A. (APN 029�211=260) Mailed: December 29, 2006 (Please r•efer to other sicle) PUBLIC HEARING NOTICE CITY OF B�RLINGAME A copy of the application and plans for this project may be reviewed prior to the tneeting at the �Planning� Department at 501 Primrose Road, Burlingame, California. � If you cllallenge the subject application(s) in court, you may be limited to raising only Chose issues �you or someone else raised at the public hearii�g, describecl in the notice or in written correspondence deiivered to the city at or prior to the public he�ring. 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. Margaret Monrc�e City Planner PUBLIC HEARING MOTICE (Please refer to other side) Item # l� Regular Action PROJECT LOCATION 1123 Burlingame Avenue EXHIBIT "A" Conditions of approval for categorical exemption and amendment to commercial design review 1123 Burlingame Avenue Effective December 7, 2006 • .,. • _ �� . �' - _ „ �� ,:.��.,,:.:....• that the project shall be built as shown on the plans submitted to the Planning Department date stamped November 17, 2006, elevations, and date stamped June 1 S, 2005, site plan and floor plans; and that any changes to the to building materials, exterior finishes, awnings, footprint or floor area of the building shall require an amendment to this permit; and that any signs shall require a separate permit from the Planning and Building Departments; 2. that the conditions af the Chief Building Official, City Engineer, Recycling Specialist and Fire Marshal's May 26, 2005, memos shall be met; and 3. that prior to scheduling the framing inspection, the project ar°chitect, engineer or other licensed professional shall provide architectural certification ihat 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; 4. that the full service food establishment, with 623 SF af 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; that the 623 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 canditional use permit; 6. 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 ta the building and at any additional locations approved by the City Engineer and Fire Department; 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; 8. that an amendment to this conditi�nal use permit shall be required far delivery of prepared food from this premise; 9. that there shall be no food sales allowed at this location from a window or from any opening within 10' of the property line; 10. 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; 11. that this full service food establishment may be open from 10:00 a.m. to 10:00 p.m., seven days EXHIBIT "A" Conditions of approval for categorical exemption and amendment to commercial design review 1123 Burlingame Avenue Effective December 7, 2006 Page 2 a week, with a maximum of 9 employees on site at any one time; 12. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to design review; 13. that prior to final inspection, Planning Department 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; 14. that deliveries to businesses located on this site shall be limited to the hours of 6:00 p.m. to 10:00 p.m. and 6:00 a.m. to 9:30 a.m. daily, except Sundays and holidays; deliveries to the site shall be limited to the rear of the building on Hatch Lane, except BFI; 15. that the trash enclosure and recycling bins shall be covered and shall have a drain connecting to the sanitary sewer system as required by the City Engineer in the memo dated March 28, 2005, and shall be located on the parcel as shown on the plans date stamped June 15, 2005; 16. that one on-site parking space 10 feet wide by 20 feet deep shall be located in the paved �rea on the south east corner of the property, and shall be maintained for use exclusively by the food establishment at 1123 Burlingame Avenue; the parking space shall remain free and clear of any trash cans, recycling bins or other storage materials or debris; 17. that the project shall meet all the requirements of the California �uilding Code and California Fire Code, 2001 edition, as amended by the City of Burlingame. �� CITY O� CITY OF BURLINGAME °� PLANNING DEPARTMENT BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 ��! a TEL: (&50) 558-7250 • FAX: (650) 696-3790 < HE�'9� www.burlingame.org �a,.,Eo „ Site: 1� 23 Burlingame Avenue ,� { . � The Cify of Burlingarne Planning Commission announces the foll�wing publie hearing aen Monday, November 27, 2006 at 7000 Penll> in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for commercial design review amendment for as-built changes 9a a previously approved commercial design review project at 1123 �urlingame Avenue zoned C-1, Subarea Aa APN 029�211�260 Mailed: Nove�reber 17, 2006 (Please refer to other- side) PUBLIC HEARING NOTICE CITY OF BURLINGAME A copy of the application and plans for this project may be reviewed prior to the meeting at��the Planning� Department at 501 � Primrose Road, Burlingame, California. � If you challenge the subject application(s) in coart, you may be limited to raising only those'issues you or someone else �aised�at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. � �� Properry owners wha� receive this notice are responsible for informing their tenants ��bout this notice. For additional information, please call (650) 558-7250. Thank �you, � �� 1Vlargaret Monroe C ity Planner �� PUBLIC HEARING N�TICE (Please refer to other� side) RESOLUTION APPROVING CATEGORICAL EXEMPTION AND AMENDMENT TO COMMERCIAL DESIGN REVIEW RESOLVED, by the Planning Commission of the City of Burlingame that. WHEREAS, a categorical exemption has been proposed and application has been made for amendment to commercial desi�,n review to combine two food establishments into one full service restaurant at 1121 and 1123 Burlingame Avenue, zoned C-1, Subarea A, Salma Family Limited Partnership, propertyo uwners, APN: 029-211-260; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 27, 2006, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19. Section: 15301 - Existing facilities, Class 1(a), inierior or e�terior alterations involving such ihings as interior partitions, plumbing, and electrical conveyances. 2. Said amendment to commercial design review is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for amendment to commercial design review are as set forth in the 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 Co�ission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting the Planning Commission held on the 27th day of November, 20�6, by the fallowing vote S ECR�,'�' �gZY